Laras Holdings
Limited
Proposed Hamilton
District Plan
Hearing on
Industrial Provisions
Friday 6th December 2013
Appendix 1
Appendix 1 consists of the following:
1.
Comparison listing differences
between Commercial and Industrial
Businesses
2.
Photographs showing differences
between Commercial and Industrial
activities
APPENDIX 1
COMPARISON BETWEEN COMMERCIAL AND INDUSTRIAL BUSINESSES
This is only a general comparison which will vary between businesses.
________________________________________________________________________
_
COMMERCIAL
INDUSTRIAL
________________________________________________________________________
_
CHARACTERISTICS
Frequented by trade and retail customers Very few visitors
Serviced by couriers/medium size vehicles Serviced by large trucks
Often have a showroom with sales counter No showroom or sales counter
Quiet and pleasant environment
Tend to be noisy less pleasant environment
Skilled, well presented staff
Labouring type staff
EXTERIOR
Well presented building
High quality signage
Tidy frontage
Well defined parking
Presentation of building not important
Low quality signage
Untidy frontage
Poorly defined parking
INTERIOR - Provided by Building Owner
Attractive entranceway
Suspended ceiling with good lighting
Quality décor and carpeting
Airconditioned
Telephone and broadband cabling
Good quality bathroom/kitchen facilities
Zoned and monitored security system
Entranceway unimportant
High roof with industrial standard lighting
Not concerned about décor or carpet
No need for airconditioning
Basic telephone system
Basic bathroom/kitchen facilities
More basic security system
INTERIOR – Provided by Business Owner
Office Partitioning
Shelving and counter
Office fittings
Product displays
Branding and signage
Telecommunications equipment
Computer equipment
Kept clean and tidy
Often not necessary
Ditto
Ditto
Ditto
Ditto
Ditto
Ditto
Housekeeping not a major issue
Concrete Manufacturing Plant
Second Hand Tyre Sales
Tank ‘Farm’
Car Wrecking Yard
Engineering Workshop 1
Engineering Workshop 2
Earthmoving Machinery Yard
Agricultural Machinery Sales
House Removal Storage Yard
Meatworks
Courier Services 1
Courier Services 2
Typical Industrial Building
Multiple Roller Doors
Min 5m Stud
Mezz Storage
Trucks Manoeuvering on Industrial Streets
Industrial Streetscape - Green Street
Commercial Premises - King Street
Commercial Premises - Devon Road
Funeral Home - Seddon Road
Office - King Street
Showroom - Handles & Brass
Showroom - Tile Warehouse
11 – 17 King Street (Refurbished)
11 – 17 King Street (Before Refurbish)
47 King Street (Refurbished)
47 King Street (Before Refurbish)
59 Commerce Street (Refurbished)
59 Commerce Street (Before Refurbish)
Commercial Streetscape - King Street
Appendix 2
Appendix 2 consists of the following:
1.
2.
3.
4.
5.
6.
7.
Survey – Aim, Methodology &
Responses
Letter dated 4 November 2013 to
Business Owners
Property Owners Questionaire
Business Owners Questionaire
Survey – Property Owner Responses
Survey – Business Owner Responses
Survey – Conclusions
APPENDIX 2
SURVEY OF BUSINESS AND PROPERTY OWNERS IN THE
FRANKTON COMMERCIAL SERVICE ZONE
AIM
The aim of the survey, as indicated in the attached letter sent to
businesses in the Frankton Commercial Service Zone with the survey,
was:
a. To remind business and property owners in the Zone of the
Hamilton City Council’s intentions when the area was rezoned from
Industrial to Commercial Service in the 1999 District Plan.
b. To inform business and property owners in the Zone of the intention
of the Council to rezone the area from Commercial Service back to
Industrial, and the implications thereof.
It must be realized that the letter and survey would be the first
indication to many business and property owners of the council’s
intention.
c. To advise business and property owners in the Zone that objections
had been lodged to the proposed rezoning.
d. To request the completion and return of questionnaires relating to
the proposed rezoning from business and property owners in the
Zone.
METHODOLOGY
1. The names and street addresses of all businesses in the Zone
were compiled by driving around the area. .
2. On the 5th November 2013 a letter and two questionnaires, one for
business owners and one for property owners, were sent to the street
addresses of 185 businesses in the Zone, with a request to business
owners, that if they were not also the property owner, to pass on the
property owners questionnaire to the property owner. A Freepost
envelope was attached to each questionnaire to return the completed
questionnaire to Frankton Rezoning Survey, PO Box 523, Waikato
Mail Centre, Hamilton 3240.
It is recognised that this request would not guarantee that property
owners, who were not business owners, would receive the
questionnaire but, given that a list of property owners was not
available, it was adopted as the best means available to reach
property owners.
RESPONSES
1. Forty-three responses were received from business owners located in
eleven streets within the Zone. Some businesses indicated that they
could not respond because they were local branches of national
businesses and the local manager did not have authority to complete the
questionnaire.
It is considered that the number and distribution of responses is
representative of business owners within the Zone and is a reliable
indication of the concerns of business owners within the Zone.
2. Thirty-four responses were received from property owners located in
eleven streets within the Zone. Enquiries revealed that a considerable
number of business owners did not bother to pass on the questionnaire to
property owners.
It is considered that the number and distribution of responses is
representative of property owners within the Zone and a reliable indication
of the concerns of property owners within the Zone.
Paul Knox
PO Box 27 036
Hamilton
4 November, 2013
Dear Property Owner in the Frankton Commercial Service Zone
In 1999 the Hamilton City Council created the Frankton Commercial Service
Zone (it was previously an Industrial Zone) the aim being to:
recognise its special character as a commercial centre
enable it to continue to develop and redevelop.
The 1999 District Plan drew a clear distinction between commercial and industrial
activities, although it is important to understand that Light Industrial activities are
permitted within a Commercial Service Zone.
The Council now intends to abolish the Frankton Commercial Service Zone and
rezone the area back to Industrial. The Proposed District Plan gives no reason for
this radical action and states that:
Industrial land shall be used for industrial uses
Non-industrial uses shall establish and operate only where they are ancillary to
industrial activities, support industrial activities, or are consistent with industrial land
uses
Non-industrial uses shall not adversely affect the industrial use of the Industrial Zone,
or impact adversely on the strategic role of the Central City as the primary office, retail
and entertainment centre, and the other business centres in the City
Many businesses have been attracted to the Frankton Commercial Service Zone
because of its zoning and special character. A rezoning back to Industrial will impose
restrictions on certain business activities and may require property owners to go
through the expensive process of obtaining Existing Rights Certification or a Resource
Consent. Over time the encroachment of industrial activities will probably devalue the
area.
Because of a lack of communication and consultation by the Council there have been
very few objections to this rezoning. To support those who have objected, it would be
very helpful to obtain some information from business and property owners in the
Zone and it would be appreciated if the attached questionaire could be completed and
returned in the attached Freepost addressed envelope by Monday 18 November.
Please note that this information will be treated as confidential and will not be divulged
to the Hamilton City Council or any other party except as statistical information or by
prior consultation.
The objection will be heard by the City Plan Commissioners on 6 December 9.00 am
– 10.30am at the Waikato Stadium, Level 4. For further information contact Paul
Knox [email protected]
Regards
QUESTIONAIRE FOR PROPERTY OWNERS IN THE FRANKTON COMMERCIAL
SERVICE ZONE
This information is being gathered to enable objectors to the rezoning of the Frankton
Commercial Service Zone to an Industrial Zone to compile statistical information relating
to Property Owners within the Zone. The information will be treated as confidential and
will not be divulged to the Hamilton City Council or to any other party except as statistical
information or by prior consultation.
1. Name of Property Owner
…………………………………………………………………………
2. Street Address of the Property
………………………………………………………………….
3. Postal Address of Property Owner
…………………………………………………………….
4. When was the property purchased?
……………………………………………………………..
5. If the property was purchased in 1999 or before did the fact that the area was
developing as a commercial rather than an industrial area influence your decision to
purchase the property? ………………………………………………………………. Yes
No
N/A
6. If the property was purchased after 1999 i.e. after the area was rezoned Commercial
Service with the intention of encouraging commercial development, did this influence your
decision to purchase the property?……. …………………………… Yes No
N/A
7. Has capital been spent erecting a building on the property for commercial
requirements? ………………………………………………………………………………………
Yes
No
8. Has capital been spent upgrading a building on the property for commercial
requirements? …………………………………………………….……………… Yes
No
9. Are you satisfied with the current zoning and character of the Zone? ……Yes
No
10. Did you receive any communication from the Council advising that the Frankton
Commercial Service Zone is to be rezoned? .………………………………. Yes
No
11. Do you consider that the Zone should be rezoned Industrial? …….…….Yes
No
12. If the Zone was rezoned Industrial would you consider that the Council is being unfair
to property owners who relied upon the current Commercial Service zoning to invest in
property and buildings in the area? …………..……………………………………………Yes
No
13. If the Commercial Service Zone is rezoned Industrial do you consider that your
property would, over a period of time, lose value? …………….…………….……….….Yes
No
Name of person completing this Questionnaire
…………………………………………………
Email Address ………………………… Signature ……………………. Date
…………………
Please return by email to [email protected] or fax to 07 958 8866 by Thursday 5
December
QUESTIONAIRE FOR BUSINESS OWNERS IN THE FRANKTON COMMERCIAL
SERVICES ZONE (Please complete a separate form for each Business)
a. This information is being gathered to enable objectors to the rezoning of the Frankton
Commercial Services Zone to an Industrial Zone to compile statistical information relating
to business and property owners within the Zone.
b. The information in this questionaire will be treated as confidential and will not be
divulged to the Hamilton City Council or to any other parties
c. If the business owner is not the property owner it would be appreciated if the
Questionnaire for Property Owners could be passed on to the property owner.
1. Name of Business
…………………………………………………………………………………
2. Street Address of the Business
………………………………………………………………….
3. Postal Address of the Business
…………………………………………………………………
4. Main activity of the Business
…………………………………………………………………….
5. When was the business established in the Zone
………………………………………………
6. Did the fact that it is a Commercial Services Zone have a bearing on the decision to
establish the business in the zone ……………………………………… Yes
No
7. Has a significant amount of capital been spent to establish the business in the Zone
…………………………………………………………………………………………….. Yes No
8. Are you satisfied with the current zoning and character of the area …………….Yes No
9. Are you aware of any communication from the Council advising that the area is to be
rezoned Industrial ……………………………………………………………………….
Yes
No
10. Do you consider that the area should be rezoned Industrial …………………..
Yes
No
11. If the area was rezoned Industrial would you consider that the Council is being unfair
to businesses who relied upon the current Commercial Services Zone to establish in the
area …………………………………………………………………………………………….
Yes No
12. If the area is rezoned Industrial and deteriorates would your business consider
relocating to another part of the city
……………………………………………………………………Yes No
13. If you relocate is your business likely to relocate to the CBD ……………………Yes
No
Full name of person completing this Questionnaire
………………………………………………
Email Address ……………………………………. Title
…………………………………………….
Signature …………………………………………. Date
…………………………………………….
APPENDIX 2
CONCLUSIONS
PROPERTY OWNERS
1. 79% of the properties were purchased in or after 1999 when the area was rezoned
Commercial Service, indicating that the area was considered a desirable area in which
to invest in property.
2. Of those who purchased property prior to the rezoning from Industrial to
Commercial Service, 75% indicated that the fact that the area was developing as a
commercial rather than an industrial area influenced their decision to purchase the
property.
3. Of those who purchased property after the rezoning from Industrial to Commercial
Service 92% indicated that the fact that the area was rezoned Commercial Service
with the intention of encouraging commercial development influenced their decision to
purchase.
4. 41% of respondents indicated that they had spent capital erecting a building on the
property for commercial requirements.
5. 94% indicated that they had spent capital upgrading a building on the property for
commercial requirements.
6. 100% of respondents indicated that they were satisfied with the current zoning and
character of the Zone.
7. 80% of respondents indicated that they did not receive any communication from
the Council advising that the Frankton Commercial Service Zone is to be rezoned.
8. 100% of respondents did not consider that the Zone should be rezoned Industrial.
9. 100% of respondents considered that if the Zone was rezoned Industrial the Council
would be acting unfairly towards businesses who relied upon the current Commercial
Service zoning to establish themselves in the area.
10. 97% of respondents considered that, if the Frankton Commercial Service Zone
was rezoned Industrial, their property would, over a period of time, lose value.
BUSINESS OWNERS
1. 58% of the businesses were established in or after 1999 when the area was
rezoned Commercial Service, indicating that the area was considered a desirable area
in which to establish a business.
2. 88% of respondents indicated that the business was established in the area
because it was developing as a commercial rather than an industrial area and/or that it
is a Commercial Service Zone.
3. 93% of respondents indicated that they had spent a considerable amount of capital
to establish and maintain the business in the Zone.
4. 100% of respondents indicated that they were satisfied with the current zoning and
character of the Zone.
5. 91% indicated that they did not receive any communication from the Council
advising that the Frankton Commercial Service Zone is to be rezoned. (Because the
Council did not communicate with business owners it is considered that the 9% who
did receive a communication from the Council did so as property owners).
6. 100% of respondents did not consider that the Zone should be rezoned Industrial.
7. 98% of respondents considered that if the Zone was rezoned Industrial the Council
would be acting unfairly towards businesses who relied upon the current Commercial
Service zoning to establish themselves in the area.
8. 80% of respondents indicated that if the area is rezoned Industrial and deteriorates
they would consider relocating to another part of the city.
9. 12% of respondents indicated that if they needed to relocate they would consider
relocating to the Hamilton Central City Zone.
Appendix 3
Appendix 3 consists of the following:
1.
Photos of 13 Devon Road – Metal
Stamping Press Business
2.
Letter to Hamilton City Council
requesting the Metal Stamping
Business to be declared
non-compliant
Heavy Industrial Adjacent to Commercial
Metal Scrap from Stamping Press
APPENDIX 3
11 September, 2013
Mr. Peter R Kirk
Compliance Team Leader
Planning Guidance Unit
Hamilton City Council
Private Bag 3010
HAMILTON 3240
Dear Peter
Re: K & H ENGINEERING LTD
In 1999 a significant area north of the railway line (including Somerset Street and
Devon Road) was rezoned from Industrial to Commercial Service, the stated aim
being to provide “a high standard of environmental amenity within an intensively
developed compact area” and to ensure “that the amenity values of each centre are
protected”. The District Plan made a clear distinction between Commercial and
Industrial activities and the area has developed in accordance with these objectives.
As you are aware K & H Engineering Ltd are conducting the following activities at 13
Devon Road and 21 King Street within this area.
1. The operation of a large and heavy metal stamping press
2. A scrap metal collection business extending beyond scrap generated from the
metal stamping activity
We understand that the business applied to operate under the classification of “light
industry” and do not consider that above activities fall within this classification. The
metal stamping is a manufacturing activity producing large metal items and requiring
the use of a road crane owned and operated by the business to shift raw materials
and finished product. The scrap collection business requires the use of this crane to
shift containers of scrap between the two locations. The two activities also requires
regular visits by large trucks to unload metal sheets and collect manufactured
products and metal scrap. Comments from the owner indicate that he is aware that
his operation cannot be regarded as a Commercial Services activity and a sign
recently placed on the front of the Devon Road premises, “Punching our way through
your work”, rather confirms this. The thumping can still be heard when he is
operating, although not as loud as previously.
In these circumstances we call upon the Council, not merely to issue an Abatement
Notice curtailing the activities of the business, but to declare the business to be noncompliant with a Commercial Services area and order the business to cease conducting
these activities in a Commercial Services area.
Handles & Brass Ltd. 12 Somerset Street, Frankton
Name
Signature
Title
Waikato Designer Tiles 10 Somerset Street, Frankton
Name
Signature
Title
The Tile Warehouse, 9 Devon Road, Frankton
Name
Signature
Title
Waikato Cleaning Supplies Ltd., 25 King Street Frankton
Name
Signature
Title
Parker Commercial Trust (Owner of 25 King Street), 10 Tamihana Avenue, Hamilton
Name
Signature
Title