Figure 2 shows resource consents for new developments/redevelopment in the commercial zones. The most common consent granted in this category was for a new building, followed by residential accommodation, however these numbers are low (6 and 4 respectively). Other consents in this category included new education/ trade facility (2), garage/shed (2), replace building (2), mixed business/residential (1), new office building (1), fast food restaurant and drive through (1) and tourist accommodation (1).
The most common consents sought to upgrade/ refurbish or improve in commercial zones were for external alterations and signage (together) and external alterations (alone) shown in figures 3 and 6. These were followed by additions to building (4) and internal alterations (4). There were a small number of use/change of use consents granted (figure 4), the most common being to operate a restaurant.
Of all consents in commercial zones about 80% occurred within Commercial zones A and B which cover the CBD. For these zones a resource consent is required for all external alterations and signage to ensure compatibility with the Rotorua City Design Principles. This is reflected in the number of consents for external alterations and signage.
An analysis of issues, objectives and policies was undertaken for the review of the Operative Rotorua District Plan. The main issues identified for commercial zones were:
- Character and context of commercial areas
- Commercial leakage, sprawl, and conflicts of uses
- Crime Prevention Through Environmental Design (CPTED) and Urban Design
- Retaining Ngongotaha Village’s commercial character
- Traffic, parking, turning, loading and accessibility
- Managing the balance of providing for signage
- Availability of suitable land
In addition to these issues low levels of new activities and number of shop vacancies in the city centre’s commercial zones were identified. These issues have been responded to through the Proposed Rotorua District Plan which seeks to enable and encourage commercial activity by:
- Reducing the need for resource consents
- Increasing perceived safety and amenity through building and urban design
- Creating defined boundaries to the city centre to reduce commercial sprawl to surrounding zones, in particular residential and industrial zones
The goal is to align the district plan with the Rotorua Economic Growth Strategy, and to attract investment into Rotorua’s CBD and create a more vibrant atmosphere.
Figure 5 shows subdivision consents in commercial zones. Over the period of 2006/07 to 2011/12 there were 6 consents resulting in new lots and 6 consents for unit title. Most of these occurred in 2006/07 and 2007/08 with no subdivision consents granted in other years. In 2010/11 there was one subdivision consent granted for unit titles in the redevelopment of a large building in the CBD. This unit title subdivision created 29 retail units and 75 residential living units.
Large numbers of subdivision consents are not expected in the commercial zones as there is no new land being zoned commercial and most is already developed and divided into small lots. New land has not been zoned as commercial zones in the Proposed Rotorua District Plan, but rather the existing land/area available has been consolidated by limiting sprawl of commercial activities into other zones. This approach intends to strengthen and support existing commercial centres.
In other zones, particularly in residential zones, subdivision and new development consent numbers spiked in 2006/07 as a result of the introduction of the development contributions levy. There was a rush for consent applications to be submitted prior to the development contributions levy taking effect.
Figure 2
Source: Rotorua Lakes Council
Figure 3
Source: Rotorua Lakes Council
Figure 4
Source: Rotorua Lakes Council
Figure 5
Source: Rotorua Lakes Council