TOWN PLANING SCHEME

Taupo Times, Volume II, Issue 85, 4 September 1953, Page 5

TOWN PLANING SCHEME

REPORT ON PROPOSALS (No 2). (Note: — This instalment of the interim report on the Taupo Town Board's Town Planning Scheme, prepared by Messrs. Patience and Gabites, commences with the zoning of the central commercial and office area. The remainder of the report will appear in next week's issue). Zoning for commercial purposes in the central area has been designed with one main objective"^ to create the best possible conditions in the future for doing business, from the point of view both of the business man and of his customers. At the present time a certain aamount of unnecessary congestion does occur outside shop premises through the loading and unloading of goods across the footpaths, and in order to minimise this congestion in the future service lanes to provide rear access to all premises are proposed in the Scheme. The comparatively small extent to which the commercial area has already been built up at the rear of premises affords opportunities for remedying the situation which few towns possess. The position of proposed service lanes to a minimum width of 25 feet is shown on Map No. 2. Although the position of these lanes has been shown on the Map, the Town Board may if they wish, vary the position in certain cases to suit the requirements of individual owners. The principal object is, of course, to provide rear access to the various properties, and provided this can be obtained to any point on the rear boundary of a property, the object will have been achieved. In order to make provision for a maximum length of shop frontage in two of the central commercial blocks which would otherwise be * excessively long, a. new pedestrian shopping street is proposed between Heu Heu Street and Tamamutu Street. Many . additional shop sites can be subdivided on to both sides of this street which is limited to 40 feet in width and would be closed to vehicular traffic, the service access to individual shops being provided through service lanes at the rear. , There is a strong trend throughout the world towards pedestrian shopping streets of this nature where pedestrians can shop in comfort without having to cross between parked cars and moving traffic. At the same time none oi the shops are far from parking places. In order to minimise traffic congestion in the commercial area in the future the Scheme places a limit on the total area of land in a lot which may be covered by buildings. This means in effect that an open space will be created at the rear of shops which, being adjacent to the service lane can be used for loading bays, parking areas for the vehicles belonging to the particular shop, and for the important function of providing immediate access for fire-fighting purposes. Incorporated in this space are the yards and courts normally required by the Building By-laws to allow adequate light and air to the rear of premises. This coverage requirement also applies on the service industrial and industrial zones. The area zoned under the Scheme for commercial purposes allows for a total shopping frontage of approximately 53950 feet. At

an allowance of 60 feet per 100 persons this frontage would cater for a population of approximately 10,000 people. Thus the business needs of local residents, holiday visitors and people from the surrounding region should be adequately met for the next 25 years. Local Shopping Areas. Further shops are, of course, required in the residential areas to cater for daily household needs. From the points of view of convenience, good business and appearance, these shops are better grouped together, rather than scattered throughout the residential area, and the plan provides for local shopping zones located at intervals within easy walking distance for the housewives, yet sufficiently far apart to ensure the support of an adequate population. It is not intended that large shops develop in these zones, and indeed from the business point of view it is doubtful whether they would be economic, but there is a definite need for neighbourhood dairies, milk bars, grocery stores, butcher's and greengrocer's shops, and similar establishments. Six such groups are planned, with total accommodation for well over one hundred shops. Residential Zones. The greater proportion of land within the town boundaries suitable for residential development has already been subdivided to residential densities and the street pattern is firmly estabiished. As previously stated subdivision has far outrun actual residential building and in order to facilitate the provision jf services and amenities in the areas already subdivided it is proposed under the Scheme such time as a satisfactory degree to curtail further extension until of consolidation has been reached. It is thus proposed to zone certain outlying areas within the town boundaries for rural uses only with a minimum subdivisional lot of 5 acres. Recreational Areas. Within the present town boundaries the Domain Board administers a total area of over 85 acres used for both active recreation and for camping grounds and gardens, and there are in addition large areas of Crown Recreational Reserves within the town area. There are numerous smaller reserves throughout the residential areas which will prove invaluable in the future as sites "for children's playgrounds, nursery schools, gardens and similar uses. As befits a tourist centre of national importance, the town is thus well endowed with extensive recreational reserve areas, and no further acquisition of land for this purpose is contemplated under the Scheme. School Sites. It is not possible under the present town planning legislation to zone for future school sites, and the proposed school sites shown on the plan are those which the education authorities have already purchased or are contemplating acquiring. At least one, and possibly two further primary school sites will be required in the outlying residential areas, and a recommendation has been made to the South Auckland Education Commission that consideration be given to the acquisition of further sites while vacant land is still available. Sufficient land has, however, been recently acquired to meet the primary and secondary requirements for a number of years to come.

Town Square Proposals. Many of our towns in this country suffer from the lack of any form of town square or common meeting ground for the citizens on public occasions. In former times each city, town or village had its central square, market place, or village green around which the most important public buildings were grouped. This central public place was the focal point in the town and people naturally gravitated to it on occasions of public rejoicing or public mourning, and the arrangement of community buildings and offices around the square gave it a dignity and significance in the town which was cherished by all citizens. As the population of Taupo grows there will be a need for further important public and community buildings in the town such as j library, art gallery and museum, committee rooms and council and government offices, and as the principal buildings in the town it is desirable that as far as possible they should be grouped in some central location and preferably round a civic square. There is an opportunity to form such a town square betwfeen the existing Post Office and the new hall, and this area is well situated to become a focal point in the town. It is proposed that a portion of Waikato Street be closed at some future date to vehicular traffic and this would form part of the pedestrian square. The detailed layout of the area, the bulk of which is Domain land is beyond the scope of the Planning Scheme at its present stage, but individual buildings can be designed by their architects in accordance with an overall plan. Vehicular access to the remaining portion of Waikato Street can i be provided through the Domain along a route formerly open to traffic, when the time comes to form the square. Roading Proposals. As a result of the town's situation on a busy national highway there is a considerable amount of light and heavy traffic passing through Taupo. This traffic passes through the town via the main street and the lakefront, and while a large proportion of the vehicles stop for some reason or another on their way through, some form of by-pass route which would avoid the main business area would be desirable. The topography and physical layout of the town is such, hov/ever, that no alternative route which would avoid residential areas or skirt the town is feaslbie. Thus the main traffic route has been accepted in its present position in the plan, but a system of roundabouts and traffic lanes which will control and separate as far as possible local and through traffic is proposed. The construction of these traffic islands is not perhaps warranted at the present time, but they can be provided in stages as increased volumes of local and through traffic require them. The original roading plan for the central portion of Taupo took the form of a grid. While the wide streets originally laid out are an asset in the business area in relieving congestion, there are certain portions in the residential areas which are unnecessary and are, in fact, a waste of land. Several short lengths are proposed to be closed in the Scheme, and the land will become available to the Town Board for other more useful purposes,

Proposed new roads are shown in orange on the map, and no buildings will be allowed to be erected on these areas. The exact position of the proposed new road may, however, be varied by resolution of the Town Board to meet changing circumstances as long as the general intention of the Scheme is adhered to. (To be concluded).