​​​​​​​​​​​​This section is subject to the following plan change- Proposed Plan Change 6- Regulatory Efficiency and Effectiveness Plan Change​

6.2 Objectives and Policies: Business 1 to 7 Zones

​​​Sub-regional Centres

​Objective Policies​
6.2.1
The Base and Chartwell function as sub-regional centres for business activities providing a scale and diversity of retail floorspace, entertainment facilities and limited offices while not undermining the primacy, vitality, viability, function and amenity of the Central City.​
​ ​ ​ ​ ​
6.2.1a
The further development of sub-regional centres, the range and trading format of activities and traffic management shall contribute to the development of a cohesive and integrated centre, commensurate with their​​ role in serving an extensive catchment, whilst avoiding adverse effects on the functionality, vitality, viability and amenity of the Central City.​
6.2.1b
Development provides for a diverse range of activities but remains predominantly retail and of a scale that will sustain the centres and complement but not undermine the primary role of the Central City.​
6.2.1c
The anticipated high levels of travel demand is proactively managed to optimise opportunities for passenger transport, walking and cycling.​
6.2.1d
Development maintains and enhances the amenity values of the centre as a destination for sub-regional visitors.​
6.2.1e
The scale and nature of activities within sub-regional centres do not generate significant adverse effects on neighbouring amenity values.
6.2.1f
Residential development is discouraged from establishing in sub-regional centres.​

Explanation

The Regional Policy Statement acknowledges the primacy of the Central City while noting the role of two sub-regional centres in meeting the needs of large sections of the community living within and beyond the City boundary.

The sub-regional centres provide for an integrated pattern of diverse activities which principally include retail activities in a mix of mall and small scale speciality stores, offices, large format retail, limited offices, community services, entertainment facilities and some visitor accommodation with easy access to the strategic transport network.

The previous planning framework has enabled an unplanned dispersal of retail and office development which has contributed to the underperformance of some elements of the Central City with consequential effects on its function, amenity and vitality. Therefore, when considering development outside the Central City, it is important to consider the potential for that to result in adverse effects on the role of the Central City. Individual or cumulative establishment of commercial development that may jeopardise the function, vitality and amenity of the Central City should be avoided or managed.


The Base sub-regional centre is significantly larger than the Chartwell sub-regional centre, and with existing consents has greater potential to accommodate additional business activities. Accordingly, there is a distinction in rules that apply between the two sub-regional areas.
Assessment criteria related to the establishment of offices, retail activities and community facilities apply to further development of the two sub-regional centres.

Any further development at the two sub-regional centres needs to be carefully managed to safeguard the transport network and ensure consistency with neighbouring activities.

Suburban Centres

​Objective Policies​
6.2.2
A distribution of suburban centres that provide a mixed use environment with health-care services, goods, services and employment at a scale appropriate to suburban catchments, while not undermining the primacy, function, vitality, amenity or viability of the Central City.​
​ ​ ​ ​ ​ ​
6.2.2a
Suburban centres are to be retained, expanded, and provided at a scale ​and nature appropriate to the needs of the surrounding residential areas, taking into account the need for any expansion to avoid adverse affects on the functionality, vitality, viability and amenity values of the Central City.​
6.2.2b
Suburban centres provide an opportunity to reduce the need for travel, by providing for mixed uses, a diverse range of activities, services and trading formats.​ Residential activities above ground floor level shall be supported where quality on-site amenity is achieve​d.
6.2.2c
Suburban centres act as focal points for local community development through the control of size, scale, built form and diversity of activity.​
6.2.2d
Expansion of existing suburban centres is integrated with existing activities and transport networks.​
6.2.2e
A comprehensive, urban design-led approach is used to determine the form of suburban centres intended to serve new growth areas.​
6.2.2f
Recognise Hamilton East as a fringe employment node to the Central City, but ensure potential adverse effects on adjoining areas (including the Central City) and the safety and efficiency of the transport network are avoided.​
6.2.2g
Recognise that the expansion of healthcare services and facilities maintain viable and accessible medical services and hospital facilities to the regional and city-wide community.​

Explanation

Suburban centres anchor the City’s main residential areas and provide a range of activities and services that can reduce reliance on car travel for meeting day-to-day requirements. These centres provide multi-purpose destinations for customers. Parking is provided onsite and these centres are generally well served by passenger transport.

Suburban centres vary in size and character between 10,000-20,000m² gross floor area and generally serve between 10,000-30,000 people. Supermarkets commonly anchor these centres and between 20-30 outlets, comprising a variety of smaller specialist retailers, provide retail, limited office, community and other services to the suburban population on an integrated basis. Often another large format retailer is located in the centre. Service stations may also be a feature.

Opportunities exist for limited expansion and intensification to ensure the centres continue to meet the needs of growing populations and provide a focal point for communities. Residential activity above ground floor level in suburban centres enhances mixed use outcomes.
Recognition has been made for the hospital facilities at Hamilton East.

Carefully planned suburban centres will help to anchor and support residential and community development.

Neighbourhood Centres

​Objective Policies​
6.2.3
A distribution of locally based centres that provide services and health-care services capable of meeting the day-to-day ​needs of their immediate neighbourhoods. ​
6.2.3a
Activities within neighbourhood centres principally serve their immediate neighbourhood.​
6.2.3b
The scale and nature of activities within neighbourhood centres shall not generate significant adverse amenity effects on surrounding residential areas and transport networks.​
​6.2.3c
Residential activities above ground floor commercial uses are encouraged as part of mixed use development where quality on-site amenity is achieve​d​.
​​6.2.3d
In the Te Awa Lakes Business 6 zone ensu​re that reverse sensitivity effects are avoided or minimised by setting back residential activities from Hutchinson Rd.

Explanation

Neighbourhood centres provide a limited range of everyday goods and services and essentially serve a walk-in population. Being situated within residential areas it is essential that the range and scale of activities is compatible with neighbouring residential activity and local amenity values. Very limited opportunities exist for expansion of these centres.

Neighbourhood centres are small in land area and shop sizes are between 100-300m² with the overall floorspace for a centre between 500-5,000m². The anchor store is likely to be a superette.

Major Event Facilities

​Objective Policies​
6.2.4
Significant ​City events destinations are supported by complementary commercial activities.​
6.2.4a
A limited range of commercial activities can establish outside recognised business centres where they shall directly relate to major events facilities within the City.​
6.2.4b
The range and scale of activity and built form do not undermine the role of any business centre and are consistent with the amenity values of neighbouring areas.​

Explanation

The provision of support activities in the immediate locality of significant events destinations can enhance the attraction of such facilities and meet community needs without adversely affecting the role of business centres. Such activities will assist in meeting the demands of occasional peak visitor numbers but will require careful management to ensure they will not undermine the amenity values of neighbouring areas. Securing additional commercial development in a limited number of locations aims to bring benefits to, and strengthen the attraction and viability of these stand alone facilities.

Out-of-Centre Development – Large Format Retail Zone

​Objective​Policies
6.2.5
​Significant large format retail development beyond the out of centre zones identified is not envisaged for the Plan period. These limited zones provide for out-of-centre development comprising a range of moderate to low intensity commercial uses (offices and/or large format retail activities and community services) only in circumstances where the primacy, function, vitality, viability and amenity of the Central City, the function, vitality, viability and amenity of the sub-regional centres and the function of the lower order centres in the business hierarchy are not undermined.
6.2.5a
Large format trading activities may be permitted to locate outside zoned business centres where it can be demonstrated that:
​i.​Appropriately zoned land is not available within the Central City, or sub-regional centres or suburban centres; and
​ii.​There is consistency with the assessment criteria to avoid potential adverse effects on the primacy, function, vitality,  viability and amenity of the sub-regional centres and the function of the lower order centres; and
​iii.​The proposal does not add to the continued loss of developable industrial land to retail uses.
6.2.5b
Development ensures potential adverse effects on adjacent residential areas are avoided, remedied or mitigated and the safety and efficiency of the transport network is maintained.
 
Explanation

It is envisaged that future large format retail growth will be accommodated within existing centres for the life of the Plan, however, Iit is acknowledged that not all business activities are able to locate within the defined zoned boundaries of the centres that comprise the business hierarchy and that there are often physical, historical and commercial relationships and trading patterns that need to be recognised. The Plan provides for these circumstances provided there are no suitable alternatives within the centres and the business hierarchy will not be undermined.

The extent to which the new large format trading activities replicate and challenge the functions as to result in adverse effects that are more than minor on the existing services and facilities and amenity of neighbouring business centres must be carefully considered through the provision of a Centres Assessment Report (refer to 1.2.2.17). 

Out-of-Centre Development – Commercial Fringe Zone

ObjectivePolicies
6.2.6
Provide for a range of business activities that support and complement the Central City, Sub-Regional and Suburban Centres. 
6.2.6a
Business activities may be permitted to locate in the commercial fringe zone where it can be demonstrated that:
​i.​Appropriate land is not available within the Central City, or sub-regional centres or suburban centres; and
​ii.There is consistency with the assessment criteria to avoid potential adverse effects on the primacy, function, vitality,  viability and amenity of the Central City, Sub-Regional Centres and suburban centres
​iii.​The role and function of lower order centres are not undermined.​
6.2.6b
Development ensures potential adverse effects on adjacent residential areas are avoided, remedied or mitigated.
6.2.6c
The safety and efficiency of the transport network is not adversely affected.

Explanation

It is acknowledged that not all business activities are able to locate within the defined zoned boundaries of the centres that comprise the business hierarchy and that there are often physical, historical and commercial relationships and trading patterns that need to be recognised. The Plan provides for these circumstances, provided there are no suitable alternatives within the existing centres and the business hierarchy will not be undermined.

The extent to which new business activities replicate and challenge the functions of the business hierarchy as to result in adverse effects that are more than minor on the existing services, facilities and amenity of neighbouring business centres must be carefully considered through the provision of a Centre Assessment Report (refer to 1.2.2.17).

Objective​Policies
6.2.7
Provide for a range of community facilities, residential and business activities that may not be appropriate for, or are not able to locate in centres in the business hierarchy.
6.2.7a
Enable a range of activities such as hospitals, research and innovation, health care centres, education and training centres to establish outside recognised business centres that are:
​i.​difficult to accommodate within centres due to their scale and functional requirements; and
​ii.​more appropriately located outside of the Central City, sub-regional and suburban centre zones.
6.2.7b
Residential activity is encouraged in locations adjacent to centres where it can be shown to support established and future business activity whilst providing a high amenity living environment.

Explanation

The Business 1 Zone provides for a range of activities that may not be appropriate for, or are unable to locate in centres. This includes activities ranging from light industrial, research and innovation activities, hospitals, health care services, education and training centres which whilst preferred in centres is recognised that this is not always possible due to scale and functional requirements. These activities are considered non-threatening to the function, primacy, vitality, viability and amenity of existing centres within the business hierarchy and so can reasonably be expected to locate in close proximity to existing centres in a fringe location. Retail and office activity may be allowed to establish where it is supportive of and complementary to the Central City, sub-regional centres and adjacent centres. These activities must be considered through the provision of a Centre Assessment Report (refer to 1.2.2.17) to ensure that they do not replicate and challenge the functions of the business hierarchy as to result in adverse effects that are more than minor on the primacy, function, vitality, viability and amenity of the Central City, sub-regional centres and adjacent centres.

 
Residential activity is encouraged as part of comprehensive mixed use development where any adverse effects of reverse sensitivity are able to be appropriately managed.​

Objective​Policies
6.2.8
Enable sites adjacent to the Hamilton East Suburban Centre to be redeveloped for a range of activities that complement and support the established centre.
6.2.8a
The built form shall:​
​i.Have regard to the character and scale of the Hamilton East Suburban Centre and surrounding area.
​ii.​Respond to the setting, context and opportunities of the site and adjoining areas of open space.
​iii.Respond to and maintain the amenity of the Waikato River, adjoining open space and surrounding urban area.​
​iv.​Provide quality urban design that responds to the form, scale and heritage of the Hamilton East Suburban Centre and the Waikato River.​
6.2.8b​
Residential activity is encouraged in locations adjacent to the Hamilton East Suburban Centre where it can be shown to support established and future business activity whilst providing a high amenity living environment.
6.2.8c
Mixed use development shall provide a range of uses that complement, and are supportive of, the Hamilton East Suburban Centre which are managed to ensure high levels of amenity for any residential activity and avoid any reverse sensitivity issues.
6.2.8d
Office and retail activity shall provide a range of tenancy sizes that are supportive of, and complementary to, the Hamilton East Suburban Centre and Central City.

Explanation

The unique characteristics of large Business 1 zoned sites adjacent to the Hamilton East Suburban Centre provide an opportunity for high quality development of a range of uses. Development of this nature has the potential to support the economic, cultural, social and environmental sustainability of the Hamilton East area.
It is envisaged that any high quality development will be well integrated into the Hamilton East Suburban Centre by being of appropriate scale and including activities that reflect the strategic position adjacent to the established Suburban Centre. These activities should only be allowed to establish where any adverse effects on the function, primacy, vitality, viability and amenity of the Central City and established centres within the business hierarchy are proven to be no more than minor.

 
Out-of-Centre Development – Frankton Commercial Fringe Zone

 
ObjectivePolicies
6.2.9
Provide for a range of light and service industries, wholesale retail, trade and community activities that may not be appropriate for, or are unable to locate in, the Central City, Sub Regional or Suburban Centres identified in the business hierarchy. 
6.2.9a
Enable a range of light and service industries, and activities such as cafes and restaurants, healthcare centres, education and training centres, yard based retail and trade and wholesale retail to establish where these activities are:
​i.difficult to accommodate within centres due to their scale and functional requirements;
​ii.more appropriately located outside of the Central City, Sub-Regional and Suburban Centre zones; and
​iii.consistent with the established character, or trading pattern of the Frankton Commercial Fringe Zone.

Explanation

The Frankton Commercial Fringe Zone provides for a mix of commercial, light and service industrial and healthcare services that may not be appropriate for, or are unable to locate in, the Central City, the Sub Regional or Suburban centres. This includes activities ranging from light industrial, research and innovation activities, trade and wholesale retail, health care services, education and training facilities which whilst preferred in these centres it is recognised that this is not always possible due to scale and functional requirements. These activities are considered non-threatening to the function, primacy, vitality, viability and amenity of the Central City and the existing centres within the business hierarchy and so can reasonably be expected to locate on the fringe of these existing centres.​ 

 
ObjectivePolicies
6.2.10
Recognise lawfully established existing office and retail activities that have located in the Frankton Area.
6.2.10a
The continued operation of existing office and retail activities in Frankton that were lawfully established as permitted activities under previous planning regimes are recognised and provided for.
6.2.10b
Avoid any increase in, or expansion of, additional standalone office activities.
6.2.10c
Avoid any increase in, or expansion of, standalone retail activities/tenancies in the zone unless it is yard-based, trade or wholesale in nature.

Explanation

Previous district plan provisions allowed office and retail activity to establish in the Frankton Area. The zone recognises and provides for the continued operation of these lawfully established businesses, however restricts their expansion or the creation of new standalone office and retail activity to protect the primacy, vitality, viability and amenity of the Central City and the existing centres within the business hierarchy.

Page reviewed: 01 Oct 2020 3:14pm