Summary of The Proposal
➔ The proposal is to rezone land for the purpose of enabling residential development in the Buxton Valley, which in combination with a mix of land uses
– farming, conservation and recreation will provide a sustainable foundation for efficient and effective land management.
➔ The proposed residences are anticipated to be occupied by both permanent residents as well as holiday home owners.
➔ A total of 83 dwellings are proposed.
➔ Complementary to the proposed dwellings are roads, walkways, protection of existing native vegetation and in-stream values of Buxton Creek, areas of
new native plantings for enhancement and mitigation purposes, farming and recreational activities including tennis, walking and cycling.
➔ To make an application to the Hurunui District Council to change the District Plan by putting in place a new zone ‘Buxton Valley Management Area’ with
specific rules for this proposal.
➔ Sustainable land use.
➔ Sensitivity to landscape and ecology values.
➔ Relationship between this site and the Gore Bay community.
➔ Best practice design to ensure that a high quality environmental outcome can be achieved.
➔ Understand and respect the natural character of the coastal environment.
➔ Protect and enhance ecological and habitat values.
➔ Recognise archaeological, cultural, community and landscape values.
➔ Recognise the sensitivity of different parts of the site and variability for capacity to absorb change.
➔ Have regard to visibility from Gore Bay, neighbours and public areas.
➔ Provide for public recreation and access within the site.
➔ Provide for sustainable rural land uses on those parts of the farm not developed for baches and dwellings.
➔ Provide desirable views and aspect for baches and dwellings.
➔ Incorporate principles of energy conservation into site planning.
➔ Realise the potential to physically and ecologically link to the adjacent DOC reserve.
➔ Complemented by rules in the proposed ‘Buxton Valley Management Area’ which control the location, height, form and finish of buildings for
compatibility with the rural coastal environment.
➔ Approve all architectural plans as well as promote energy conservation principles in building design. These two matters are not proposed to be part of
the District Plan provisions and would be achieved through private agreement.
➔ Property boundary is the proposed boundary of the Buxton Valley Management Area in the proposed plan change.
➔ Existing Indigenous Vegetation 63.60ha
➔ Additional Planting 10.87ha
➔ Farming 34.00ha
➔ Open Space 29.50ha
➔ Building Clusters 14.35ha
➔ Building Footprint 11.50ha
➔ Roading 22.28ha
➔ A total of 83 dwellings are proposed within 6 defined building clusters.
➔ The location of the building clusters and the number of dwellings within each cluster has been determined through careful analysis of the site and the
surrounding landscape, public consultation, a cultural impact assessment, ecological, geotech, traffic, archaeological, civil and environmental
engineering investigations and design.
➔ Building forms have then been “tested” in various locations to analyse visibility and impacts on landscape values as well as the effectiveness of
➔ The proposed plan change introduces different height and footprint controls for each of the building clusters, controlling the form and scale of
Max. No. Dwellings Max. Building
Cluster Max. Height Min. Lot Size (m2)
per Cluster Footprint (m2)
5m (14 dwellings) 120 450
Buxton Terraces 31
7.5m (17 dwellings) 100 450
Buxton Basin 28 7.5m 250 450
4m (3 dwellings) 200 1500
6 7.5m (3 dwellings) 200 1500
South Spurs 6 4m 250 1500
Southeast Spurs 8 4m 250 1500
Eastern Plateau 4 4m 300 1500
It is proposed that allotment sizes per cluster range between:
➔ Buxton Terraces 1450m2 to 1800m2
➔ Buxton Basin 1450m2 to 1000m2
➔ Southwest Spur 1500m2 to 2000m2
➔ South Spurs 1500m2 to 3000m2
➔ Southeast Spur 1500m2 to 3000m2
➔ Eastern Plateau 1500m2 to 3000m2
It is estimated that site coverage for building footprint per cluster:
➔ Buxton Terraces 15% to 26%
➔ Buxton Basin 25% to 35%
➔ Southwest Spur 10% to 13%
➔ South Spurs 08% to 16%
➔ Southeast Spur 08% to 16%
➔ Eastern Plateau 10% to 20%
➔ The proposed development is to be accessed from Gore Bay Road, at the northern end of the Gore Bay village.
➔ The road intersection will be located just north of the Buxton Creek bridge.
➔ The proposed road then follows a winding alignment through the site, following an existing farm track.
➔ There are four cul-de-sacs running off the main road to access the different building clusters.
➔ The proposed road carriageway will be generally 6m.
➔ The road is to be chip sealed.
Walking / Cycling Tracks
➔ The proposal includes a network of tracks.
➔ These provide a number of circuits around the site of varying length.
➔ It is anticipated that some of the tracks may be suitable for mountain-biking and horse-riding.
➔ It is proposed that these tracks would be either vested in Council or subject to an easement securing public access.
➔ A tennis court for public use is proposed to be located adjacent to the road in the Buxton Basin Cluster.
➔ Most site generated parking demand is to be accommodated within the residential allotments.
➔ Parking bays are also proposed in other parts of the road network to provide convenient stopping points.
➔ These are available for general public use, including people who may arrive to use the walking and cycle tracks.
➔ It is proposed that this vegetation will be fenced along its northern boundary and two sections of its southern boundary to prevent stock access and
enable regeneration of the bush to occur without disturbance and the improvement of the Buxton Creek.
➔ It is proposed to protect this vegetation by covenant.
➔ Submission for covenant has been made to the QEII Trust.
➔ Amenity – This is planting provided for throughout the building clusters for privacy and to create an attractive setting within the development.
➔ Enhancement - This planting will assist in connecting the Buxton Valley vegetation with the Gore Bay Scenic Reserve and isolated plantings within the
proposal. Approximately 6.7ha. The bulk of this planting will be irrigated by the domestic wastewater from the treatment plant.
➔ Mitigation – This planting is in areas where additional planting is required to mitigate particular effects arising from built development. Approximately 3.16ha.
Management of Covenanted and Re-vegetated Areas
➔ The management of the covenanted and re-vegetated areas is to be the responsibility of the Owners’ Association.
➔ The covenant would set in place management conditions which would inform and guide on-going management.
➔ It is proposed that those practices would be extended to the restoration, amenity and mitigation planting, along with best practice techniques for care of
the newly planted vegetation (which may not be addressed by the covenant management plan).
➔ Those parts of the proposed Management Area not identified for planting, conservation, open space or residential activities are to be retained for
➔ It is proposed to use covenants to limit the range of permitted farming activities to avoid incompatible activities being established.
➔ Water for the proposal is to be supplied from the same source as the existing Gore Bay village supply, the Waiau River.
➔ The proposal is to supply Buxton Valley with the same volume of water per dwelling as the Gore Bay houses.
➔ Water supply is to be reticulated to all sites within the proposal.
➔ Water storage for the proposal and Gore Bay Village is not interlinked.
➔ The volume of water to be stored for the proposal will provide for working storage, emergency storage and fire fighting.
➔ This is to be a restricted supply and will require flow restrictors and on-site storage tanks.
➔ It is proposed that all water, including the supply to the existing houses at Gore Bay Village, be treated.
➔ A treatment plant is proposed to be located alongside the storage tanks.
➔ A membrane treatment system is to be used, supplemented by an Ultraviolet treatment.
➔ It is proposed backwash from the treatment plant is used to irrigate additional native plantings.
Domestic Wastewater Treatment and Disposal
➔ The proposed STEP system consists of the following:
• Primary treatment of raw sewage via individual or shared on-site interceptor tanks and filter systems
• Secondary treatment of wastewater via a re-circulating textile packed bed reactor
• Tertiary treatment of wastewater via UV disinfection
• Disposal of wastewater via a pressure compensating drip line irrigation system at a maximum design irrigation rate of 2.5mm per day
➔ This system is designed to achieve a high quality treated effluent consistently throughout the year.
➔ A STEP system is to be used which involves a reticulated main sewer line connecting dwellings to the treatment unit.
➔ The interceptor tanks will need to be cleaned every 8 to 15 years.
➔ An area of 3.2ha has been calculated for the land treatment and approximately 4ha has been set aside on the Master Plan.
➔ The treatment plant can be extended to treat potential additional greywater from Gore Bay Village if it were to be connected to the system at some point in time.
Stormwater Treatment and Disposal
➔ A stormwater treatment and disposal system is proposed to:
• Prevent erosion of the slopes where discharges are directed
• Minimise pollution of receiving waterway
• Attenuate peak flows from additional runoff from increased hard surfacing and roofs
➔ Water from roofs is to be discharged to 9m3 rain tanks. Overflow from these tanks and other hardstand areas of paving on each allotment will then be
directed to a driveway swale and from there to collective roadside swales.
➔ Stormwater is to be discharged from the roadside swales and retentions ponds to vegetation within the Buxton Creek gullies and into Buxton Creek.
➔ Outfalls are to be armoured with rock riprap and riparian planting to minimise down slope erosion.
➔ Swales are to be fitted with check dams of wood or riprap to reduce hydraulic grade, slowing the flow and reducing erosion within swales. The spacing
and size of check dams and outfalls will be related to the location and frequency of suitable gullies.
➔ The combination of retention of water within rain tanks, the use of swales and discharge of water to vegetated gullies and roadside retention basins will
attenuate stormwater flows to ensure that post development discharge does not exceed the pre-development discharge generated by the site during a
1 in 50 year storm event.
➔ The swales and retention ponds will be planted with native riparian plantings to assist treatment, erison control and to blend with existing
vegetation and environment.
➔ Erosion and sediment control plans have been prepared and set out the measures proposed for erosion and sediment control in relation to construction
activities. The aim is to prevent sediment leaving the site by implementing perimeter and site outfall control, protect and minimise land disturbances at
any one time with rigorous programming, and to separate clean and dirty water, controlling water movement.
➔ No standard street lighting is proposed. Intersections may be lit by low bollard lights and road signs back-lit with low level lights.
Management and Ownership of Infrastructure
➔ Discussions with Council staff have been initiated regarding the vesting to Hurunui District Council of the proposed roading, wastewater treatment,
water treatment and supply, stormwater infrastructure, access tracks and tennis court.
➔ Owner’s Association will nominate a central collection point for refuse and recycling in the Buxton Valley. It is intended that the normal weekly council
collection for Gore Bay would be extended into the Valley.
➔ It is proposed that refuse/recycling bins would be provided for general public use at a convenient point, such as the car park area next to the
tennis court, for public use.
Buxton Valley Management Area
➔ The proposed Plan Change contains a new objective which is specific to the Buxton Valley Management Area and seeks that residential development is
integrated with, and sensitive to landscape, ecological, heritage, cultural and amenity values of the Gore Bay locality. New policies and additions
to existing District Plan policies provide guidance on how the objective is to be achieved and include:
• All development to be in accordance with an Outline Development Plan
• Housing is only permitted within the identified building clusters
• The number of dwellings is limited in each cluster and in total for the site
• Maximum heights are specifically set for buildings within each cluster
• Maximum building site coverage appropriate for each cluster
• All buildings are restricted to a limited palette of exterior wall cladding types and roof materials and colours considered appropriate for each cluster
• Paint reflectance value must be no more than 35%
• Decks, courtyards and pools will not form part of the building footprint area for calculation purposes
• Restrictions on exterior house/garden lighting
• No clearance of indigenous vegetation with the exception of:
■ Construction of the permitted dwellings and infrastructure
■ Construction and maintenance of road access to dwellings
■ Maintenance or construction of foot access less than 3m wide
• Restoration of any ground disturbed during construction using appropriate indigenous vegetation
• Generally, mitigation planting must be established 6 months prior to construction on each of the spur clusters, and the South East
• Mitigation planting in the vicinity of the Eastern plateau will be required to be established 2 years before construction in this cluster
• Main access roads will be chip sealed, approximately 6m wide, with a grassed swale on either side and planted with appropriate, locally
sourced native plants
• Fencing will be limited to stock fencing
• Restoration of exposed ground
Applications Being Lodged
➔ Private Plan Change Request – Hurunui District Council
➔ Resource Consent for Working in a Waterway – Environment Canterbury
➔ Resource Consent for Discharge of Stormwater – Environment Canterbury
➔ Resource Consent for Discharge of Wastewater – Environment Canterbury
➔ Resource Consent for Discharge of Backwash – Environment Canterbury
➔ Archaelogical Authority – Historic Places Trust
➔ The Plan Change application must be publicly notified with opportunity for submissions and cross-submissions.
➔ The above Proposal Summary accurately describes the Plan Change application that has been lodged, however during the RMA process including
council assessment and public submission the proposal may alter to some degree from that contained within the Plan Change Application.
PROPOSED CLUSTER PLAN
Buxton Gore Bay Plan
Clusters Scale: 1:2500 @ A1 1:5000 @ A3 March 2008
Buxton Gore Bay PROPOSED CONCEPT PLAN
Masterplan illustrating mitigation planting
Scale: 1:2500 @ A1 1:5000 @ A3
Buxton Gore Bay Limited
Boffa Miskell Limited
Landscape and Environmental Planning
Duffill Watts Limited
Davis Ogilvie & Partners Limited
Urbis Group Limited
Bell Geoconsulting Limited
Underground Overground Archaeology Limited
For further information contact
Buxton Gore Bay Limited
PO Box 3928
03 379 6350
021 755 783
Fax: 03 379 6352