9.2 Objectives and Policies: Industrial Zone

​​​​​​​​​​​​​​​​​​Objective Policies​
9.2.1
Industrial activities are able to establish and operate within the zone in an efficient and effective manner.​​
​ ​
9.2.1a
Industrial land is used for industrial activities.​
9.2.1b
Except as specifically provided for, non-industrial activities establish and​​ operate only where they are ancillary to industrial activities, support industrial activities, or are consistent with industrial activities.​
​9.2.1c
While the Industrial Zone is for industrial purposes, specified non-industrial activities may operate in the Greenwood/ Kahikatea Corridor and Te Rapa Corridor due to their characteristics; provided that such non-industrial activities do not adversely affect industrial activities in the Industrial Zone, or impact adversely on the strategic role of the Central City and other business centres in the City.​​​​
​​9.2.2 ​
Non-industrial activities which establish and operate within the zone do not undermine the primacy, function, vitality and amenity of the Central City, the sub-regional centres and the function of the lower order centres in the business hierarchy.
9.2.2a
​Non-industrial activities do not adversely affect industrial activities in the Industrial Zone, or impact adversely on the strategic role of the Central City as the primary office, retail, and entertainment centre, and the other business centres in the City.
9.2.2b
In limited circumstances, new supermarkets may establish in the Industrial Zone where it can be demonstrated that:
​i.​suitable land is not available within the business centres; and 
​ii.​the potential adverse effects on the primacy, function, vitality, and amenity of the centres within the business hierarchy are avoided.​

Explanation

Activities that are non-industrial and that are provided for in other parts of the City should in general not be carried out within industrial locations. The District Plan sets as the key principle in this regard that industrial land should be preserved for industrial activities, but also includes provision for a range of non-industrial activities considered to be ancillary to industrial activity, that support industrial activities, or specific forms of commercial activity that are acceptable within industrial environments.

Supermarkets are a form of commercial activity envisaged in the Industrial Zone only in limited circumstances. Strategic Framework and Business policies encourage their location within business centres as a priority. Because of the nature of their trade catchments they may be suitable in some industrial areas if Business zoned sites are not available and, having regard to the extent to which  effects on business centres (beyond effects associated with trade competition) are avoided. Businesses​ that attract a great deal of traffic are encouraged in the Central City and business centres, where they will be more accessible, and where significant public investment has been made in providing amenities and facilities capable of supporting such activities.

​Objective Policies​
9.2.3
The amenity levels of industrial areas are to be enhanced.​
9.2.3a
Am​enity levels within the Industrial Zone are improved with the use of landscaping and screening, restrictions on site layout, enhanced design of buildings, ensuring orientation of buildings towards the site frontage, and enhanced urban design outcomes.​

Explanation

 
Although lower standards of amenity are often characteristic of industrial locations, Plan provisions aim to enable a general improvement in the amenity of the City’s industrial locations. The purpose of this is to create functional and attractive employment areas and to contribute to raising amenity levels within the City generally.

This is to be achieved through resource consent being required for the construction of new buildings or alterations to existing buildings located on identified transport corridors (other than minor alterations) to ensure improved urban design outcomes on these highly visible locations. There are also requirements for increased landscaping, articulation of building frontages and screening (particularly on the boundary of residential land and reserves), and site layout. 

 
In relation to the Crawford Street Freight Village, amenity matters are addressed through Objective 9.2.5.

 
Objective ​ Policies​
9.2.4
The adverse amenity impacts of industrial activities on residential and open space areas are to be avoided.​
9.2.4a
The adve​rse effects of industrial activities are contained within the Industrial Zone boundary to avoid adverse effects on amenity within other zones, particularly the Residential, Special Character and Open Space Zones.​
9.2.4b
The establishment of noxious or offensive activities within the Riverlea Industrial Area, or in locations near the boundary with Residential, Special Character and Open Space Zones, where there will be adverse amenity effects on these locations, shall be avoided.
9.2.4c
Additional standards apply to activities within Amenity Protection Areas in order to minimise adverse effects on the amenity of residential sites or other sensitive sites adjacent to land within the Industrial Zone.

Explanation

Industrial activities can generate adverse amenity effects beyond the boundaries of the zone. These can have a particular impact on residential and open space areas where expectations for amenity are far higher.

The Amenity Protection Area is a key mechanism to protect residential sites where they are adjacent to land within the Industrial Zone. Industrial properties covered by the Amenity Protection Area are subject to additional standards. Enhanced management of noxious or offensive activities where they are near residential land uses is also a key aspect of the provisions.

Objective ​ Policies​
9.2.5
To optimise the benefits of the regionally significant freight village facility at Crawford Street.​ ​
9.2.5a
Logistics, freight-handling services and supportive activities and infrastructure are provided for within Crawford Street Freight Village.​
9.2.5b
Activities sensitive to the a​​dverse affects of logistics and freight-handling facilities avoid locating in proximity to the Crawford Street Freight Village.​
9.2.5c
Visual amenity effects at the boundary of the Crawford Street Freight Village with the Mangaharakeke Drive transport corridor are maintained.

Explanation

The Crawford Street Freight Village is a key regional facility, because it provides connectivity between dairy manufacturing facilities in the region and further afield with the Auckland and Tauranga ports. The facility is a critical component in ensuring the efficiency of dairy manufacturing and export within the region.

The freight village is designed and operated to achieve the seamless transfer of products from road to rail and includes major storage facilities and infrastructure. Measures designed to address amenity issues at the interface with the Mangaharakeke Drive corridor need to recognise the existing amenity of the area which is dominated by rail facilities on one side and a major arterial route on the other.

ObjectivePolicies
9.2.6 
Recognise lawfully established existing office and retail activities that have previously located in the Te Rapa Corridor whilst encouraging a return to industrial uses in the future. 
9.2.6a
Industrial activity is encouraged to locate within the Te Rapa Corridor.​
9.2.6b
The continued operation of existing office and retail activities in the Te Rapa Corridor that were lawfully established as permitted activities under the previous planning regime are recognised and provided for.
9.2.6c
Avoid any increase in additional office or retail activities/tenancies.
9.2.6d
Avoid any expansion of existing office or retail activities/tenancies.

Explanation

Previous district plan provisions allowed office and some retail activity to establish in the Te Rapa Corridor. The overlay recognises and provides for the continued operation of these lawfully established businesses. The provisions aim to encourage a transition to industrial activity, therefore any additional office or retail activities or expansion of these activities is to be discouraged.​

ObjectivePolicies
9.2.7 
Enable the redevelopment of the site in a state of land use transition described as Lot 3 DP S270, Pt Lot 3 DRO 346, Pt Lot 2 DRO 346, Pt Lot 1 DPS 4044 and Pt Lot 2 DPS 4044 to include provision for managed care facilities; retirement villages, rest homes and visitor accommodation in a manner that achieves a high level of on-site amenity for those activities whilst ensuring that reverse sensitivity effects on surrounding industrial activities are avoided.
9.2.7a
The development of managed care facilities; retirement villages and rest homes and visitor accommodation are managed, located and designed to:​
​i.​Avoid adverse effects from surrounding non-residential activities; and
​ii.​Provide a high level of onsite amenity for the activities identified; and
​iii.​Ensure adjacent non-residential activities are not subject to the effects of reverse sensitivity; and
​iv.​Ensure adverse effects on the surrounding residential and open space areas are avoided; and 
​v.​Ensure that the interface with adjacent residential and open space uses is treated sensitively.
9.2.7b
Any development on this transitional site shall ensure vehicle and pedestrian access between Karewa Place and Maui Street.

Explanation

 
The area between Maui Street and Eagle Way adjoins open space, residential, commercial and industrial activities. It is also adjacent to the Te Rapa Sub Regional Centre. The area identified is an area in a state of land use transition from a heavy industrial use to a lighter mix of uses due to its location and the surrounding land uses.  The area has been identified as suitable for future re-zoning from industrial to an alternative mixed use zone which is focussed on residential activities.  This will support the existing Te Rapa Sub Regional Centre and complement the adjoining open space and residential activities.  In light of its transitional character, the site currently presents an opportunity for mixed use development of specified activities that can contribute positively to urban outcomes within this setting.
 
In addition to the general provision for industrial activities, managed care facilities; retirement village, rest homes and visitor accommodation are provided for in this area.  These activities, and other non-industrial activities on the site, will need to be located, designed, and managed to ensure  reverse sensitivity effects on any adjacent industrial activities are avoided. 

A comprehensive traffic assessment has established the capacity of the site for development and identified the need for the construction of a new road link between Maui Street and Karewa Place, and specific intersection improvements prior to any development occurring on the site. 
Page reviewed: 06 May 2019 2:17pm