Proposed Plan Change 29 will result in some changes to policies and rules throughout the Nelson urban area. This means that property owners in all residential, commercial and industrial zones may be affected by one or more of the proposed changes. The changes mostly relate to new housing development, and what can and cannot be done with land and buildings, how it must be done (standards for development), and whether or not a resource consent (permission from Council) is needed.
The main reason for proposed Plan Change 29 is to provide for more enabling and flexible housing opportunities, however in doing this the plan change ensures that both the risk from natural hazards to new homes and the protection of existing heritage values is managed appropriately. There are therefore changes in both the natural hazard and heritage areas as well – we've included a summary below but please do click on the ePlan to see what the proposed changes for your neighbourhood are.
Housing changes
In the residential zones, more flexible and enabling policies and rules are being introduced that will allow more intensive housing opportunities. In the commercial zones, some housing opportunities above the ground floor are also being introduced to provide for housing in our city and suburban centres, close to services and amenities.
Plan Change 29 proposes introducing three new residential zones and the retention of three types of other residential zones – these zones are included below.
Residential zones under Plan Change 29
|
Zone |
Units per site |
Height |
Site Coverage |
Min site area |
|
General Residential Zone |
3 |
8m (2 storeys) |
40% |
No minimum for lots with a residential building – 200m2 for vacant lot subdivision |
|
Medium Density Residential Zone |
3 |
12m (three storeys) |
50% |
No minimum for lots with a residential building – 200m2 for vacant lot subdivision |
|
High Density Residential Zone |
3 |
19m (6 storeys) |
50% |
No minimum for lots with a residential building – 200m2 for vacant lot subdivision |
|
Residential areas that will continue to apply in some areas |
||||
|
Original ‘Higher Density Area’ now Comprehensive Area |
depends on the size of the site, Residential units need to comply with minimum site area requirements |
7.5m (2 storeys) |
40% |
300m2 |
|
Standard area |
depends on the size of the site, Residential units need to comply with minimum site area requirements |
7.5m (2 storeys |
40% |
400m2 |
|
Low density area |
depends on the size of the site, Residential units need to comply with minimum site area requirements |
7.5m (2 storeys) |
30% |
600m2 |
Well-designed neighbourhood standards for the three proposed residential zones
General residential zone (GRZ) | Medium density residential zone (MRZ) | High density residential zone (HRZ) | |
Maximum Building Height | 8m (2 storeys) | 11m + 1m (3 storeys) | 19.5m (6 storeys) |
Daylight admission (the maximum allowable building height decreases as the building gets closer to the side and rear boundaries, so that taller buildings leave space for daylight to get to the neighbouring properties) | 3m + 45° angle | 4m + 60° angle
| 12m + 60° angle within first 23.5m from road boundary (22m building length + 1.5m road boundary setback); 4m + 60° angle after 23.5m from road boundary |
Site Coverage (meaning the percentage of the site that can be covered by buildings) | 40% maximum building coverage per site | 50% maximum building coverage per site | 50% maximum building coverage per site |
Permeable Landscape Area (meaning the percentage of the site that needs to be covered by garden) | At least 20% of the site needs to be maintained as garden to soak up stormwater | ||
Outdoor living court (meaning an outdoor area for use of the occupants of a residential unit) | Ground floor outdoor living areas need to be at least 20m2 and need to comply with other conditions. | ||
Balconies for residential units above the ground floor need to be at least 8m2 with conditions | Balconies for residential units above the ground floor need to be at least 6m2 with conditions | ||
Yard setbacks (meaning buildings need to be set back from the property boundaries) | Front Yards: Buildings need to be set back 1.5m from front/ road boundaries with conditions | ||
Side and Rear Yards: Buildings need to be set back 1m from side or rear boundaries where the building is more than 12m long | Side and Rear Yards: Buildings need to be set back 1m from side or rear boundaries | ||
Outlook spaces (meaning areas outside of windows in living areas and bedrooms. The outlook space must be clear of buildings) | Living room and bedroom windows need to look out onto a space that is clear of buildings and meets minimum dimensions, with conditions.
| ||
Glazing to the Street (meaning widows and doors on the side of the building that faces the street) | a minimum of 20% of the street-facing façade needs to be glazing in the form of windows or doors. | ||
Maximum building length (parallel to the side and rear boundaries) | n/a | Above the ground floor of a building there needs to be a gap between buildings of at least 4m where the buildings are longer than 22m. | |
Residential unit minimum size | n/a | Residential units need to have an indoor area of at least: 35m2 for studio units, and 45m2 for 1 or more bedroom units | |
Max building height for sites next to heritage buildings or precincts | n/a | The maximum building height is 8m where the site next door is in a heritage precinct, or has a heritage building on it. | |
For more information on the changes to the residential zone rules, see the ePlan, or our summary of changes in the document library.
Commercial zones under Plan Change 29
In the commercial zones, some housing opportunities above the ground floor are also being introduced, to provide for housing in our city and suburban centres, close to services and amenities.
In the Inner City Zone, which encompasses both the Centre of Nelson and fringe area, it is proposed that the maximum building height is increased from 12m (or 15m) to 24m. In the Suburban Commercial Zone, it is proposed this increase is from 10m to 19.5m where that commercial area is next to a high density residential zone
For all new buildings in the commercial zones, a resource consent will be required. This will ensure quality design outcomes for new buildings in the city centre and suburban commercial areas. Plan Change 29 does not change the spatial extent of the Inner City - City Centre or the Suburban Commercial zones, it does however seek to extend the Inner City - Fringe zone southwards along Vanguard Street and St Vincent Streets. This rezoning is intended to replace the Industrial zone that applies in this location under the NRMP and is consistent with the land use change indicated in the FDS.
Natural hazard changes
Some properties may also be affected by proposed Plan Change 29 changes to natural hazards policies and rules. Updates to existing NRMP maps of river flood, slope instability and earthquake risk have been made, and a new map of liquefaction risk has been introduced. In most cases, any significant new development and housing in these areas will require a special assessment and design by an appropriately qualified person to make sure that people and their property will be safe from natural hazards.
Heritage Buildings
For property owners with heritage buildings, minor changes are being proposed to ensure that heritage policies and rules better reflect best practice management of heritage. Examples of changes include making the heritage rules more straight forward to support people to make sustainability and safety changes to their heritage buildings, such as putting in double glazing, attaching solar panels, and/or making earthquake strengthening renovations.
Listed heritage buildings and heritage areas (or precincts), have been updated to make sure protected items and areas are based on the most up-to-date information Council holds. Some buildings have been removed from the heritage list, others have had their classification upgraded. Some new buildings have also been added to the heritage list.
Plan Change 29 is also proposing requiring restricted discretionary resource consent for development above 8m in the Medium Density Residential Zone and the High Density Residential Zone where development adjoins a heritage precinct or a scheduled building, to enable an assessment of effects on the heritage values of the adjoining heritage item.
Heritage Precincts
Heritage precincts in Nelson have also been reviewed and updated. As a result of this review, the Inner City Heritage Precinct has been removed and a new residential precinct at Richmond Avenue has been added. The rules associated with heritage precincts have been modified so as to enable adaptive use of built heritage.
Design guides associated with each of the heritage precincts have been updated to ensure alignment of their content with the amended provisions proposed by the plan change, removal of irrelevant content, and updates to ensure consistency across the different design guides. Updated design guides will be available on the Council website from Friday 11 August.
