HERITAGE - RULES Heritage Rules Purpose General Activities Controlled Activities

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1 .2 Hertage Rules.2.1 Purpose The rules are drected at the retenton, as far as possble, of the Dstrct s stock of hertage features for a varety of reasons. Protecton of hertage features s always dffcult and the Councl has taken account of ths. Incentves wll be consdered as part of the protecton and retenton process ncludng acceptance of non-complance wth other rules for actvtes..2.2 General Alteratons to hertage buldngs, structures, features, memorals or precncts shall be deemed to exclude general mantenance. General mantenance ncludes mnor repar of buldng materals by patchng, pecng-n, splcng and consoldatng exstng materals and ncludes mnor replacement of mnor components such as ndvdual brcks, cutstone, tmber sectons, tles, and slates where these have been damaged beyond repar, mssng or subject to deteroraton by weather. The replacement should be of the orgnal or smlar materal, colour, texture, form and desgn as the orgnal t replaces. Any components replaced by way of general mantenance should consttute a mnor part of the total hertage components of the buldng. General mantenance also ncludes general cleanng, done n a way approprate to the hertage fabrc of the buldng. Clarfcaton of Terms For the purpose of ths rule: Demolton means the complete destructon or removal of a hertage buldng, feature, memoral, structure or precnct; Alteraton ncludes any work whch nvolves the addton, alteraton or removal and replacement of any part of any hertage feature, buldng, structure, memoral or precnct, ether nternally or externally; Queenstown-Lakes Dstrct Councl DISTRICT PLAN (October 2011) (but does not nclude): General mantenance; and The total demolton or removal of any tem whch s dentfed as beng of hertage sgnfcance. Buldngs, Places or Objects subject to Hertage Orders Any work affectng buldngs, places or objects that may be subject to Hertage Orders are requred to comply wth the separate procedures specfed n Part 8 of the Act..2.3 Actvtes Controlled Actvtes Category 3 Hertage Items Any alteraton to a buldng, memoral, feature, structure or precnct, lsted n and dentfed as Category 3 n Appendx Dscretonary Actvtes The followng shall be Dscretonary Actvtes, provded they are not lsted as a Prohbted or Non-Complyng Actvty. Buldngs, Memorals, Features, Structures, Precncts Category 1 or 2 Hertage Items Any alteraton to a buldng, memoral, feature, structure or precnct, lsted n and dentfed as Category 1 or 2 n Appendx 3. Category 3 Hertage Items Any demolton of a buldng, memoral, feature, structure or precnct, lsted n and dentfed as Category 3 n Appendx 3. The demolton of any non-hertage tem wthn a Hertage Precnct - 7

2 Landscape Features Any earthworks whch wll alter the physcal shape of the land; any tree plantng; or the constructon of any buldng; on any ste of a landscape feature lsted n Appendx 3. Hertage Trees Any work ncludng under paragraphs a to d below and nvolvng a tree or group of trees lsted n Appendx 3 as hertage trees: (d) removal of any protected tree; or sgnfcant trmmng of any protected tree; or the constructon of any buldng or layng of overhead or underground servces wthn 5m of the base of any protected tree, whether on the ste or not; or any works, ncludng pavng, wthn the drp lne of any protected tree. For the purposes of ths Rule the term any works shall not nclude: Non-Complyng Actvtes The followng shall be Non-Complyng Actvtes, provded they are not lsted as a Prohbted Actvty. Category 2 Hertage Items Any demolton of a buldng, memoral, feature, structure or precnct, lsted n and dentfed as Category 2 n Appendx Prohbted Actvtes The followng shall be Prohbted Actvtes. Category 1 Hertage Items Any demolton of a buldng, memoral, feature, structure or precnct lsted n and dentfed as Category 1 n Appendx 3..3 Resource Consents - Assessment Matters - Hertage removal of trees referred to as tem 209 n Appendx 3 where removal s deemed to be necessary to prevent potental damage to property or people provded any removal must frst be authorsed by Queenstown Lakes Dstrct Councl n accordance wth Councl s Tree Polcy and provded further that any removed tree shall be replaced wth plantng that s approprate and that, where the tree beng removed s part of an dentfable avenue of poplars, such plantng shall be the same or comparable to the speces of trees that s beng removed; mantenance trmmng of hawthorn hedgerows referred to as tem 208 n Appendx 3 provded such work s carred out under the authorty and supervson of a qualfed arborst frst approved by the Queenstown Lakes Dstrct Councl..3.1 General () () The followng Assessment Matters are methods or matters ncluded n the Dstrct Plan, n order to enable the Councl to mplement the Plan s polces and fulfl ts functons and dutes under the Act. In addton to the applcable provsons of the Act, the Councl shall also apply the relevant Assessment Matters set out n Clause.3.2 below..3.2 Assessment Matters In consderng whether to grant consent or mpose condtons, the Councl shall have regard to, but not be lmted by, the followng assessment matters: Queenstown-Lakes Dstrct Councl DISTRICT PLAN (October 2011) - 8

3 Controlled & Dscretonary Actvty - Buldngs, Memoral, Features, Structures any mmedate or cumulatve effects of the demolton or alteraton or addton on local and Dstrct wde hertage values. () () All work should be thoroughly documented. Hstorc evdence should not be removed, destroyed or falsfed, ncludng movable cultural hertage assocated wth hertage structures. where a buldng s part of a group of smlar buldngs or precnct, any adverse effect on the ntegrty of buldng character n the vcnty or the ntegrty of any specal character area, precnct or the Arrowtown Resdental Hstorc Zone or Arrowtown Town Centre Zone. any ablty of the applcant to develop the ste wthout alterng, or demolshng the hertage buldng, memoral, feature, structure and/or the degree of dslocaton of the place from ts hstorcal context. An adjustment on the ste may have lmted adverse effects. A greater dslocaton would be lkely to have adverse effects and the relocaton away from ts hstorcal context would be a substantal adverse effect. (d) any ncentves avalable to the applcant to retan the buldng, memoral, feature or structure. (e) n the case of any place of cultural and sprtual sgnfcance to takata whenua, the adequacy of consultaton and the response to that consultaton. (f) whether t would be approprate to mpose a restrcton on any work nvolvng alteratons or demolton for a specfed tme perod to explore optons to retan the hertage tem or ts key features. (g) n the case of alteratons or demolton, the provson by the applcant of photographs and/or other nformaton relatng to the hertage tem pror to work commencng. (h) Conservaton Prncples Conservaton of lsted hertage structures, ncludng adaptaton, should be carred out accordng to ICOMOS New Zealand Charter for the Conservaton of Places of Cultural Hertage Value and should be n accordance wth the followng accepted conservaton prncples: () () (v) (v) Any conservaton work should be the mnmum requred and reversble where techncally possble. Any conservaton work should be dentfable on close nspecton, date stampng for example, and be vsually and physcally compatble n all respects wth adjacent fabrc. The aesthetc, hstorcal and physcal ntegrty of the cultural property should be respected. (v) Approprately qualfed and experenced conservaton professonals should be nvolved n all aspects of conservaton work. (v) (v) Exstng levels of authentcty of desgn, materals, craftsmanshp and settng should be mantaned. The value of exstng hertage values should not be reduced. Selecton of an Approprate Conservaton Process Where there s authentcty n desgn, conservaton work should respect the archtectural and structural desgns. The choce of conservaton processes ncludes mantenance, repar, stablsaton, restoraton or compatble adaptaton. Where there s authentcty n materals, mantenance and consoldaton of materals related to the sgnfcant perods of constructon are approprate conservaton actvtes. Repar and restoraton are also acceptable usng matchng materals whch are dentfed wth dscretely located date stamps. - 9

4 (j) Where there s authentcty n workmanshp the am of the conservaton treatment s retenton of sgnfcant fabrc and structures through mantenance and repars usng tradtonal sklls or compatble new technques. Authentcty n settng requres the retenton of the relatonshp of the settng wth the structure. Adaptaton of Exterors The followng prncples should be followed when adaptng exterors of lsted hertage structures. () Retenton of Authentcty of Desgn Street Elevaton The street elevaton should be altered least, and f possble not at all. Therefore the preferred elevaton to be altered, f necessary, s a rear or secondary elevaton. Where the buldng s located on a corner, both street elevatons become sgnfcant, and should not be changed. The street elevaton s usually the most mportant elevaton of the buldng, where the dstnctve character of the buldng s presented and whch s of paramount mportance to retan. In some nstances t may not be approprate to add to a hertage buldng. Style and Character The man determnant of the style and character of the buldng should be retaned. The archtectural and aesthetc sgnfcance of a buldng s largely determned by the style of the buldng, and wll gude the desgn of the new alteraton or addton. The style of the buldng should be reflected n the desgn of the buldng n areas such as the level of symmetry, use and artculaton of materals, openngs, skylne, roof forms and detals. Scale Any addton should respect the scale of the authentc buldng and not be vsually domnant. Vsual domnance of addtons wll depend on the scale of the authentc hertage buldng. For small scale buldngs even a small addton may radcally alter the character of the buldng. In general addtons should not comprse the majorty of the buldng. The locaton of the addton should consder effects on the street elevaton(s) as dscussed above. Desgn There should be a vsual dstncton between the authentc buldng and the addton, but addtons should be sympathetc n form, scale, claddng materals, buldng and openng proportons and colour. In order to retan the authentcty and hstorc ntegrty of the hertage buldng, any alteraton or addton should be dstngushable as beng new work. Copyng buldng elements and detals can lead to confuson between authentc and new work, whereas a modern sympathetc addton can enhance the authentc buldng and make a sgnfcant contrbuton to modern archtecture. Restoraton Restoraton of mssng elements on man elevatons s encouraged where there s a hgh level of authentcty of archtectural desgn. Restoraton of elements can only be carred out where there s conclusve evdence of the earler bult form. Authentcty s a major determnant of sgnfcance n hertage buldngs. Mantanng or enhancng authentcty by restoraton, n accordance wth the parameters as set out above, s encouraged. Removal of Addtons The removal of addtons to the buldng s acceptable only where t can be proven that they are of no sgnfcance. - 10

5 Buldngs are modfed over tme, and each modfcaton can add sgnfcance to the buldng. For example an archtect of great mert may have desgned the addton, or the addton was assocated wth a person or event. The retenton of these addtons wll add to the overall sgnfcance of the buldng. Therefore when dscussng authentcty of materals, desgn, craftsmanshp and settng, these later addtons are ncluded as beng worthy of retenton and respect to the same extent as any authentc fabrc. () Retenton of Authentcty of Materals and Craftsmanshp Repar Repar usng materals matchng the physcal composton, texture, form, profle, strength and colour s approprate. Ths apples both to the fnsh and the underlyng substrate. Repar ensures the retenton of the maxmum of hstorc fabrc, ensurng retenton of authentcty of materals and craftsmanshp. The use of napproprate substtute materals can compromse the archtectural desgn of the buldng, as materals whch are not compatble n strength and other physcal characterstcs can result n the destructon of the authentc fabrc. The use of consoldants and waterproof coatngs s not recommended as these materals too can cause the destructon of the authentc fabrc. Smlarly, waterblastng and sand-blastng are not recommended as even at low pressures materals such as brckwork, stonework and lme renders, can be extensvely and rreparably damaged. The cleanng of uncoated masonry buldngs for the sake of appearance only s not recommended. Only where sgnfcant addtonal weatherng or deteroraton s lkely from drt, should cleanng be consdered, and then only by the gentlest possble means. Patna There should be respect for the patna of age of the buldng (e the natural weatherng of buldng materals over tme). (k) An old buldng should not look new. Patna can contrbute sgnfcance to the buldng. Functon An addton to a hertage buldng wll affect the sgnfcance of that buldng. To mnmse any adverse effects, the addton should be the smallest n area to house the functon, and should contrbute greatly to the survval of the buldng. () Settng Retenton of Authentcty of Settng The relatonshp of the buldng wth the settng should be mantaned. The authentcty of the settng s a major determnant of the sgnfcance of a hertage buldng. Therefore the desgn of the buldng n relaton to ts settng should be respected when consderng modfcaton of a lsted buldng. Relocaton s not recommended, except where, as a last resort, ths s the only means of savng the buldng. Where relocaton s the only opton, a ste as close as possble to the authentc should be sought, and one whch mantans the same spatal relatonshp wth the buldng. Adaptaton of Interors () The Retenton of Authentcty of Desgn Plan The sgnfcant plan form of the buldng should be respected. New uses may requre the alteraton of the nternal spaces. However, the plan layout of the buldng s lkely to have hertage sgnfcance. The plan s lkely to reflect the style of the buldng and sequence of spaces. - 11

6 () Prmary Spaces The prmary spaces and ther sequental layout should be respected. Prmary spaces are those most lkely to be seen by the publc and may nclude entrance foyers, lobbes, lfts, stars and major corrdors. The planned sequence of these spaces s also lkely to have sgnfcance to the authentc desgn and should be conserved. Alteratons to nclude servces and new functons should be carred out n secondary spaces. Retenton of Authentcty of Materals and Craftsmanshp any ncentves avalable to the applcant to retan the precnct. (d) any effects on the aesthetc, archtectural, hstorcal and amenty values of the precnct, the buldngs and spaces t comprses and ts contrbuton to the qualty of the envronment n the general localty. Dscretonary Actvty - Landscape Feature any mmedate or cumulatve effects of the proposed actvty on local and Dstrct wde hertage values for present and future generatons. Archtectural Elements Sgnfcant archtectural elements should be conserved. Elements such as archtraves, skrtngs, panelled doors, dado rals, radators, grlles and panellng are usually desgned to be consstent wth the style of the buldng, and are lkely to be of sgnfcance to the buldng. These elements are also valuable hstorc documents n the desgn and use of materals. Hstorc glazng s also of mportance and should be mantaned. Fnshes Sgnfcant fnshes should be conserved. Fnshes such as pressed metal celngs, leather star treads, graned tmber work, and rare wallpaper, are examples of craftsmanshp, and use of materals whch are scarce and can contrbute sgnfcance to the hertage buldng. Ther retenton s essental. Controlled and Dscretonary Actvty - Precncts any mmedate or cumulatve effects of the alteraton or demolton on local and Dstrct wde hertage and hstorcal amenty values. the effect of any alteraton or demolton on the settng of other buldngs, publc amenty spaces or roads wthn the precnct. any effects on how readly understood the partcular landscape may be n a geologcal or geographcal sense. any potental mtgaton measures proposed by the applcant. (d) the sgnfcance of the landscape feature n terms of ts rarty on a local, regonal or natonal scale. (e) v any effect on culturally or hstorcally sgnfcant landscape features. Dscretonary Actvty - Hertage Trees whether the applcant has the ablty to undertake a permtted actvty wthout removal or any major trmmng of the tree. the condton of the tree ncludng any potental hazard. the effect of any trmmng, or dsturbance of the root system, of the tree on ts appearance or health. (d) the effect of any buldng on the vsblty of the tree from a road or publc place. (e) whether the tree or trees are currently causng, or lkely to cause, sgnfcant damage to buldngs, servces or property, whether publc or prvately owned. - 12

7 (f) (g) (h) the provsons of Secton 129 of the Property Law Act. whether the tree or trees serously restrct the development. any substtute or compensatng tree plantng or landscapng proposed. -

J. Build new homes only on lands that are most suitable for development and associated wells and septic systems.

J. Build new homes only on lands that are most suitable for development and associated wells and septic systems. ~ Conservaton Areas are the frst areas to be dentfed when desgnng the subdvson. Development Areas are dentfed only after Conservaton Areas have been desgnated. The applcant and the Plannng Board shall