Panel recommends allowing heritage baches to stay for 35 years

Baches at Taylors Mistake, Hobsons Bay and Boulder Bay that are at low risk of natural hazards will be able to stay for 35 years if the Christchurch City Council accepts a Hearings Panel recommendation.

Baches have been a feature of the landscape at Taylors Mistake for more than 100 years. There are 45 baches dotted along the coastline from Hobsons Bay to Boulder Bay. All the baches are on publicly owned legal road, which guarantees the public a right of access.

Baches have been a feature of the landscape at Taylors Mistake for more than 100 years.

The baches have previously had Council permission to occupy the unformed road, but the last licences lapsed in 1986.

Councillor Sara Templeton, who Chairs the Hearings Panel set up to consider the baches' future, says the panel considered the future of the baches in light of the submissions received during public consultation.

Many submitters focused on the heritage and character of the baches, especially considering the many heritage buildings that were lost in the 2011 earthquake. There was a strong desire among submitters to retain what little heritage the city has left.

The panel also received expert advice on natural hazards and their possible mitigation, and issues around public access.

“We have worked hard to come up with a recommendation to Council that takes into account the interests of the Council, the public and the bach owners,” Cr Templeton says.

The panel will recommend that, if the natural hazard is proven to be acceptable, the Council offers bach owners a 35-year licence, with conditions to protect heritage, mitigate medium to high-risk natural hazards, and maintain the character of the area.

Heritage assessments have not yet been completed for all baches.

A licence will allow a bach to be used for temporary accommodation and allow casual holiday letting for up to 20 nights each year. The licence fee will be based on market value determined by a registered valuer and be reviewed every five years. Owners will be able to transfer baches to family members only.

The Council would use funds raised by the licence to enhance the area.

If the recommendation is accepted, owners of heritage baches assessed as being at low risk from slope instability hazard will be issued a licence as soon as possible.

The owners of baches currently assessed as being at high risk from a slope instability hazard will be issued a two-year licence to enable them to carry out mitigation work at the site, but they will not be able to stay at the bach overnight. There will be no fee for this licence. Once the hazard is mitigated, they will be offered a 35-year licence.

Those who own baches currently assessed as being at moderate risk from a slope instability hazard will have a similar two year licence and will be permitted to stay at the bach for up to 10 nights.

“Consultation showed us that people are concerned about the loss of heritage and exposure to hazards,” Cr Templeton says. “I think this recommendation reflects that, and gives the bach owners certainty into the future.”

Other conditions of the licence cover aspects such as bach maintenance responsibilities, additions and alterations to a bach, and public liability insurance.

The Council will consider the Hearings Panel's recommendations next month.