Variation 2 – Coastal Hazards

On 16 January 2025 the Te Tai Poutini Plan (TTPP) Committee accepted the Summary of Submissions for Variation 2 – Coastal Hazards, and Approved Notification of a Further Submissions Period 17-31 January 2025.

This means if you submitted on Variation 2, you can choose to make a further submission in support of or opposition to other submissions.

Background

The changes to Coastal Natural Hazard Mapping were the second variation to the first version of the Plan.

This second variation was originally notified on 27 June 2024 to highlight changes to coastal hazard mapping overlays from improved Light Detection and Ranging (Lidar) data. 

Submissions closed 30 August 2024. In total 112 were received on the Variation.

Originally the public was invited to submit on the changes to the overlays (or maps) only, as there had been no change to the objectives, policies and rules that would apply to properties under the new mapping. This changed for the renotification.

After hearing from community members at TTPP Committee meetings, and hearings on the proposed plan, Variation 2 reopened for submissions on any part of the coastal hazard provisions including:

• the coastal hazards maps (which are the same maps as notified in Variation 2); and
• the coastal hazard objectives, policies and rules (which are the same as those in the notified version of the TTPP).

Anyone who had already made a submission on Variation 2 – Coastal Natural Hazard Mapping, were informed that their submission was still valid and would be transferred into this new submission process and without needing to do anything else, unless they also wished to provide a submission on the proposed objectives, policies and rules.

The following options available for Variation 2 were made available:

• retain the original submission on Variation 2 (if applicable) so no further action is required.
• write a whole new submission on the updated maps plus the coastal hazard provisions, or
• expand on the current saved submission by simply sending in feedback on the coastal hazard provisions, which would be added to the current submission.

Further Submissions on TTPP Variation 2 – Coastal Hazards open on Friday 17 January 2025 and close at 5pm on Friday 31 January 2025.

The Hearing for Variation 2 is scheduled to take place in March 2025, and will include Hearings in Westport and in Hokitika. All submitters will be kept updated about the scheduled hearing.

Submission points received on coastal hazards during the Natural Hazards submission period, will be heard alongside submissions on Variation 2, at the March hearing.

All submissions can be found at Submissions on Variation 2 – Te Tai o Poutini Plan | West Coast District Plan

All further submissions can be found at Further submissions on Variation 2 – Te Tai o Poutini Plan | West Coast District Plan

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What is proposed?

Coastal hazards (coastal erosion and inundation) in the proposed TTPP were mapped using the most accurate data and modelling available at the time. High accuracy LiDAR data was available for the Hokitika and Westport township areas as it had already been carried out for the planning of coastal and river protection works for those towns. The rest of the coast was mapped using lower accuracy space shuttle data.

More recently, improved LIDAR data like that used in Hokitika and Westport has become available for the remainder of the coast excluding the area north of Hector and south of Jackson Bay. This has meant the modelling work has been able to be updated to more accurately show the risks from coastal hazards. The TTPP Committee is proposing a Variation to the Plan to update the mapping accordingly and to allow for submissions on the notified version of the objectives, policies and rules relating to this mapping.

The coast from the northern bank of the Taramakau River to Cobden (including Greymouth), from Hector north to Kahurangi Point, and south of Jackson Bay are not included in this variation to the Plan as updated data and modelling for those areas is still being developed.

How does this impact me?

The new mapping updates three of the hazard overlays which determine the rules that
would apply:

• Coastal Hazard Severe
• Coastal Hazard Alert
• Coastal Hazard Setback

These hazard overlays were included as part of the proposed TTPP, but the new mapping
Variation updates these in many places.
The impact of the new mapping varies in different areas. It shows increased coastal hazard
risk for some properties and reduced risk for others. Some properties may have larger or
smaller areas of the hazard overlays on them, for other properties there might be a change
from one type of hazard overlay to another, or a combination of these things.
The level of coastal hazard risk on a property influences the activities that can be
undertaken there, so it is important you are aware of the proposed changes and take the
opportunity to have your say.

What rules apply?

The rules do not have legal effect until decisions on the proposed Plan are made after the hearing of submissions. However, the rules currently say: 

Within the Coastal Hazard Setback Overlay 

• There are no rules that apply to existing buildings 
• A resource consent (restricted discretionary activity) to build a new house is required – this will need to include a natural hazard assessment saying how the house will be designed and built to ensure it is safe from the coastal hazards. 

Within the Coastal Hazard Alert Overlay 

• Existing buildings can stay in their location and if destroyed can be rebuilt within a 5 year timeframe
• Additions and alterations to existing buildings where there is no increase in habitable rooms (like bedrooms or living areas) are also permitted 
• New unoccupied buildings like garden sheds or garages are able to be constructed 
• New houses, and addition of bedrooms or living areas require a Discretionary Activity Resource Consent. In order to get approval to build, this would require detailed technical evidence to show that the coastal hazard risk is mitigated. 

Within the Coastal Hazard Severe Overlay 

• Existing buildings can stay in their location and if destroyed can be rebuilt within a 2- year timeframe
• Additions and alterations to existing buildings where there is no increase in habitable rooms (like bedrooms or living areas) are also permitted 
• New unoccupied buildings like garden sheds or garages are also able to be constructed 
• New houses, and addition of bedrooms or living areas require a Non-complying Activity Resource Consent. The proposed Plan has strong policy discouraging new development in this overlay. Applicants would need to prove that the proposal is not inconsistent with those policies with detailed technical evidence supporting that position.

Natural Hazards Objectives

The following Objectives are proposed for Natural Hazards – including Coastal Hazards:

NH – O1 To use a regionally consistent, risk-based approach to natural hazard management. 

NH – O2 To reduce the risk to life, property and the environment from natural hazards, thereby promoting the well-being of the community and environment.  

NH – O3 To only locate critical infrastructure within areas of significant natural hazard risk where there is no reasonable alternative, and to design infrastructure so as not to exacerbate natural hazard risk to people and property.

NH – O4 To ensure the role of hazard mitigation played by natural features that minimise impacts of hazards including wetlands and dunes is recognised and protected.

NH – O5 To recognise and provide for the effects of climate change, and its influence on the frequency and severity of natural hazards.

NH – O6 Measures taken to mitigate natural hazards do not create or exacerbate adverse effects on other people, property, infrastructure and the environment. 

Natural Hazard Policies

The key policies which are proposed to apply to Coastal Hazards are:

NH – P1 Identify in natural hazard overlays areas at significant risk from natural hazards.

NH – P2 Where a natural hazard has been identified and the natural hazard risk to people and communities is unquantified but evidence suggests that the risk is potentially significant, apply a precautionary approach to allowing development or use of the area. 

NH – P3 When managing natural hazards: 

1. Promote the use of natural features and appropriate risk management approaches in preference to hard engineering solutions in mitigating natural hazard risks; and
2. Avoid increasing risk to people, property and the environment; while
3. Recognising that in some circumstances hard engineering solutions may be the only practical means of protecting existing communities and critical infrastructure.  

NH – P4 Natural hazard assessment, managed retreat locations and resource consent applications will consider the impacts of climate change. In particular the following matters will be considered:

1. Change in sea level;
2. Altering of coastal processes;
3. Increased inundation of low lying areas;
4. Changes in local temperatures;
5. Changes in rainfall patterns; and 
6. Increase in cyclonic storms. 

NH – P5 When assessing areas suitable for managed retreat, the following matters will be considered:

1. That the natural hazard risk of the area is less than the existing location, and 
2. The potential future need to protect the community and associated infrastructure by hazard mitigation works.

NH – P10 Avoid development of sensitive activities within the Coastal Severe Hazard and Flood Severe Hazard overlays unless it can be demonstrated that:

1. The activity has an operational and functional need to locate within the hazard area; and
2. That the activity incorporates mitigation of risk to life, property and the environment, and there is significant public or environmental benefit in doing so. 

NH – P11 Allow development in the Land Instability Alert, Coastal Alert and Flood Susceptibility overlays where:

1. Mitigation measures avoid risk to life and minimise risk to property and the environment; and
2. The risk to adjacent properties, activities and people is not increased as a result of the activity proceeding.

NH – P12 When assessing the effects of activities in natural hazard overlays consider:

1. The effects of natural hazards on people, property and the environment;
2. Technological and engineering mitigation measures and other non-engineered options; 
3. The location and design of proposed sites, buildings, vehicle access,  earthworks and infrastructure in relation to natural hazard risk;
4. The clearance or retention of vegetation or other natural features to mitigate natural hazard risk;
5. The timing, location, scale and nature of any earthworks in relation to natural hazard risk;
6. The potential for the proposal to exacerbate natural hazard risk, including transferring risk to any other site.;
7. The functional or operational need to locate in these areas; and
8. Any significant adverse effects on the environment of any proposed mitigation measures.

How to find out more

View the changes for yourself online

The map viewer will allow you to view the original overlays plus the Variation 2 updates.

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Questions

All queries regarding this proposed variation or the TTPP in general can be addressed to the TTPP Team at info@ttpp.nz, 03 768 0466, or 0508 800 118.

For more information about this variation and an evaluation of the proposed changes, please read the report prepared in accordance with section 32 of the Resource Management Act 1991, and the report below: