TOWN PLANNING SCHEME

Taupo Times, Volume II, Issue 84, 26 August 1953, Page 1

TOWN PLANNING SCHEME

REPORT ON PROPOSALS. An interim report on the Taupo Town Board's proposed Town Planning Scheme has been prepared by tne Board's consultants, Messrs Puf ;"mce and Gabites, giving an outlin* of principles foilowed and the features of the proposed plan. The plan itself will, at a later date, be advertised as being available for inspeo tion at the Board's offices for a period of three months. The Report commences with references to the recent rapid growth of the town, particularly since the Seeond World War, and states that its rapid expansion has already brought many problems usually associated with rapid development. It is in order to ensure that the main lines of future development are laid down in aceord with recognised town planning principles that the Town Board has proceeded with preparation of the Scheme. Future Function of the Town. After referring to the past emphasis on the tourist function of the town, with its seasonal implications, the report goes on to say that there is ample evidence to suggest that, with more intensive development of surrounding areas for farming and afforestation, particularly the southern portion of the Kaingaroa Plains and areas east and south of the lake itself, Taupo will assume an added function as a regional centre. This will mean that certain industries ancillary to farming and afforestation can be expected to establish themselves in the town during the next few years and provision has been made to accommodate these in suitable areas within the Town District. In addition, geo-thermal investigation at Wairakei shows promise of the development of a new source of electric power and already personnel connected with the project are accommodated in the town. Further industries which require power will, no doubt, become established in the district. With considerable improvements to the highway in recent years the north-south route through Taupo has assumed major importance, reflected in vastly increased traffic through the town. The trend is for increased development of road transport on long-distance routes, and this factor will emphasise the importance of centre s such as Taupo on major routes. Improvements in the highway system will bring the town within reach of more week-end holiday makers, while an increase in permanent population will facilitate the provision of further amenities for the tourist. Thus the tourist function of the town can be expected to develop hand in hand with industrial development, and with its natural attractions safeguarded through the exercise of town planning powers, the popularity | of the town as a holiday resort should in no way suffer. Since 1945 the population of Taupo has more than doubled to an estimated 1500 at the present time. This figure represents the permanent population accommodated in approximately 450 permanent dwellings. The holiday population is more difficult to assess, but during the season some 338 holiday cottages can be expected to accommodate 1000 — 1500 persons, and it is estimated that a further 2000 — 2500 visitors occupy the eampmg grounds, hotels, launches etc. Thus the tetal population varies with the season from 1500 tr something like 5500 or more. It seems clear that in the future, increases due to land development

schemes, power developments both hydro-electric and geo-thermal, and the exploitation of timber resources in the surrounding district will be considerable. Thus it has been necessary to plan over the next 25 years for an increased permanent population, a greater seasonal influx of visitors, and the additional function of servicing an expanding rural area. Taking these factors into account this scheme is based on an anticipated residential population of approximately 6000 by 1980. Existing areas already subdivided to residential density can accommodate approximately 7000 people, so that no extension of the town boundaries should be necessary .during the planning period. Zoning in the commercial and service industrial areas makes provision for serving the surrounding population and holiday crowds as well as this estimated figure of 6000 local residents. The total area of the Town District (2290 acres) is considerable, and although much of this area (425 acres) is set aside for Domains, Crown Recreational Reserves, etc., and no less than 890 acres is taken up by streets, highways and waste land, the nett residential density of population0" is extremely low. Thus it seems clear that in common with other rapidly developing towns with a low density of population the greatest problem facing the administra-, tion will be the economic .one of providing amenities and services, and maintaining roading standards over an extensive area, with an inadequate return from the body of ratepayers. In order to facilitate the provision of these services and amenities a policy of consolidation is being adopted under this planning scheme and further residential subdivision will be (Continued on Page 5)

TOWN PLANNING SCHEME

(Continued from Page 1) restricted. The limits of the residential zone shown on the Scheme can be reviewed when an economic density has been achieved within the zone, but until a good proportion of the 1400 vacant residential sections have been occupied there can be little justification for further subdivision in the outer areas and indeed this could only result in an increased burden on the town's finances. ] Zoning Provisions Prior to the introduction of Town | Planning in this country there was no restriction, apart from Building By-laws, on the type of building which could be erected in a particular piece of land. This resulted in a mixed type of development in which a flour mill could be built in a street of houses, a wood and coal yard could be found next to the Town Hall and a brewery could be operating opposite a church. An effect of this complete fxgedom, or rather licence, has been a continual fluctuation of property values. The depressing influence on the value of good residential property of the erection of, say, a joinery factory in the neighbour'hood can be rapidly imagined, and without the safeguard of a town planning scheme property owners are helpless to prevent such an intrusion. Where zoning provisions are in operation values become stabilised and the individual ea# proceed to develop his property in the sure knowledge that his ipyestment will be well protected. By zoning, then, is meant the division of the whole town into areas within which certairf speciiied and compatible uses only are permitted. Many factors are taken into account in defining the limits of each zone, including the relationship of the particular area to other zones, its position in the whole town, its connection with the transport system, and if already built-up, the predominant existing uses. The influence of zoning in ensuring orderly anl planned development in expanding areas will, of course, be felt more rapidly than in existing built-up areas which may already contain an admixture of conflicting uses. However, on a longer term the same results will be achieved as the life of individual buildings is limited, and non conforming buildings will gradually be replaced over a period of time which may prove surprisingly short in the life of a town. Zones in the Taupo Town Planning Scheme have been set aside for Heavy Industry, Light Industry, Service Industry, Commercial Development, Local Shopping and Residential purposes. Heavy Industry In view of the deveiopments ;whieh can be expected to take place in the Taupo region, it has been considered essential that provision be made in the scheme for the accommodation of the industries coming within the "heavy" category. If such industries can be encouraged to establish themselves within rather than beyond the town boundaries in an area with good road access where the essential services can be economically provided and within reach of, but segregated from, the residential areas, they will prove of great value in the development of the town. Workers employed in these industries will have the benefit of the amenities of town life ana will in turn mahe ther own contribution to the economic growth of the town. A suitable area of approximately 140 acres adjacent to Tanarepa Road and connecting with the Taupo-Napier State Highway has been zoned for heavy industries as set out in the Third Schedule of the Scheme Clauseg and for. any other industries not classed as "Noxious." Much of this area is broken country which could not be fully utilised for industrial sites, but those gullies and hillocks not suitable for development could well be planted with trees to form a useful break between industry and the residential areas. The nett acreage availabie for building would be in the vicinity of 60 acres. Light Industry An area of approximately 43 acres has Nbeen zoned for industries of a lighter character and the plan provides for the reservation of a strip of land on either side of the zone as a permanent plantation belt to screen industrial activity from adjacent residential property. It is very neeessary that land should become availabie in both these industrial aroas at an early stage in the implementation of the scheme, as industrial buildings will not be permitted in the residential areas and alternative sites will be required by those residents wishing to start industries in Lhe town. Service Industry 1?his zone is intended to accommodate those types of light industry

such as garages, tradesmen's workshops, wood and coal yards, etc., which require to be centrally situated in the town for convenience, but which have in the past often become amongst good class houses and shops. Such service industries, if established behind the houses in residential areas have caused annoyance and inconvenience to residents through the introduction of industrial noises and motor traffic into otherwise quiet residential streets, and if located in the main shopping area have caused breaks in the continuity of shop frontage. This continuity has been found to be most desirable for the success of a shopping area. The service industrial zone shown on the plan is well placed for the establishment of garages as a considerable amount of through traffic can be encouraged to pass through the centre of the town by way of Ruapehu Street. Allowance has been made in the zoning of this area for the fact that a fair number of sections are at present occupied (mainly by old houses) but this situation can be expected to improve as more properties become availabie for development over a period of years. There should thus be ample land within the zone to accommodate enough service industry to cater for both the town itseif and the surrounding rural areas. Those types of light industry which do not require to be centraliy situated, should however, be encouraged to establish themselves in the light and heavy industrial areas. Under the Scheme Clauses shops are permitted in the Service Industrial District with the special consent of the Town Board, but service industries would not be allowed in the main shopping area. (Note: — The remainder of this report will appear in several instalments, so that any reader keeping them may have the full report availabie. — Editor.)