PART D/A

CANTERBURY EARTHQUAKE RECOVERY

D/A.1 WORKERS TEMPORARY ACCOMMODATION FOR

THE GREATER CHRISTCHURCH REBUILD

OBJECTIVE AND POLICIES

Note: The objective and policies in this section of the Plan are intended to provide a complete
code for workers temporary accommodation to which this section applies.

Objective
Suitable accommodation is available to meet the needs of workers supporting the rebuild of
greater Christchurch following the 2010/11 earthquakes without creating significant effects
over its duration or long term impacts beyond the rebuild period.

Policies
Providing for workers accommodation for the greater Christchurch rebuild

A. To recognise the importance of the availability of workers accommodation during the peak
rebuild period of greater Christchurch by providing for workers accommodation through:
Permanent accommodation that is consistent with the long term outcomes
anticipated for the locality; or
Temporary use of permanent accommodation buildings where the temporary use will
be discontinued by 31 December 2022 and the temporary use may not be consistent
with the long term outcomes anticipated for the locality but will not result in
significant adverse effects for that duration; or
Temporary buildings that will be removed in the period up to 31 December 2022
where the erection and use of buildings may not be consistent with the long term
outcomes anticipated for the locality but will not result in significant adverse effects
for that duration.
Explanation and Reasons

An area of housing pressure in greater Christchurch is accommodating large numbers of people

coming into greater Christchurch to work on the rebuild. The priority of this type of
accommodation is recognised in the Recovery Strategy for greater Christchurch Mahere
Haumanutanga o Waitaha. A range of accommodation types, sizes and locations will be required.
There is likely to be substantial and short-term demand for a large number of temporary units
during the peak rebuild period over a 5-10 year period up to the end of 2022.

Temporary use of permanent buildings for workers temporary accommodation

B. To enable temporary use up to 31 December 2022 of accommodation and non-

accommodation buildings where use of that building for workers temporary
accommodation will not result in significant adverse effects for that duration.

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Explanation and Reasons

The temporary use of buildings such as motels, student accommodation, or commercial buildings
provides a solution for workers accommodation during the peak rebuild period.

Temporary buildings for workers temporary accommodation

C. To manage the potential adverse effects of workers temporary accommodation for the
rebuild of greater Christchurch in accordance with the Guideline for Temporary
Accommodation for Workers managing:
a) Decommissioning; and
b) Location and size of the development; and
c) Site layout and building design; and
d) On-site management.

D. To maintain the zone and neighbourhood characteristics anticipated in the longer term by
requiring that before 31 December 2022, all temporary accommodation buildings be
removed; all use for workers temporary accommodation cease; and the site restored in
accordance with a project decommissioning strategy and the Guideline for Temporary
Accommodation for Workers.

E. To ensure location choice and project design achieves quality living for occupants while
avoiding, remedying or mitigating significant adverse effects on the characteristics of local
neighbourhoods in accordance with the Guideline for Temporary Accommodation for
Workers.

F. To recognise that effective operation of workers temporary accommodation contributes

significantly to its quality and effects by requiring workers temporary accommodation to be
owned and managed as one development including on-site management in accordance
with the Guideline for Temporary Accommodation for Workers.

Explanation and Reasons

These policies seek to ensure that key matters are considered and addressed to achieve quality
accommodation while managing the potential adverse effects on the location. Removal of the
temporary buildings is critical to ensure a development does not have permanent effects on the
environment. The Guideline for Temporary Accommodation for Workers outlines key
considerations and possible responses for location choice, site layout, building design, effective
decommissioning, and on-site management.

RULES
This section of the District Plan a complete code

1. The rules in this section of the District Plan provide a complete code for workers temporary
accommodation activities to which the rules in this section apply. The erection and/or use
of a building for workers temporary accommodation that is a permitted activity, controlled
activity, restricted discretionary activity, non-complying activity or prohibited activity by
virtue of these rules for workers temporary accommodation, retains that status despite
anything to the contrary in the district plan. No other provisions of the district plan
(including objectives, policies, rules and other methods) apply to erecting and/or using
workers accommodation unless specifically referenced in this section.

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TEMPORARY USE OF PERMANENT BUILDINGS FOR
WORKERS TEMPORARY ACCOMMODATION

Permitted Activity Temporary Use Of Permanent Accommodation Buildings For

Workers Temporary Accommodation

2. The erection and/or use of any permanent accommodation building for temporary use for
workers accommodation is a permitted activity if the following standards and terms are
met:

Standards and terms

i. At the time the temporary use commences, the permanent accommodation

building complies with all relevant District Plan requirements or resource consent
for that permanent use; and
ii The temporary use for workers temporary accommodation is only for the period,
or part of the period, up to 31 December 2022; and
iii The temporary use for workers temporary accommodation does not result in an
existing activity on the site failing to comply or increasing the degree of non-
compliance with a rule in the District Plan or resource consent; and
iv On-site management is provided for the workers temporary accommodation.

Conversion from temporary use to a previous use

3. Within 12 months of the cessation of any temporary workers accommodation use of a site,
the previous use of that site may be reinstated, provided that such reinstatement is in
accordance with either:

i. an existing use certificate issued under section 139A of the RMA;

ii. or a resource consent issued under section 114 of the RMA; and
in relation to (i) and (ii) above, the certificate or resource consent was issued prior to
conversion to workers accommodation and was still valid at the time of the conversion.

This reinstatement is permitted whether or not the certificate or resource consent would
have otherwise lapsed or ceased to have effect.

Restricted Discretionary Activity temporary use of permanent non-

accommodation buildings for workers temporary accommodation

4. The erection and/or use of any permanent non-accommodation building for temporary use
for workers accommodation is a restricted discretionary activity if the following standards
and terms are met:

Standards and terms

i At the time the temporary use commences, the permanent non-accommodation

building complies with all relevant district plan requirements or resource consent for
that permanent use; and
ii The temporary use for workers temporary accommodation is only for the period, or
part of the period, up to 31 December 2022; and
iii The site is not located within

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 a Rural or Rural-Residential Zone; or
a Conservation Zone or Open Space 3A or 3D Zone in the Christchurch City Plan;
and
iv On-site parking is provided for use by the workers temporary accommodation at a
minimum of one space per four beds; and
v The temporary use for workers temporary accommodation does not result in an
existing activity on the site failing to comply or increasing the degree of non-
compliance with a rule in the District Plan or resource consent. This standard does
not apply to a density rule for the existing activity; and
vi On-site management is provided for the workers temporary accommodation; and
vii A change of use strategy is provided as part of the temporary use which sets out the
steps that will be followed to change the use from workers temporary
accommodation to the permanent use provided for by the District Plan or resource
consent.

Matters of discretion

In considering any application for resource consent under Rule 4, the Council shall, in deciding
whether to grant or refuse consent and in deciding whether to impose conditions, exercise its
discretion over the following matters:

a) Location suitability; and

b) Period for which the building is used for workers temporary accommodation; and
c) Nature of the permanent use and the effects of the site or building not being
available for that permanent use until after the peak rebuild period; and
d) Nature of on-site management; and
e) Change of use strategy and its implementation; and
f) Parking; and
g) Financial contributions (if applicable under the District Plan); and
h) Monitoring.

Notification

In respect of Rule 4, any applications are not to be publicly notified and are not to be limited
notified.

Other temporary use of permanent accommodation buildings or permanent non-

accommodation buildings

5. Notwithstanding anything to the contrary in Rule 1, for the erection and/or use of any
permanent accommodation building or non-accommodation building for temporary use for
workers accommodation which does not comply with Rule 2 or Rule 4, the relevant district
plan provisions will apply.

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TEMPORARY BUILDINGS FOR WORKERS TEMPORARY
ACCOMMODATION

Permitted Activity Workers temporary accommodation in Christchurch Central

City

6. The erection or establishment of a workers temporary accommodation unit or workers

temporary accommodation complex is a permitted activity if the following standards and
terms are met:

Standards and terms

i The workers temporary accommodation is located on a site in the Central City

Mixed Use Zone of Christchurch City; and
ii No more than 200 people are accommodated in the workers temporary
accommodation; and
iii Where the site shares a boundary with a Living Zone, in relation to that boundary,
all buildings shall comply with the permitted activity development standards in the
District Plan in respect of sunlight and outlook for neighbours; and separation
from neighbours; and
iv There is no alteration or destruction of any building or tree scheduled in the
District Plan; and
v The workers temporary accommodation is only for the period, or part of the
period, up to 31 December 2022; and
vi On-site management is provided for the workers temporary accommodation.

Controlled Activity Workers temporary accommodation for up to 20 people in

specified zones

7. The erection or establishment of a workers temporary accommodation unit or workers

temporary accommodation complex is a controlled activity if the following standards and
terms are met:

Standards and terms

i The workers temporary accommodation unit or workers temporary accommodation

complex is located on a site in:
Christchurch City within the Living 2, 3, 4A, 4B, 4C Zone or Business 1 or 2 Zone
of the City Plan or within the Lyttelton Town Centre Zone of the Banks Peninsula
District Plan; or
Selwyn District within any Living Zone within the greater Christchurch Urban
Development Strategy area as shown on Map A below*, or within the Business 1
Zone; or
Waimakariri District within the Residential 1, 2, 3, 6, 6A, 7 Zone or Business 2
Zone; and

ii No more than twenty people are accommodated in the workers temporary

accommodation on any one site; and

iii The workers temporary accommodation unit or workers temporary accommodation

complex does not result in an existing activity on the site failing to comply or

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 increasing the degree of non-compliance with a rule in the district plan or resource
consent. This standard does not apply to a density rule; and

iv In relation to a boundary adjoining a neighbouring site (not a road boundary), all

buildings shall comply with the permitted activity standards in the District Plan in
respect of sunlight and outlook for neighbours, recession planes, setbacks and
separation from neighbours; and

v On-site parking is provided for use by the workers accommodation at a minimum of

one space per four beds.

vi There is no alteration or destruction of any building or tree scheduled in the District

Plan; and

vii A decommissioning strategy is provided as part of the proposed activity to remove the
unit no later than 31 December 2022 or after it is unoccupied as workers temporary
accommodation for a period of more than 6 months, whichever is the sooner; and

viii On-site management is provided for the workers temporary accommodation; and

ix A site design statement is provided.

Matters of control

In considering any application for resource consent under Rule 7, the Council shall, in deciding
whether to impose conditions, exercise its control over the following matters:
a) Site layout and building design; and
b) The decommissioning strategy and its implementation; and
c) Nature of on-site management; and
d) Car parking; and
e) Financial contributions (if applicable under the District Plan); and
f) Monitoring.
Notification

In respect of Rule 7, any applications are not to be publicly notified and are not to be limited
notified.

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*Map A - Rule 7(i), Rule 8(i) and Rule 9(i)

Restricted Discretionary Activity Workers temporary accommodation unit

8 Except as provided in Rule 6 or 7, the erection or establishment of one workers temporary

accommodation unit accommodating up to 4 people is a restricted discretionary activity if
the following standards and terms are met:

Standards and terms

i The workers temporary accommodation unit is located on a site within the greater
Christchurch Urban Development Strategy area as shown on Map A above*; and
ii The workers temporary accommodation unit does not result in an existing activity on
the site failing to comply or increasing the degree of non-compliance with a rule in the
District Plan or resource consent. This standard does not apply to a density rule; and
iii In relation to a boundary adjoining a neighbouring site (not a road boundary), all
buildings shall comply with the permitted activity standards in the District Plan in
respect of sunlight and outlook for neighbours, recession planes, setbacks and
separation from neighbours; and
iv On-site parking is provided for use by the workers accommodation at a minimum of
one space per four beds.
v There is no alteration or destruction of any building or tree scheduled in the District
Plan; and
vi A decommissioning strategy is provided as part of the proposed activity to remove the
unit no later than 31 December 2022 or after it is unoccupied as workers temporary
accommodation for a period of more than 6 months, whichever is the sooner; and

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 vii On-site management is provided for the workers temporary accommodation; and
viii A site design statement is provided.

Matters of discretion

In considering any application for resource consent under Rule 8, the Council shall, in deciding
whether to grant or refuse consent and in deciding whether to impose conditions, exercise its
discretion over the following matters:

a) Location suitability; and

b) Site layout and building design; and
c) The decommissioning strategy and its implementation; and
d) Nature of on-site management; and
e) Car parking; and
f) Financial contributions (if applicable under the District Plan); and
g) Monitoring.

Notification

In respect of Rule 8, any applications are not to be publicly notified and are not to be limited
notified.

Restricted Discretionary Activity Workers temporary accommodation

9 The erection or establishment of a workers temporary accommodation unit or workers

temporary accommodation complex which does not comply with Rule 6 or 7 is a restricted
discretionary activity if it complies with the following standards and terms:

Standards and terms

i The workers temporary accommodation unit or workers temporary accommodation

complex is located on a site within the greater Christchurch Urban Development
Strategy area as shown on Map A above* but is not located on a site within
a Rural or Rural-Residential Zone; or
a Conservation Zone or Open Space 3A or 3D Zone in the Christchurch City Plan;
and
ii There is no alteration or destruction of any building or tree scheduled in the District
Plan; and
iii A decommissioning strategy is provided to remove the workers temporary
accommodation no later than 31 December 2022 or after it is unoccupied as
workers temporary accommodation for a period of more than 6 months, whichever is
the sooner; and
iv On-site management is provided for the workers temporary accommodation; and
v A site design statement is provided.

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Matters of discretion

In considering any application for resource consent under Rule 9, the Council shall, in deciding
whether to grant or refuse consent and in deciding whether to impose conditions, exercise its
discretion over the following matters:
a) Location suitability; and
b) Number of units; and
c) Site layout; and
d) Building design; and
e) The decommissioning strategy and its implementation; and
f) Nature of on-site management; and
g) Financial contributions (if applicable under the District Plan); and
h) Monitoring.

Notification

In respect of Rule 9, any applications are not to be publicly notified. In respect of Rule 9, any
applications for workers temporary accommodation for up to 200 people are not to be limited
notified.

Non-Complying Activity Workers temporary accommodation

10 The erection or establishment of a workers temporary accommodation unit or workers

temporary accommodation complex which does not comply with Rule 8 or 9 is a non-
complying activity.

Notification

In respect of Rule 10, any applications are not to be publicly notified.

Prohibited Activity Workers temporary accommodation after 31 December

2022

11 Any workers temporary accommodation unit or a workers temporary accommodation

complex, and the use of any building for workers temporary accommodation from 1
January 2023, shall be a prohibited activity for which no resource consent shall be
granted.

Prohibited Activity Subdivision

12 Any subdivision activity creating an allotment on a site occupied by workers temporary

accommodation is a prohibited activity for which no resource consent shall be granted.

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DEFINITIONS
Accommodation building: means residential unit, traveller or visitor accommodation, family flat,
student or educational accommodation, elderly persons housing, retirement complex, or care
home, or similar such activities, and any related accessory buildings, as provided for in the district
plan.

Change of use strategy: means a statement of how the use of a building will change from
workers temporary accommodation to its permanent use including:

Timing including any phasing; and

Alterations required to site, buildings or services for the permanent use.
Decommissioning strategy: means a statement of how all temporary accommodation buildings
will be removed and the site reinstated ready for its anticipated permanent use including:

Building design to facilitate removal;

Timing and phasing;
Remediation works including any clearance of services, landscaping or hard
surfacing;
The use for any buildings or services to remain on site in accordance with the district
plan; and
Responsibility for the successful completion of the decommissioning strategy.
Non-accommodation building: means industrial, commercial, office, retail or other building that
is not an accommodation building, and any related accessory buildings.

On-site management: means functions performed to maintain the quality of the workers
temporary accommodation, to minimise potential adverse effects on the surrounding
neighbourhood, and to provide services to the occupants and must include:

A live-in manager on-site or a nominated occupant as appropriate for the size and
nature of the workers temporary accommodation;
Security services;
Cleaning, maintenance and servicing;
Communication procedures; and
On-site rules and policies.
Peak rebuild period: means the period up to 31 December 2022.

Permanent: means for a period that extends beyond 31 December 2022.

Rural or Rural-Residential Zone: means the following Zones as shown on the relevant District
Plan maps:

In Christchurch City the Rural 1, 2, 3, 4, 5, 6, 7, Rural H, Rural Q and Templeton

Special Rural Zones in the City Plan; and the Rural or Rural Residential Zones in the
Banks Peninsula District Plan; or
In Selwyn District the Inner Plains, Outer Plains, Malvern Hills, High Country, Port Hills
Zones and any Existing Development Area listed in Table C10.1 of the Rural Rules; or
In Waimakariri District the Rural Zone, Mapleham Rural 4B, and the Residential 4A
and 4B Zones.

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Site: means an area of land:

Held in a single Computer Freehold Register; or

Comprised of two or more adjoining Computer Freehold Register held together in
such a way that they cannot be dealt with separately without the prior consent of the
Council; or
For which a separate Computer Freehold Register could be issued without further
consent of the Council.
Site design statement: means an outline of how the project is designed and operated in
accordance with the relevant guidelines for site and building design in the Guideline for
Temporary Accommodation for Workers.

Temporary: means for a defined period, or part of the period, up to 31 December 2022.

Workers temporary accommodation unit: means a temporary building and related

infrastructure used for workers temporary accommodation for no more than 4 people operating
as a household unit with shared facilities.

Workers temporary accommodation complex: means temporary building(s), facilities and

related infrastructure used for workers temporary accommodation for 5 or more people either in
a single unit or in two or more units on the same site. The complex may include provision of
communal facilities such as dining and recreation.

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ATTACHMENT TO RULES: GUIDELINE FOR
TEMPORARY ACCOMMODATION FOR
WORKERS

CONTENTS

Introduction D/A-013

Guidelines for location suitability D/A-015

Guidelines for site and building design D/A-017

Guidelines for on-site management and operation D/A-020

Guidelines for decommissioning D/A-022

Guidelines for communicating with neighbours D/A-023

References to further information and guidance D/A-024

Plan of earthquake damaged wastewater network D/A-025

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INTRODUCTION
Why has this guideline been developed?
This guideline has been developed because special provision must be made to accommodate the
additional workers and their families who will be in greater Christchurch for the rebuild. Housing
demand analysis suggests additional accommodation will be needed for this substantial number
of workers, many of whom will be coming from outside the region. Some will be accommodated in
permanent housing (either existing or new), some in other types of accommodation such as
motels, and others will be accommodated in temporary housing buildings or complexes developed
specifically to accommodate construction workers.

An important part of meeting this housing demand will be to offer options for temporary
accommodation. For example, bulk unit complexes may be desirable for the large construction
gangs who are expected to temporarily migrate to greater Christchurch. The demand for this type
of development, particularly at the numbers anticipated, is unique in New Zealand. Current
District Plans, design guidelines and standards did not anticipate this type of temporary
accommodation so have few rules, standards or guidance that apply to such a situation.

This imperative for workers accommodation is for the short term only. At the same time, this
accommodation still needs to be of high quality and suitably located, have minimal if any impacts
on surrounding neighbourhoods, be effectively operated, and be guaranteed as temporary only.
This guideline therefore responds to the gap in current guidance on this unique type of
accommodation.

Purpose of the guideline and how to use it

This guideline is intended to assist in delivering high-quality temporary accommodation to support
the rebuild, with resulting benefits for the occupants, existing communities that host the
accommodation, and greater Christchurch.

The purpose of this guideline is to:

outline considerations for planning and designing workers temporary

accommodation in a way that encourages innovative and high-quality development
provide guidance to applicants and councils on the key considerations in determining
resource consent applications
provide information to existing residents and communities on critical considerations
for workers temporary accommodation.
The guideline complements District Plan provisions for workers temporary accommodation. It
sets out considerations and good practice examples. However, as each case will be different, the
various considerations and examples may be more relevant in some situations than in others.

Other consents and approvals

This guideline is specifically about temporary accommodation for workers and is specifically about
design and planning considerations. It is to assist in assessments by Christchurch City Council,
Selwyn District Council and Waimakariri District Council under the Resource Management Act. It
is not intended to apply to building consents or other regulatory assessments by the greater
Christchurch councils. In addition to resource consent, a workers accommodation project may
require consent or approval under the Building Act, Health Regulations, or under the Resource
Management Act from Environment Canterbury. A separate information sheet is available on
broader regulatory requirements.

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Who has prepared the guideline?
As part of the new District Plan provisions for workers temporary accommodation, this guideline
has been prepared jointly by the Canterbury Earthquake Recovery Authority, Christchurch City
Council, Selwyn District Council, Waimakariri District Council, Environment Canterbury, New
Zealand Transport Agency and Te Rnanga o Ngi Tahu. Staff from the Stronger Christchurch
Infrastructure Rebuild Team, Hawkins Construction and Fletchers EQR have also provided input.

Principles
This guideline has four overarching principles guiding the development of workers temporary
accommodation.

1. Workers temporary accommodation is designed to respond to the characteristics of the

locality and avoid, remedy or mitigate significant adverse effects on the characteristics of
local neighbourhoods.
2. Workers temporary accommodation provides high-quality accommodation with good on-
site amenity.
3. On-site management and operation of workers temporary accommodation effectively
contribute to high-quality accommodation for occupants and minimise impacts on
surrounding neighbourhoods.
4. Workers temporary accommodation is genuinely temporary in place no longer than 31
December 2022.

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GUIDELINES FOR LOCATION SUITABILITY
It is acknowledged that workers temporary accommodation is only there for the short term and
may be of a modular, repeated or re-locatable style that would not normally be expected in a
residential or commercial environment. It is not expected that temporary accommodation can fully
integrate into an existing community, nor is it expected that temporary accommodation will have
only minor effects. However, site selection, site design and building design can help to avoid
significant adverse effects on existing neighbourhoods and to provide suitable accommodation for
occupants.

Location suitability Examples of good practice

considerations

Consideration 1: Key measures

Location suitability
Location in the Christchurch central city is encouraged.
Whether a site is suitable Location within the existing urban areas, particularly in existing
for workers temporary residential or commercial areas, is encouraged.
accommodation will be
assessed on a case-by- Locations with incompatible adjoining or nearby uses should be
case basis, taking into avoided. Large developments should not be undertaken next to
sensitive activities such as schools, because they may affect the
account:
amenity, character or social aspects of the area. Sites should not be
chosen if adjoining uses generate significant effects on the workers
the scale of the
that are not mitigated (eg noise, discharges or hazardous substance
development
risk).

who will occupy Water, wastewater and stormwater infrastructure should be available to
the complex and the the site and have the capacity required for the number of workers in
nature/location of the the accommodation. Locations within the existing urban area have
occupants work more infrastructure availability. Areas where infrastructure capacity is
not currently available or is particularly fragile is shown as the pink
transport options area on the map attached to this guideline (Christchurch Wastewater
Overview Map).
adjoining uses
The land should be physically suitable for this type of accommodation.
the availability and It will usually be necessary to avoid areas of flood risk, sensitive aquifer
capacity of infrastructure zones, sites on the listed land-use register, or other sites with physical
to service the site constraints, unless the specific site, design or duration of the
accommodation provides exceptions for developing there.
physical
constraints and hazards Other considerations
such as flood risk.
Location in medium or high density residential zones may be more
appropriate than low density residential zones.
Location near to work site(s) and near to public services and facilities
such as retail and entertainment areas is encouraged.
The suitability of the location will depend on the scale, nature and term
of the development. For example, if migrant workers are living in
accommodation on short-term rotation (eg, three-month rotation for a
five-year period), a development may be acceptable in an industrial

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 zone or close to the airport, but this location is less likely to be
acceptable for workers who are employed for a continuous 10-year
period.
Sites should not displace permanent uses that are planned within an
overlapping timeframe. For example, it would be inappropriate to
choose a greenfield residential site that will be needed for permanent
residential development before the temporary accommodation units
are due for removal. Similarly, it would be inappropriate to use a
commercial building if that type of building is in high demand due to
displacement.
An acceptable size of development will be smaller in a low-density
residential area than in a high-density residential, commercial or
mixed-use area
The nature of transport arrangements to be provided for occupants will
determine the appropriate distance between the accommodation site
and the primary work site(s). For example, a distance within 5km would
be desirable if no transport is to be provided between the two sites, but
a distance of up to 10km would be acceptable if transport is provided.
Selecting a location where public transport options are available, such
as to work sites and retail/entertainment centres, is encouraged.
The traffic and transport effects of a location include how the
development will affect amenity, traffic safety and transport efficiency.
The nature of the effects depends on the size of the development and
the type of road used for access to the project site. Selecting a site
which avoids significant traffic or transport effects is encouraged.

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GUIDELINES FOR SITE LAYOUT AND BUILDING DESIGN
The standard of the design of buildings and the layout and orientation of buildings and activities
on the site are a major influence on both the quality of the accommodation and its effects on the
surrounding neighbourhood. Although the development is temporary, it may be the primary
residence for an occupant for a number of months or years. A temporary accommodation project
may be larger and more intense than anticipated and may have some temporary adverse effects,
but site design can help to minimise the effects on the surrounding neighbourhood.

Site layout and building Examples of good practice

design considerations

Consideration 2: Key measures

measures
Minimising effects on Buildings such as the managers residence, site office, communal
existing neighbourhoods facility, or other buildings which are not individual units should be
located on street frontage if they assist in creating a compatible street
frontage and a street address.
It is desirable that Facilities or services on the site that are to be available for public or
developments are community use should be located on street frontages to limit public
compatible with the access through the site. This will also help to create a street address.
streetscape and mitigate Fencing and landscaping along road boundaries should be provided.
potential effects on the Road fencing should not provide extensive lengths of solid screening
amenity of an any fencing above 1m height should be at least 50 per cent
established transparent.
environment. This is a Building placement and orientation should internalise effects such as
particular consideration noise or lighting rather than directing effects towards neighbouring
for residential sites. Design and layout should achieve the noise standards for the
environments. zone in the District Plan. Screening or landscaping around outdoor
activities that generate effects also helps to internalise effects.
Other considerations
considerations
Screen fencing between 1.8m and 2m should be provided along
boundaries adjoining residential neighbours. Fencing should be
designed to be compatible with the adjoining use; for example, security
fencing is not compatible with a residential environment. Landscaping
along boundaries is also encouraged.
A separation between residential boundaries and buildings, service
areas and recreation areas is encouraged. For example, it might take
the form of a 3m setback.
The site can be designed to link with existing neighbourhood services,
for example by providing an appropriate location for vehicle and
pedestrian access points.
The working patterns of the occupants and the timing of traffic
movements will influence how compatible the development is with
surrounding uses. For example, a large site with shift workers travelling
late at night may not be suitable in a residential area.
Location and design of carparking and vehicle accessways should
minimise internal traffic movement, minimise vehicle movements and
avoid locations next to neighbouring sites.

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Consideration 3: District Key measures
Plan guidance on site If buildings and related services comply with the standards in the
and building design District Plan for permanent buildings, the project design is more likely
to be similar to what the District Plan anticipates for the location. This
The District Plan measure is particularly relevant in the residential environment, and
provides relevant should be given particular attention near site boundaries, for example,
guidance on appropriate in relation to height and setbacks from boundaries.
site and building design
to achieve the outcomes
anticipated for the zone.

Consideration 4: Unit Other considerations

and building design Where communal facilities are provided (for example, cooking, dining,
showers or recreational facilities), individual units can be small, for
example a floor area of 14m2 may be appropriate.
The appearance and Where units are completely self-contained with no communal or on-site
design of workers facilities, individual units should be larger to provide more living space
temporary units and within each unit.
buildings is not expected Buildings that are highly visible from adjoining residential sites can use
to be to the standard materials, finishes, designs and techniques to minimise effects. For
anticipated for example, large continuous walls could be broken, or changes in building
permanent height and scale could be used to be more compatible with the building
accommodation. bulk anticipated by the District Plan.
However, the choice of The design and appearance of large communal facility buildings are of
materials, type of particular importance as these buildings are often a focus and
construction, building significant visual feature of a site.
size, design, and layout
can contribute to a There may be location-specific considerations relevant to building
development that design. For example, design, construction and operation to reduce
minimises impact on the noise may be relevant in some locations near the airport or heavy
neighbourhood while industry for noise insulation. Another example of location-specific
providing quality living considerations would be effects relevant to a special amenity area
identified in the district plan.
space for occupants.
Providing weather protection at unit and building entrances is
encouraged.
Units can be designed, constructed and located to make the most of
the sun and to provide a warm and dry living environment.
Building design should facilitate building removal or relocation as
proposed in the decommissioning strategy.

Consideration 5: On-site Other considerations

facilities and services Sites should either be connected to council water, stormwater and
wastewater networks, or be self-contained. Each site will need to
The need for on-site determine the expected demand on services and how that demand will
facilities and services be met.
will be identified on a
case-by-case basis Communal facilities and services provided on-site will depend on the
depending on the nature needs of the occupants. For example, a recreation facility may be
and size of the warranted on a site of more than 100 workers. Alternatively, on-site
facilities may not be necessary where public services and facilities are
development. On-site
operating close by.
facilities will help to

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improve the quality of Where communal recreation or open space is provided, it is not
accommodation, necessary to provide open space with each unit, but this design is
contribute to the encouraged.
successful operation of There needs to be servicing arrangements and adequate space for this.
the site, and reduce any For example, the site may manage its own solid waste or may rely on
impact beyond the site. the council service. The site may offer laundry service or laundry
facilities may be contained in each unit.

Consideration 6: Parking Key measures

and access Where communal transport services are provided or public transport
will be used between the accommodation site and work site, a
Providing appropriate minimum of one parking space per four occupants should be provided.
parking and access Where no transport services are provided, the District Plan parking
contributes to meeting requirements provide relevant guidance.
the needs of occupants
while also avoiding or Where transport services are provided, a bus or van drop-off/pick-up
mitigating effects on the area should be provided within the site.
streetscape. Parking Communal transport services to both work sites and other activities
needs will depend on the should be provided on sites with more than 100 occupants.
characteristics of the Other considerations
occupants and the
transport services Where developments accommodating over 200 people have road
provided. frontage to the Strategic Road Network (as defined in the Canterbury
Regional Land Transport Strategy), access should be provided to
another road unless this is not reasonably practicable.
Grouping parking spaces together will reduce vehicle movements within
the site.
Avoid parking areas and accessways that adjoin residential neighbours
as far as possible.
Providing secure, covered cycle parking is encouraged.

Consideration 7: Key measures

Incorporating safety and Site layout and features should incorporate key crime prevention
security into design through environmental design (CPTED) principles. For example, they
should provide good internal site lighting, and avoid high fencing or
Adopting the principles planting at the street frontage. A reference to the national CPTED
of crime prevention guidelines is provided at the end of this guideline.
through environmental
design (CPTED) and Other considerations
considerations
limiting the potential for
A locking system for the doors and windows of each unit will provide
hazards and risks will
security.
contribute to providing
accommodation that is There should be suitable access for emergency vehicles and on-site
safe for the occupants emergency management procedures.
and local community.

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GUIDELINES FOR ON-SITE MANAGEMENT AND OPERATION
The quality of workers temporary accommodation projects will be improved through
comprehensive management. In addition, the potential adverse impacts are likely to be reduced
where accommodation is comprehensively managed as a complex. Depending on the size and
nature of the accommodation, management as a complex may include providing services such as
cleaning, catering, security, transport, health services, social support and communal recreation
facilities.

On-site management Examples of good practice

considerations

Consideration 8: Key measures

On-site management arrangements should be in place. The type of on-
On-site management site management involved will depend on the size and nature of the
arrangements complex. For example, for accommodation for less than 10 people, a
nominated occupant could provide the on-site management role. For
medium sized complexes, an appointed professional property manager
could provide management services. For larger complexes a full time
Effective on-site live-in manager would be required.
management
contributes significantly Other considerations
to the quality and Depending on the size and nature of the project, a written
successful operation of management plan will set out all site management procedures and
accommodation, and rules including:
minimises potential
roles and responsibilities
impacts on the local
community. procedures for communication with neighbours and community
servicing, cleaning and maintenance arrangements
security and crime prevention measures
On-site management drug and alcohol policy
linked to employment
arrangements can be management of transport of workers
most effectively health and safety measures
maintained and
emergency management
administered on an on-
going basis. animal control
catering arrangements
noise management
on-site behaviour expectations
management of disturbances
parking management
public facility management
management of requests and complaints.
Linking the on-site rules to employment arrangements increases the
status of those rules. It is possible to make this more formal link if
occupancy is arranged through a specific employer.

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Consideration 9: Support Other considerations
services
Providing appropriate support services for example, pastoral care and
Providing workers with migrant support is encouraged.
broader support will help
to improve the overall
quality of accommodation
and help to integrate
them into the local
community.

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GUIDELINES FOR DECOMMISSIONING
While the rebuild will continue for many years, its peak is anticipated to occur over a 5- to 10-year
period. It is during this peak period that the majority of construction workers and the associated
purpose-built accommodation will be required in greater Christchurch. As the standard District
Plan expectations are being varied to provide for this special type of accommodation, it is critical
that the temporary buildings are removed so that each development is indeed temporary and
does not permanently affect the environment. A decommissioning strategy will provide confidence
that these buildings are genuinely temporary and will set up the mechanisms for their removal.

Decommissioning Examples of good practice

considerations

Consideration 10: Key measures

Decommissioning strategy
A decommissioning strategy should be in place to confirm the
long-term plan for buildings, phasing of decommissioning and
removal of buildings and how the site will be reinstated ready for
Workers temporary its anticipated permanent use.
accommodation will be All temporary units must be removed by 31 December 2022, or
assessed on the basis that it earlier.
does not become permanent
accommodation. Other considerations

Building design should be a consideration in the

An enforceable
decommissioning strategy to ensure design does not inhibit the
decommissioning strategy is a
implementation of the strategy.
critical component of any
workers temporary Use of legal instruments to assist make future owners aware of
accommodation project. the removal requirement or provide an additional means of
assuring removal are encouraged, for example an encumbrance
may be registered.
After it has been used for workers temporary accommodation, a
site may need to be remediated to make it suitable for its
anticipated long-term use.
If landscaping of the site has been completed, it may be
possible to retain some or all of the landscaping at the
reinstatement stage.

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GUIDELINES FOR COMMUNICATING WITH NEIGHBOURS
It is important to keep adjoining neighbours and the wider neighbourhood informed about the
project as it develops and also during operation so that a project can respond to perceived or
actual concerns about the accommodation. Communication procedures will normally be part of
the site management plan but are also a consideration during the design phase. While the new
District Plan provisions may not require the approval of affected parties and may not require
limited notification for a workers temporary accommodation project, communicating with
neighbours is encouraged.

Communication Examples of good practice

considerations

Consideration 12: Other

Other considerations
Communicating with A written communication statement or plan can identify:
neighbours throughout the key points of contact for the accommodation project during
design, development and the design, development and operation of the complex
operation of the
accommodation project will contact details of immediate neighbours and any local
help to contribute positively to neighbourhood groups
the local neighbourhood and when neighbours will be notified and about what.
minimise effects on
Key times to notify neighbours may be during site selection,
neighbours. when the design is complete, when construction is due to start,
when occupation commences, key phases of occupancy
changes, and when decommissioning commences. More
regular communication during operations may be appropriate
depending on the size of the accommodation complex.
Information that may be of interest to neighbours includes the
site design, occupancy numbers, staffing, site management
rules, on-site management arrangements, safety/security
arrangements and occupants employment locations.
Information that may be of interest to occupants includes
opportunities to participate in or support community activities,
sport and other recreational or cultural activities.
Larger accommodation projects may hold regular meetings or
events with neighbours to discuss operational matters.

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REFERENCES TO FURTHER INFORMATION AND GUIDANCE
The following information and guidance are either referred to in this guideline or provided as
additional references in considerations for the design, assessment and operation of temporary
accommodation for workers.

National Guidelines for Crime Prevention through Environmental Design in New Zealand (Ministry
of Justice, November 2005)

Part 1: Seven Qualities of Safer Places: [Link]

publications/n/national-guidelines-for-crime-prevention-through-environmental-design-in-
new-zealand-part-1-seven-qualities-of-safer-places-part-2-implementation-guide-november-
2005/publication

Part 2: National Guidelines for Crime Prevention through Environmental Design in New
Zealand Part 2: Implementation Guide: [Link]
publications/n/national-guidelines-for-crime-prevention-through-environmental-design-in-
new-zealand-part-2-implementation-guide

Council information on planning and resource consent applications

Christchurch City Council:

[Link]

Selwyn District Council: [Link]

Waimakariri District Council: [Link]

[Link]

Non-resident worker accommodation: Guideline for locating and designing high quality
accommodation facilities (Queensland Urban Land Development Authority, Guideline No. 3,
August 2011): [Link]

Workers accommodation, Processes and standards (International Finance Corporation and

European Bank, November 2009):
[Link]
ainability/publications/publications_gpn_workersaccommodation

Information about the New Zealand Building Code: [Link]

building-code

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