Plan Change 54 - Commercial and Industrial

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Pre-consultation closed at 5pm on 17 December 2021.

We’re in the process of reviewing and updating the commercial and industrial chapters of our District Plan. This is called Plan Change 54 (PC54). 

Plan Change 54 proposes the introduction of six new commercial and industrial zones. The proposed new zones will bring some changes to what can and can’t be done on commercially zoned properties.

These zoning changes will impact some properties in Upper Hutt and we want to raise awareness and garner some feedback on what's being proposed. This will enable us to make any important changes before we begin the formal plan change process in 2022.

The key changes we are proposing include:

  • Replacing the existing three Commercial and Industrial Zones with five new Commercial Zones and one new Industrial Zone.
  • Introducing a set of zones that establish a commercial centres hierarchy
  • Providing for more intensive higher-density development within commercial zones
  • Introducing more distinct zones with specific characters
  • Stronger consideration of adverse effects on City Centre Zone
  • Stronger focus on Active Street Frontages and attractive public spaces
  • Stronger protection of Industrial areas from encroaching non-industrial activities.

PROPOSED NEW ZONES

City Centre Zone
The primary commercial centre of the city that provides for a wide range of commercial and community activities, and offers employment and living opportunities. Characterised by high-density development and attractive public spaces.

Town Centre Zone
The Town Centre Zone applies to the Silverstream commercial centre located to the south of Silverstream Station. It provides for a wide range of activities, including retail, services, community and health care as well as residential. It services the surrounding residential catchment along with neighbouring suburbs and is characterised by higher density development.

Local Centre Zone
Small to medium scale commercial centres that provide services to the surrounding residential catchment. Local Centres are usually located within medium to high density residential environments and cover a wider range of retail and services. The built environment is well aligned with the medium to high densities of surrounding residential areas.

Neighbourhood Centre Zone
Small scale commercial centres that service the needs of the immediate residential neighbourhood. Typically located in lower density neighbourhoods, consisting of 1 – 3 small businesses such as dairies or takeaways, this zone also reflects the low – medium density of the surrounding residential area.

Mixed Use Zone
Areas that provide for a wide variety of activities ranging from residential over retail and commercial to light industrial. Allows for vehicle-focused activities such as service stations and drive-through restaurants as well as big-box retail.

General Industrial Zone
Areas that provide for industrial activities and directly related ancillary activities (such as retail of products produced on site, caretaker accommodation and on-site offices) while discouraging and restricting non-industrial activities. Characterised by large sites and large footprint buildings.

SUPPORTING INFORMATION

You can view the draft proposed provisions in the Supporting Information section

To view the proposed zoning, clicking on the interactive zoning map below.

HAVE YOUR SAY

We are still in the drafting stages of this process. It's important to note that the provisions and the extent of the zones are expected to change as a result of the feedback we receive.

Letters have been sent to the landowners impacted by more substantial changes to the zone provisions that apply to their properties to raise awareness and to get their feedback and comments.

We would like your feedback on the proposed extents and the provisions of the new zones. The main points we are seeking feedback on are:

  • Do you agree with the spatial extent of the proposed zones in general and the proposed zoning of your property in particular?
  • Do you agree with the proposed provisions for the zones in general and with the proposed provisions that apply to your property in particular?
  • Do you have any comments on the proposed centres hierarchy?

Plan Change 54 will be publicly notified in mid-2022, giving landowners and the wider community another opportunity to have their say.

If you have any questions, would like more information on the proposal, or would like to give us feedback on what’s being proposed, please complete the feedback form below, call (04) 527 2175 (and we will arrange a call back from one of our planners), or email planning@uhcc.govt.nz.

Alternatively, a hard copy of any comments or thoughts you may have can be delivered to Council reception at: 838 – 842 Fergusson Drive, Upper Hutt.

Feedback closes at 5pm on Friday 17 December 2021.

We’re in the process of reviewing and updating the commercial and industrial chapters of our District Plan. This is called Plan Change 54 (PC54). 

Plan Change 54 proposes the introduction of six new commercial and industrial zones. The proposed new zones will bring some changes to what can and can’t be done on commercially zoned properties.

These zoning changes will impact some properties in Upper Hutt and we want to raise awareness and garner some feedback on what's being proposed. This will enable us to make any important changes before we begin the formal plan change process in 2022.

The key changes we are proposing include:

  • Replacing the existing three Commercial and Industrial Zones with five new Commercial Zones and one new Industrial Zone.
  • Introducing a set of zones that establish a commercial centres hierarchy
  • Providing for more intensive higher-density development within commercial zones
  • Introducing more distinct zones with specific characters
  • Stronger consideration of adverse effects on City Centre Zone
  • Stronger focus on Active Street Frontages and attractive public spaces
  • Stronger protection of Industrial areas from encroaching non-industrial activities.

PROPOSED NEW ZONES

City Centre Zone
The primary commercial centre of the city that provides for a wide range of commercial and community activities, and offers employment and living opportunities. Characterised by high-density development and attractive public spaces.

Town Centre Zone
The Town Centre Zone applies to the Silverstream commercial centre located to the south of Silverstream Station. It provides for a wide range of activities, including retail, services, community and health care as well as residential. It services the surrounding residential catchment along with neighbouring suburbs and is characterised by higher density development.

Local Centre Zone
Small to medium scale commercial centres that provide services to the surrounding residential catchment. Local Centres are usually located within medium to high density residential environments and cover a wider range of retail and services. The built environment is well aligned with the medium to high densities of surrounding residential areas.

Neighbourhood Centre Zone
Small scale commercial centres that service the needs of the immediate residential neighbourhood. Typically located in lower density neighbourhoods, consisting of 1 – 3 small businesses such as dairies or takeaways, this zone also reflects the low – medium density of the surrounding residential area.

Mixed Use Zone
Areas that provide for a wide variety of activities ranging from residential over retail and commercial to light industrial. Allows for vehicle-focused activities such as service stations and drive-through restaurants as well as big-box retail.

General Industrial Zone
Areas that provide for industrial activities and directly related ancillary activities (such as retail of products produced on site, caretaker accommodation and on-site offices) while discouraging and restricting non-industrial activities. Characterised by large sites and large footprint buildings.

SUPPORTING INFORMATION

You can view the draft proposed provisions in the Supporting Information section

To view the proposed zoning, clicking on the interactive zoning map below.

HAVE YOUR SAY

We are still in the drafting stages of this process. It's important to note that the provisions and the extent of the zones are expected to change as a result of the feedback we receive.

Letters have been sent to the landowners impacted by more substantial changes to the zone provisions that apply to their properties to raise awareness and to get their feedback and comments.

We would like your feedback on the proposed extents and the provisions of the new zones. The main points we are seeking feedback on are:

  • Do you agree with the spatial extent of the proposed zones in general and the proposed zoning of your property in particular?
  • Do you agree with the proposed provisions for the zones in general and with the proposed provisions that apply to your property in particular?
  • Do you have any comments on the proposed centres hierarchy?

Plan Change 54 will be publicly notified in mid-2022, giving landowners and the wider community another opportunity to have their say.

If you have any questions, would like more information on the proposal, or would like to give us feedback on what’s being proposed, please complete the feedback form below, call (04) 527 2175 (and we will arrange a call back from one of our planners), or email planning@uhcc.govt.nz.

Alternatively, a hard copy of any comments or thoughts you may have can be delivered to Council reception at: 838 – 842 Fergusson Drive, Upper Hutt.

Feedback closes at 5pm on Friday 17 December 2021.