Kororāreka Russell Township — Far North
Building Standards
| Rule | Value | Notes |
|---|---|---|
| Maximum height (permitted) | 10m | Orongo Bay Special Purpose Zone |
| Maximum height (restricted discretionary) | 11m | With consent, subject to visual impact assessment |
| Setback from Aucks Road | 10m | Minimum; area must be landscaped |
| Setback from Russell Road | 10m | Minimum; area must be landscaped |
| Setback from site boundaries adjoining planting areas | 3m | Minimum from identified planting on Concept Plan |
| Recession plane | 45 degrees | Measured inwards from 2m above ground level on boundaries adjoining Coastal Living or Recreational Zones |
| Building colour reflectance | 30% or less | BS5252 standard colour palette, or natural materials within this range |
Landscaping & Visual Amenity
| Rule | Value | Notes |
|---|---|---|
| Landscaping setback depth — Aucks Road frontage | 6m wide | Minimum planting depth |
| Landscaping setback depth — Russell Road frontage | 10m wide | Minimum planting depth |
| Landscaping setback depth — "the knoll" adjacent Russell Road | 20m wide | Minimum planting depth |
| Landscaping setback depth — sports field and adjacent Coastal Living Zones | 5m wide | Minimum planting depth |
| Signage — pylon sign (Aucks Road entrance) | 12m² maximum, double-sided | Single sign only at site entrance |
| Signage — pylon sign (Russell Road entrance) | 6m² maximum, double-sided, 4m height maximum | Single sign only at site entrance |
| Sign illumination cutoff | 2200 hours | Signs on buildings must not be illuminated after this time |
| Landscaping maintenance requirement | Ongoing | Diseased or damaged vegetation must be replaced; must remain on site for duration of activity |
| Landscaping implementation timing | Prior to building construction or bonded | Bond arrangement per Council Policy 3120 for implementation within 3 years, before occupation |
| Landscaping species | Indigenous varieties predominating local species | Must provide solid visual screen on zone boundary; contribute to coastal character |
Permitted Activities
| Activity | Status | Conditions |
|---|---|---|
| Commercial activities (service-oriented) | Permitted | Must comply with all standards in Rules 18.8.6.1.1–18.8.6.1.13; must comply with Outline Concept Plan (Appendix 6H); must comply with approved Comprehensive Development Plan; ecological corridors, landscaping, and stormwater/effluent treatment must be completed |
Controlled Activities
| Activity | Status | Notes |
|---|---|---|
| Access points | Controlled | Limited to single entry/exit on Aucks Road and single entry/exit on Russell Road only; must comply with chapter 26 of Council's General Bylaws and Austroads' Guide to Traffic Engineering Practice |
Restricted Discretionary Activities
| Activity | Trigger | Notes |
|---|---|---|
| Building height exceeding 10m | Non-compliance with Rule 18.8.6.1.1 | Maximum 11m; subject to visual impact, overshadowing, privacy, and sunlight assessment |
| Noise exceeding permitted limits | Non-compliance with Rule 18.8.6.1.6 | Council discretion restricted to noise character, level, duration, and effectiveness of mitigation |
| Non-complying specific activities | Non-compliance with Rule 18.8.6.1.9 | Subject to comprehensive assessment |
| Comprehensive Development Plan approval | All subdivision, use or development | Mandatory requirement prior to any site activity (Policy 18.8.4.6) |
Stormwater & Effluent Management
| Rule | Value | Notes |
|---|---|---|
| Stormwater discharge method | Piped connection to approved outfall | Minimum 600mm depth into net area of site |
| Stormwater interceptor system | Required | Must prevent contaminants stored/used on site from entering stormwater discharge unless treated through interceptor system |
| Stormwater design standard | Technical Publication 10, Stormwater Management Devices – Design Guidelines Manual (Auckland Regional Council 2003) | Onsite volume control practices mandatory |
| Stormwater hydrological neutrality | Required | Peak volumes and duration must avoid/mitigate adverse effects on receiving environments, particularly oyster farms |
| Effluent provision | Three Coastal Living lots contiguous to site | Comprehensive Development Plan must include effluent treatment provision for these adjacent properties |
| Effluent quality standard | Regional Coastal Plan for Northland General Quality Standard CA | Applies to receiving waters (Orongo Bay) |
| Contaminant concentration limit | No hazard to human health or coastal environment | Stormwater must not contain suspended solids, industrial by-products, oil, or other contaminated substances in hazardous concentrations |
| Hazardous materials policy | Prohibited | Activities with potential to introduce hazardous materials via leakage/spillage into coastal environment are inappropriate (Policy 18.8.4.7) |
Comprehensive Development Plan Requirements
| Element | Required | Details |
|---|---|---|
| Internal site design | Yes | Location of proposed lots, appearance, design, materials, scale of all buildings |
| External access | Yes | Limited to single entry/exit on Aucks Road and single entry/exit on Russell Road |
| Internal access & parking | Yes | Access ways, car parking, vehicle circulation, storage areas |
| Infrastructure & services | Yes | Location of all infrastructure including stormwater and effluent collection, treatment, disposal |
| Stormwater & effluent management plan | Yes | Location of plant/disposal areas, collection, treatment (including detention ponds), disposal methods, control and management; treatment to Orongo Bay oyster farming standards |
| Landscape plan | Yes | Prepared by suitably qualified persons; includes planting implementation, fencing, maintenance, bonding, formal protection mechanisms (vesting/covenanting) |
| Riparian restoration plan | Yes | Prepared by suitably qualified persons; integrated management of riparian and wetland areas per Outline Concept Plan (Appendix 6H) |
| Earthworks management | Yes | Details of all earthworks including run-off management during construction |
| Signage & illumination | Yes | All signage and illumination requirements |
| Vegetation clearance | Yes | Details of any vegetation clearance requirements |
| Development staging | Yes | Proposals for any staging of development within zone |
| Activity types | Yes | Details of types of activities permitted within zone |
| Binding mechanism | Yes | Methods to ensure plan applies to and binds any other owner of land or part thereof |
Cross-Referencing to District-Wide Provisions
| Chapter | Rule | Applies to Orongo Bay | Notes |
|---|---|---|---|
| Chapter 12 | Natural and Physical Resources | Yes | Refer to Resource Maps |
| Chapter 13 | Subdivision | Yes | Standard subdivision rules apply |
| Chapter 14 | Financial Contributions | Yes | Standard contributions apply |
| Chapter 15.1 | Traffic, Parking and Access | Yes | Subject to zone-specific access controls (single entry/exit points) |
| Chapter 16 | Signs and Lighting | Yes | Subject to zone-specific signage limits |
| Chapter 17 | Designations and Utility Services | Yes | Refer to Zone Maps |
| Chapter 12.7 | Lakes Rivers Wetlands and the Coastline | Yes | Applies to below-ground wastewater components (TP58 On-site Wastewater Systems Design and Management Manual and Regional Water and Soil Plan for Northland also apply) |
Environmental Outcomes Expected
| Outcome | Description |
|---|---|
| Environmental controls | Controls that account for commercial activity needs while safeguarding amenity of adjacent areas and sustainability of natural and physical resources |
| Service facilities | Limited range of service-oriented commercial facilities compatible with surrounding coastal environment |
| Integrated management | All land development and ongoing management in accordance with Outline Concept Plan and approved Comprehensive Development Plan |
| Marine farming protection | No adverse effects on Orongo Bay waters and operation of oyster farms |
| Infrastructure design | All works required to achieve expected outcomes designed and implemented prior to building construction or covered by suitable bond arrangement per Council Policy 3102 |
Key Restrictions & Prohibitions:
- Activities introducing hazardous materials into coastal