Copyright is owned by the Author of the thesis.  Permission is given for 
a copy to be downloaded by an individual for the purpose of research and 
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ACCOMMODA'rION FOR I TINERANT VISITORS TO PALMERSTON NORTH 

A Thesis Presented in Partial Fulfilment of the Requirements 

for the Degree of Master of Arts in Geography 

at Massey University. 

By 

GAVIN SPENCER BAYLISS 

Massey University 

1970 



ii 

PREFACE 

This thesis investigates all accommodation which has operated 

in Palmerston North and is especially suited for the itinerant visitor. 

It is necessary at the outset to define terminologies used 

within the context of the thesis . 

'Itinerant visitors' comprise all those persons who do not 

live in Palmerston North, and who stay from day to day at an accommoda­

tion house in the city. 

'Accommodation' for the purpose of this thesis comprises all 

those buildings in Palmerston North whose business is to provide over­

night lodging for the itinerant visitor at any time during the year. 

This accommodation comprises all private and licensed hotels, motels, 

motor hotels and camping ground cabins . 

'Private Hotels' are defined by the fourth schedule of the 

Town and Country Planning Regulations 1960 and Ordinance 1, Clause 3 

of the Code of Ordinances as being 'a residential building not being a 

licensed hotel in which board
1 

and lodging
2 

is provided for five or more 

lodgers for reward or payment.' 

'Licensed Hotels' provide the same services as the Private 

Hotel, but have the additional service of a publican's licence issued 

under the Licensing Act, 1908. 

'Motels' are defined by the fourth schedule of the~ 

and Country Planning Regulations, 1960, and Ordinance 1, Clause 3 of 



iii 

the Code of Ordinances as being 'land and one or more buildings 

principally for the day to day accommodation of travellers by road and 

their vehicles , and includes as accessory to the principal use, any 

service or amenities provided on the site such as fuelling of vehicles, 

shops, restaurants, bathrooms , bathhouses and swimming pool, playgrounds 

and the like.' 

However, this definition of a motel could also be applicable 

to some licensed and private hotels , and to give the term 'motel' a more 

defined application the Ministry of Works3 have suggested the following 

requirements for motels: 

1 1. Accommodation units which are self-contained in respect of 

entrance, bedsitting room (including linen), bathroom, and 

toilet facilities. 

2. At least one off- street parking space adjacent to each unit 

for guests, with adequate additional facilities for visiting 

vehicles. 

3. Either a breakfast service, served by management in units 

or adjacent restaurant (serviced motel), or individual 

cooking and dining facilities in each unit (a terminal motel) . 

4. Adequate grounds suitably landscaped and planted. ' 

It should be a pre - requisite before any classification 

as a motel that these four requirements be met, although in special 

circumstances where the site is restrictive, Council may reduce the 

extent of landscaped and planted grounds. 



iv 

Although there is no definition for 'Mot or Hotel' in the Town 

and Country Planning Regulations, 1960, or the Code of Ordinances; 

where motel accommodation also has a publican's licence issued under the 

Licensing Act , 1908, the accommodation may be classified as a ' Motor 

Hotel'. The accommodation units of the motor hotel may either be 

included in the licensed premises or else retained as unlicensed 

premises . 

Source material for the thesis required investigations into 

archives and histories , local body regulations and records, and the 

results from two questionnaires. The local hotels of the nineteenth 

and e~rly twentieth century were consistent advertisers in the Manawatu 

Standard and the Daily Times newspapers and extensive use was made of 

the accommodation advertisements for information on hotel ownership, 

location and services provided . Unfortunately , a fire in the 1920s 

destroyed all official copies of pre-1900 newspapers, and consequently , 

nineteenth century editions were difficult to locate. The regular 

accommodation advertisements ceased to appear in editions after 1920 , and 

it was not until half way through the last decade that there has been a 

reappearance of accommodation advertisements in the city newspaper . 

A street survey of Palmerston North conducted in 1896 by J . D. Climie of 

the Lands and Survey Department proved invaluable in determining the 

location of accommodation at the turn of the century. 

Two separate questionnaires were administered during the 

course of the thesis preparation . In October, 1969 all the 24 

accommodation companies operating in the city at that time were 

personally interviewed and a seperat e questionnaire was completed for 



V 

each accommodation company (Appendix A) . In April, 1970 a pilot 

questionnaire was administered to 30 guest groups staying at 5 accommo -

dation houses in the city, The results of this pilot survey were of 

assis t ance in compiling the main guest group
4

questionnaires which were 

administered i n Augus t and September, 1970, The distribution of these 

questionnaires was on the basis of two questionnaires to each licensed 

and private hotel bedroom and two questi onnaires to each mot el, motor 

hotel and camping ground unit . A computer was used to total and 

correlate the results of correctly completed questionnaires from 250 

guest groups (Appendix B) . 

Photographs of accommodation houses were not included in this 

thesis because it was felt that photographs alone would be self evident 

and serve no constructive purpose unless they were accompanied by 

critical comment , both favourable and otherwise. Even without naming 

the accommodation , the photograph would enable instant rec ognition of 

the particular company and such critical comment could adversely affect 

the business of either the accommodation referred to or their competi -

tors . Similarly , no reference was made in the thesis to the trade name 

of any accommodation company where any critical evaluation was being 

made, and no reference was made to individual occupancy rates, as such 

information is confidential to each accommodation company. 

Footnotes: 

1 'Board'. The provision of daily meals. 

2 ' Lodging'. The provision of hired room(s) for residing. A 
guest house and boarding house can be included in this category . 

3 Ministry of Works bulletin , 

4 'Guest group' refers to the number of persons in each private 
party staying at an accommodation house. 



vi 

ACKNOWLEDGEMENTS 

I would like to thank the Palmerston North City Council and 

the Palmerston North Public Library for allowing me access to records 

which proved most valuable in the compilation of data. My thanks also 

to the staff of the computer unit at Massey University for their 

assistance in programming the guest group questionnaire . 

I am indebt ed to the management of the accommodation companies 

who all proved most willing and co -operative in their r esponse to my 

interview questionnaire. Similarly , I am very appreciative of the 250 

guest groups who completed a visitor questionnaire. 

My grateful thanks to Mrs. Diane Harrod for drafting the three 

maps , Mr . John Francis for advice in compiling the guest questionnaire , 

Mr. Murray McKenzie for printing the copy, and Mrs . Rama McGee for 

typing the script. 

In particular I wish to thank most sincerely my supervisor 

Mr. B.G.R . Saunders for his able guidance and advice , Mr . K. Nairn and 

staff of the Town Planning Sec t ion of the Palmerston North City Counc il 

for their willing co- operation, and my wife Caroline for her patience 

and encouragement throughout all stages of the thesis preparation . 

- 0000000 -



TABLE OF CONTENTS 

Preface 

Acknowledgements 

Introduction 

CHAPTER 1: THE DEVELOPMENT AND GROWTH OF ACCOMMODATION 
IN PALMERSTON NORTH 

Development of Accommodation 

A. 

B. 

c. 

D. 

E. 

F. 

G. 

H. 

The Beginnings. 

The Period of Growth. 

Reasons for the Growth. 

The Period of Stagnation and Decline. 

Reasons for the Stagnation and Decline. 

The Period of Great Changes in Accommodation. 

Reasons for the Growth of Motels and Motor Hotels. 

Summary. 

Location of Accommodation 

A. 

B. 

c. 

D. 

CHAPTER 

A. 

B. 

c. 

D. 

E. 

2: 

Location 1900. 

Location 1970. 

Location Preferences. 

Location on Main Arterials. 

REGULATIONS FOR ACCOMMODATION 

Criterion. 

Zoning. 

Siting. 

Parking. 

Design. 

vii 

ii 

vi 

xii 

1 

1 

1 

2 

3 

4 

6 

7 

10 

12 

13 

13 

14 

16 

18 

22 

23 

27 

28 

32 

34 

I. 



viii 

CHAPTER 3: GUEST GROUP CHARACTERISTICS, AND THE IMPACT OF 
ACCOMMODATION ON THE CITY 42 

A. The Guest Groups. 42 

B. The Visits. 44 

C. Utilization of Amenities. 46 

D. Accommodation Company Expenditure. 49 

E. Guest Group Expenditure. 51 

F. Number of Guest Groups in One Year. 53 

G. Number of Guests in One Year. 55 

H. Total Expenditure by Guest Groups in One Year. 55 

CHAPTER 4: POSSIBLE WAYS TO ATTRACT AN INCREAS ING NUMBER OF 
ITINERANT VISITORS TO STAY IN THE CITY 57 

A. Existing Limitations. 57 

B. Existing Assets. 59 

C. Future Requirements. 61 

CONCLUSION 69 

APPENDICES 

A. Ac commodation Company Questionnaire , October, 1969. 75 

B. Guest Group Questionnaire, August -September, 1970. 80 

C. Tables Not Included in the Text. 85 

BIBLIOGRAPHY 89 



Table 

I 

II 

III 

IV 

V 

VI 

VII 

VIII 

IX 

X 

ix 

LIST OF TABLES 

The Growth of Licensed Hotels Providing 
Accommodation From 1880 to 1893 . 2 

The Growth of Private Hotels from 1879 to 1899. 3 

The Stagnation in the Number of Hotels Providing 
Accommodation Between 1900 and 1960. 5 

A Comparison of the Accommodation Capacity of Six 
Hotels in 1900 and 1968. 5 

The Growth of Motels and Motor Hotels From 1961 to 
1970. 9 

Expenditure on the Construction of Motels and Motor -
Hotels From 1960 to 1970. 9 

The Number of Accommodation Companies in Operation 
By 1880, 1900 , 1960 and 1970. 12 

The Accommodation Categories , Companies and 
Capacities , in 1970 . 13 

Location of Accommodation , 1970. 15 

City Location Preferences by Accommodation Companies . 17 

XI Accommodation Use as Regulated by the Code of 
Ordinances. 22 

28 XII 

XIII 

XIV 

xv 

Number of Accommodation Houses in Each Zone, 1970 . 

Sideyard Width for Units Erected Down the Depth of 
a Site. 

Number of Motel and Motor-Hotel Serviced and 
Terminal Units, 1970. 

Place of Origin of Guest Groups. 

XVI Number in Each Guest Group and the Purpose of Their 
Visit. 

XVII 

XVIII 

XIX 

Number of Visits During One Year . 

Length of Stay by Guest Groups . 

Utilization of 14 City Amenities by Group Types. 

29 

36 

42 

44 

45 

46 

47 



X 

Table 

XX Utilization of Individual City Amenities. 47 

XXI Expenditure on Buildings and Furnishings by the 
Accommodation Companies From 1960 to 1970. 49 

XXII Accommodation Employment at February, 1970. 50 

XXIII Guest Group Expenditure on Accommodation. 51 

XXIV Expenditure on purchases. 52 

XXV Total Number of Guest Groups Staying Each Night. 54 

XXVI Total Number of Guests in One Year, 55 

XXVII Total Annual Expenditure by Guest Groups. 56 

XXVIII Existing Halls Used for Conferences. 62 

XXIX Guest Group Size Related to the Size of Motel and 
Motor Hotel Units, 71 



1 

2 

3 

4 

LIST OF FIGURES 

Location of Accommodation, 1900. 

Location of Accommodation, December, 1969 . 

Site Layout for a Motel Complex. 

Population Within a 100 Mile Radius of Palmerston 
North. 

- 0000000 -

xi 

13a 

14a 

40a 

59a 



xii 

INTRODUCTION 

There is growing r ealisation of a definite need for an 

investigation into all aspects of itinerent accommodation not only in 

Palmerston North but throughout New Zealand. In a public address at 

Palmerston North on 29 May, 1969, the th en Deputy Manage r for the Tourist 

and Publicity Department, Mr. John Hartstonge, stated that due to a lack 

of factual information there has been far too much generalisation in 

comments on all aspects of accommodation. Mr. Hartstonge considered 

the type of facts needed were studies on the historic evolution and 

growt h of accommodation in New Zealand l eading to an investigation of 

the present day accommodation situation. Such a study he felt can 

provide the means for the planning of accommodation for the future . 

Further realisation for the need for an investigation into accommodation 

came from Recommendations to the National Development Conference by the 

Tourist Committee at the Second Plenary Session in May, 1969 . The 

report stated (p. 41) 'The Committee stresses the importance of research 

for establishing data for planning and is concerned at the current 

serious shortage of tabulated facts.' The Committee stressed the need 

for basic data on markets, visitors , attitudes and expectations. 

Palmerston North celebrates its first 100 years as an 

e stablished settlement in 1970. This Centennial Year is an appropriate 

time to examine itinerant accommodation in Palmerston North from 1870 

to 1970. 

The thesis is divided into four chapters , and following is 

a resume of each chapter as it appears in the text. 



xiii 

Chapter One traces the development and location of itinerant 

accommodation in the town from its beginnings , through successive years 

to 1970, and reveals the factors which have influenced its rate of 

development and location pattern during the century of accommodation in 

Palmerston North. 

Chapter Two examines the regulations which are applicable in 

the location, siting, and building of accommodation houses in the city, 

and relates these regulations to the accommodation site layouts existing 

today. 

Chapter Three investigates the present day characteristics of 

guest groups who stay at accommodation houses in Palmerston North and 

reveals the impact of accommodation on the city . 

The final chapter examines possible ways to attract an 

increasing number of itinerant visitors to the city by revealing the 

city's present limitations and assets, and investigating the existing 

visitor attractions which could be further developed, and the possible 

new amenities which could be introduced to attract more itinerant guests 

to stay in Palmerston North in the future. 

- 0000000-



1 • 

A. 

CHAPTER ONE 

THE DEVELOPMENT AND LOCATION OF 
ITINERANT ACCOMMODATION IN PALMERSTON NORTH 

DEVELOPMENT: 

The Beginnings of Accommodation in Palmerston North: 

1. 

Papaioea - a natural clearing of 600 acres - was the site for 

the beginnings of the settlement of Palmerston North. In 1866 when 

the first survey of the clearing was undertaken only Ahuri Road (re­

named Main Street in 1876) and Rangitikei Road (later called Rangitikei 

Street) were in the process of construction. These two roads were 

barely discernable horse tracks and petered out a short distance from 

Papaioea clearing. 

The first permanent building erected in the clearing was an 

accommodation house built in 1867 by the first permanent resident, Mr. 

Edwin Cole. This accommodation was named 'Palmerston House' and was 

located on Section 340, Ahuri Road (today the site of the Masonic hotel, 

Main Street West.) The site was 100 yards in from the edge of the 

clearing and conveniently located to welcome any traveller who had 

tramped the two-day overland journey from Foxton. 

However, the rigours of the two-day tramp from Foxton and 

the deserted environment of the clearing gave little incentive for 

travellers to venture into this region in 1867. Consequently guests 

at the Palmerston Accommodation House ranged from several a month to 



2. 

none for several months. 

Because of the fluctuating fortunes of the Palmerston hotel, 

the poor condition ~nd short l ength of th e only two ro ads out of the 

clearing, and the small size of the settlement, there was considerable 

scepticism towards an application for a second hotel in 1871. The sole 

Justice of the Peace for the region Mr. John Dalrymple stated after the 

granting of a second hotel licence: 'I deem it my duty to record my 

protest against a second licensed house in the district for reasons 

that the number of travellers on the road are not sufficient to support 

two licensed houses. 11 

Nevertheless, such scepticism towards the viability of 

further accommodation in the town proved unfounded. 

B. The Period of Growth in Accommodation in Palmerston North: 

1 • Licensed Hotels: 

The 13 years from 1880 to 1893 witnessed a steady growth of 

licensed hotel accommodation in the town. 

Table 1 

THE GROWTH OF LICENSED HOTELS PROVIDING ACCOMMODATION 

Year Number of Licensed Hotels Year Number of Licensed Hotels 

1880 3 1887 6 
1881 4 1888 7 
1882 .5 1889 8 
1883 5 1890 9 
1884 5 1891 11 
1885 6 1892 12 
1886 6 1893 15 



3. 

The 15 hotels which provided accommodation in the town by 1893 

was the highest number ever reached in the present 100 years of Palmer-

ston North's existence from 1870. 

1920s when a downward trend began. 

This number remained until the 

2. Private Hotels: 

The growth of licensed hotel accommodation was accompanied by 

a rapid growth in the number of private hotels in the town. 

Table II 

THE GROWTH OF PRIVATE HOTELS FROM 18?9 TO 1899 

Year 

1879 
1889 
1899 

Number of Private Hotels 

3 
14 
20 

The 20 private hotels which provided accommodation by the 

turn of the century were the maximum number operating in Palmerston 

North at one time. Although 5 additional private hotels were erected 

in the decade after 1900, s ome of the existing 20 had ceased to operate 

by 1910. 

c. Reasons for this Early Growth of Hotel and Private Hotel 

Accommodation in Palmerston North: 

1. Road Communications: 

The ste4dy extension and upgrading of the roads from 

Palmerston North to outlying settlements gradually broke down the 

isolation of the clearing and resulted in an increasing number of 

travellers arriving in the town and requiring accommodation. By 



4. 

1871 roads linked Palmerston North with Wanganui and Foxton and four 

years later the Manawatu River was bridged at its eastern end and road 

contact was established between Palmerston North and Napier. 

the river punt at Woodville was replaced by a bridge which encouraged 

an increasing number of coach travellers to journey by road through 

the Manawatu Gorge from Hawke's Bay to Palmerston North. 

2. Rail Communications: 

The introduction of iron rails and steam engines on the 

Foxton - Palmerston North railway in 1875, and the extension of the 

railway south to Wellington in 1886, and east to Hawke's Bay in 1891, 

brought an increasing number of rail passengers to Palmerston North, 

who found the town a convenient overnight stop. 

3. Population Increase: 

Palmerston North grew from a permanent settlement of 15 in 

1871 to 880 by 18 78 and reached 6,000 by the end of the nineteenth 

century. The new settlers to the town provided a steady clientelle 

for the hotels and private hotels while thev waited for their homes 

to be built . 

D. The Period of Stagnation and Decline in Accommodation in 

Palmerston North: 

At the turn of the century there were 35 accommodation 

houses operating in Palmerston North. This number steadily declined 

in the successive years to 20 by 1950. This 57 percent drop in 

accommodation houses over this 50 year period occurred despite the 

population of the town increasing 500 percent from 6,000 in 1900 



to 30,000 in 1950 . 

1 • Table III 

THE STAGNATION IN THE NUMBER OF LICENSED HOTELS 
PROVIDING ACCOMMODATION BETWEEN 1900 AND 1960. 

Year 

1910 
1920 
1930 
1940 
1950 
1960 

Number of Licensed Hotels 

15 
14 
12 
14 
14 
13 

In addition to the stagnation of hotel numbers shown by t ab le 

III, the following table shows how littl e each hotel gr ew i n size during 

this period. 

Table IV 

A COMPARISON OF TilE ACCOMMODATION CAPACITY OF SIX HOTELS 
~HI CH WERE OPERATING IN THE T~VN IN 1900 AND 1968 

Hotels Beds Bedrooms 

1900 1968 1900 1968 

Commercial 35 40 22 32 
Royal 46 36 36 18 
Club 44 44 29 29 
Cafe de Paris 35 35 28 28 
Phoenix (Imperial) 30 30 20 20 
Empire 20 30 15 24 

TOTAL 210 215 150 151 

Table IV shows that among these six hotels only one bedroom 

and five beds were added in this 68 year period. The Imperial and 

Royal Hotels ceased providing accommodation in 1968. 

The Masonic , Family, Central and Princess Hotels also 



6. 

provided accommodation in 1900 and at 1960. Their guest capacity for 

1900 was unobtainable, but because only minor building a dditions to 

these hotels we re undertaken in this 60 year period it is unlikely that 

they added a significant number of beds or bedrooms during this time. 

2. Private Hotels: 

The 20 private hotels which were operating in the town by 

1900 were gradually reduced in numbers over th e succeeding years until 

by 1960 only six still provided suitable accommodation for itinerant 

visitors. All these private hotels have remained in family ownership 

and consequently they lack the financial incr eme nt necessary for large 

capital improvements. Th ei r decline in numb e r may continue with four 

of the six remaining privat e hotels preferring to locate in another 

town; and three privat e hotels operating below the 60 percent occu­

pancy rate; a level which if not improved upon would not make it 

economically worthwhile to remain in business. 

E. Reasons for the Stagnation in the Growth of Licensed Hotels, and 

Decline in the Number of Privat e Hotels from 1900 - 1960: 

1 • The Growth of Private Housing: 

Many of the guests who stayed at accommodation houses at the 

turn of the century were new settlers awaiting the building of their 

own home. Once the town became more housed there were more homes 

already built for the new arrivals and there was less need for new 

settlers requiring temporary lodging in an accommodation house. 

2. Improvements in Communications: 

In the early 1900s road and rail travel was limited to 



7. 

between 50 and 100 miles a day and Palmerston North became a convenient 

overnight stop. However, with the continued improvement in travel 

over the decades it became possible for many visitors to the city to 

return to their home town in the same day or travel farther afield 

without requiring an overnight stop in Palmerston North. 

3. Fires in Accommodation Houses: 

From 1891 to 1906 fires totally destroyed 5 wooden hotels: 

the Empire, Clarendon, Commercial, Provincial, and Occidental. Al­

though all these hotels were rebuilt in brick or concrete, the expense 

and effort required in their replacement must have discouraged the 

proprietors (except the owner of the Provincial Hotel) erecting larger 

hotels than the ones they replaced. In 1926 a nd 1927 the Post Office 

Hotel and Occidental Hotel were totally destroyed by fire and were not 

rebuilt. 

4. The Depression and the Two World Wars: 

The effect of these events was to curtail the building of any 

new accommodation houses and restrict the renovations and extensions to 

existing accommodation. 

F. The Period of Great Changes in Accommodation: 

The most significant changes in the 103 years of accommo­

dation in Palmerston North have actually occurred in the past decade. 

1. Reduction in Numbers of Licensed Hotels Providing Accommodation: 

Five hotels built before the turn of the century ceased 

providing public accommodation during 1969. The Central, Family, 



8. 

Royal, and Princess Hotels were converted to taverns, and the Imperial 

Hotel became a university hostel and is now scheduled for demolition. 

Dil a pidated, . unattractive in appearance , outmoded in design and ameni­

ties, and now a t a st a ge where decades of little financial expenditure 

necessitated extensive renovation, the accommodation in these five 

nineteenth century hotels had become uncompetitive, and uneconomic to 

operate. 

With the cessation of accommodation in these five hotels the 

total number of licensed hotels providing accommodation in the city 

dropped from 13 in 1968 to eight in 1969 . 

2. Upgrading of Accommodation in the Remaining Licensed Hotels: 

The management of the remaining ei ght hotels realised that 

their facilities -. which h a d been neglected over the past fifty ye a rs 

re quired substantial improvement if their hotel accommodation was to 

remain competitive with the new motor hotels and motels in the city. 

These eight hotels spent a total of $213,316 on exterior and interior 

rennovations between 1960 and 1970, which was an average yearly expen-

diture of $2,666 for each hotel. This comp ares with their total 

expenditure of $71,332 between 1930 - 1960, which was an average yearly 

expenditure of $295 for each of these same licensed hotels. 2 

3. Growth of Motels and Motor Hotels: 

The 1960 - 1970 decade has witnessed a spectacular growth of 

motel and motor hotel accommodation from one company providing three 

units and 18 beds by 1961, to 20 companies providing 277 units and 

768 beds by 1970. 



9. 

Table V 

THE GROWTH OF MOTELS AND MOTOR HOTELS 

(Accommodation as a t 1 December each year). 

Year Com;eanies Units Beds 

1961 1( e rect e d 1957) 3 18 
1962 3 20 112 
1963 3 24 130 
1964 5 39 163 
1965 10 66 271 
1966 10 69 283 
1967 10 93 351 
1968 10 100 370 
1969 13 144 472 
1970 20 277 768 

The 750 motel and motor hotel beds added to the city between 

1961 and 1970 is 60 percent of the total 1243 beds at present available 

at accommodation houses in Palmerston North. 

During 1970 the 133 new motel and motor hotel units erected 

represented a 92 percent increase on the total numb e r of units existing 

at December 1969. 

Table VI 

EXPENDITURE ON THE CONSTRUCTION OF MOTELS AND MOTOR HOTELS 1960-70 

1 • 
2. 
3. 
4. 

Construction of 186 motel units 
Construction of 91 motor hotel units 
Construction of 3 motor hotel restaurants 
Construction of 3 motor hotel taverns 

Total Expenditure: 

Source: Building Records P.N.C.C. 

$612,000 
290,000 
151,850 
477,400 

$1,531,250 

In one year from September 1969 to September 1970 $424,017 

was invested in the construction of new motels and motor hotel units 

in the city. 

MASSEY UNIVERSITY 
LIBRARY 



G. 

1 • 

10. 

Reasons for the Growth of Motels and Motor Hotels: 

The Deterioration and Eventual Cessation of Accommodation at Five 

Hotels in the City: 

Because of the lack of rennovation and modernization over the 

years this hotel accommodation had become increasingly substandard and 

unattractive for itinerant visitors during the 1960s and in 1968 - 1969 

accommodation at these 5 hotels cea sed ~ltogether. 

2. The Lack of New Alternative Types of Accommodation: 

Except for the replacement of existing hotels only two new 

licensed hotels have been built in Palmerston North this century and 

both these were erected 35 years ago. 

buildings between 40 a nd 60 years old. 

All the six private hotels are 

3. The Suitability of the Motel and Motor Hotel Concept for Itinerant 

Visitors of the 1960s: 

a. Car parking provision: 

The unit layout has been specially designed to 

provide for the widespread use of the motor car. 

street car park is provided adjacent to each unit. 

b. Privacy and quietness: 

An off-

All the motel and motor hotel units are set back 

from the street frontage surrounded by yard area, and 18 of 

the 20 companies are located in the residential zones. 

c. Individual facilities: 

Each terminal unit has complete cooking facilities 

and all units have their own bathrooms, lounge and television. 



4. 

d. Choice of meal servi~e: 

Terminal units each provide their own cooking 

facilities , while a room service is provided for ser viced 

units . All the motor hotels also provide lunch and 

dinner at their adjoining licensed restaurants . 

e. Recreation areas for family groups: 

Open spaces surround all the units , and eight 

motels and motor hotels provide outdoor recreation 

equipment , such as swings , slides and swimming pools . 

f. Commercial samp le rooms: 

The units are suitable as sample rooms for 

commercial travellers . The hotels no longer incorporate 

the sample rooms which were a standard hotel facility at 

the turn of the century . 

Increasing Affluence a nd Growing Mobility : 

1 1 • 

With a growing number of persons affording to tr avel, and 

having the facil i ties and opportuni ty to travel , there are an increasing 

number of itinerant visitors arriving in the city . 3 With the growth 

of Pal merston North th ere is a corresponding increase in the number of 

commercial and recreational at tractions to draw the itinerant visitor 

t o the city . 

5 . City Centennial Celebrations : 1970 - 1971 : 

The wide var ie t y of functions and cel eb rations or ganised by 

the Palmerston North Cent ennial Association f or the city ' s fi r st 

century of settlement will att r act a large influx o f vis itors to the 



12. 

city in 1970-71 . Anticipation of this increased flow of visitors into 

the city for the Centennial functions has encouraged several accommo­

dation owners to extend their existing premises, and stimulated several 

new companies to erect accommodation buildings during this period . 

H. Summary of Accommodation Development: 

The period of rapid growth in accommodation from 1880 to 1900 

was followed by 60 years of stagnation and decline in the number of 

accommodation houses in Palmerston North. However, the last ten years 

has seen the evolution and growth of two entirely new concepts in the 

city's accommodation - the motel and motor hotel. 

Table VII 

NUMBER OF ACCOMMODATION COMPANIES IN OPERATION 

Licensed hotels 
Private hotels 
Motels 
Motor hotels 

TOTAL 

1880 

3 
3 

6 

1900 

15 
20 

35 

1960 1970 

13 8 
6 6 
1 17 

3 

20 34 

- -

This table shows that there was one less accommodation house 

op erating in Palmerston North in 1970 than 70 years previously in 1900. 

However , 19 new motels and motor hotels were built in the city from 

1960 - 1970 , and five of the eight remaining licensed hotels which still 

provided accommodation in 1970 were extensively rennovated in this 

decade. 



2. 

A. 

13. 

Table VIII 

THE ACCOMMODATION CATEGORIES, COMPANIES, AND CAPACITIES, 
AS AT DECEMBER 1970 

Category 

Licensed hot els 
Private hotels 
Motor hotels 
Motels 

TOTAL 

LOCATION: 

Location in 1900: 

Com;eanies 

8 
6 
3 

17 

34 

-

-ooOoo-

Beds 

280 
195 
226 
542 

1,243 

Units 

91 
186 

277 

Figure 1 shows the location of all the known accommodation 

houses in operation in Palmerston North by 1900, with the exception of 

two hotels and two privat e hotels which are outside the periphery of 

the map. (These being one hotel and one private hotel in Main Street 

East, and one hotel and one private hotel in Rangitikei Street.) 

1 • Influence of the Square: 

The perimeter of the Square was the location of the first 

commercial activity in the town, and new commercial businesses gravi­

tated towards this area. 

With an increasing number of visitors to Palmerston North 

arriving by rail from Foxton and embarking at the station in the 



r 

-, 

... 
Lu PRINCESS 
UJ ~n -..... I-
II) I.I) t-

uJ 

LOCATION OF 
uJ 
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tJ) 

ACCOMMODATION 
1900 

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I!) ~ 

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0 Z 
~ < ------- ~ 

ST RE.E.T 

RANG : T ' K.f l STREET THE S QUARE 

LEGEND 

i" . ] Licensed Hotels 

~ Privat~ Hotels 

Main Arterial Roads 

6 0 6 CHA INS ~li-ilil-~--~-~-~-~----· 
SCALE : 6 rn AINS TO AN INCH . 

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FIGURE 1 



14. 

centre of the Square, and an increasing numb e r of coach travellers 

arriving at the main road intersect ion with the Square, the perimeter 

of the Square became a popular location for the first accommodation 

hous es. 

By 1885, there was an accommodation house on five of the 

seven road inters ec tions with the Square, and two more had located 

around the perimeter of the Square. 

2. Influence of the Railway Station: 

The e rection of a large railway station in Main Street West 

in 1891 and the popularity of rail passenger transport at that time 

resulted in streets in the vicinity of the new railway station becoming 

popular locations for future acc ommoda tion houses. 

Frequent mention of the convenient locati on to the r a ilway 

station was made by these accommodation houses. For example the 

Masonic Hotel stated in an advertisement in The Manawatu Daily Times 

in 1900: 'Owing to the hotel being situated clos e to the railway 

station it is esp ecially convenient for tourists and the travelling 

public who desire to leave town by the early morning trains.' 

Within two years of the completion of the railway station in 

Main Street Nest, three licensed hotels and four private hotels were 

built within its close proximity. 

B. Location in 1970: 

Figure 2 shows the location of all accommodation in Palmer­

ston North except for one motor hotel which is outside the periphery 



LOCATION OF ACCOMMODATION 
December 1970. 

LE.GEND 

f :::\:\:j:::i:j:::1:::1 Liccinsczd Hot~ls 

~ Private Hotels 

~~~~~ Motor Hotels 

@ Motels 

Main Art<Zrial Roads 

16 12 8 4 0 

SCALE : I& CHAINS TO AN INCH 
FIGURE 2 



of the map . 

With the popularity of the private car today, the railway 

station is no longer the influential loca tion factor for accommodation 

that it was in 1900. In a survey of 250 guests staying at acc ommoda-

tion houses during August and September 1970 , only eight (three percent) 

arrived in the city by rail. Only one of the 34 accommodation houses 

is located near th e present railway station . 

The widesfread popularity of the motor car by the itinerant 

visitor today has encouraged accommodation companies to locate on or 

near the main a rterial roads leading into the city . In the 250 guest 

survey, 216 (86 percent) travelled by motor car and consequent l y would 

have entered the city along the main arte r ial roads . 

Accommodation 

Licensed Hotels 
Private Hotels 
Motels 
Motor Hotels 

TOTAL 

Table IX 

LOCATION OF ACCOMMODATION 

Main Arterial Sub Arterial 

5 3 
3 

7 8 
3 

15 14 
-= 

Minor Street 

3 
2 

5 -
Fifteen accommodation houses have located on a m4in arterial 

and an additional nine have located on a road adjacent to a main 

a rterial . The two motels and two of the three private hotels located 

on minor streets are immediately adjacent to a main arterial. Twenty -

nine of the 34 accommodation houses at present operating in Palmerston 

North a r e located on a main a rterial or sub arterial in the city. 



16. 

c. Location Preferences: 

1 • Street: 

Twenty-three of the 27 accommodation houses interviewed were 

satisfied with their present street location in the city, and did not 

consider they would be better situated for attracting visitors by re-

locating elsewhere in the city. Of the remaining four accommodation 

houses, one motel company situated on the outskirts of the city on a 

main arterial was satisfied with its choice of street, but would have 

preferred to be closer in to the city centre. However, locating on 

the outskirts of the city enables this motel to be one of the first 

accommodation houses to greet the traveller enteri~g the city from this 

direction, which makes this accommodation especially welcome to 

travellers without any prior booking, and those unfamiliar with the city 

streets. Another motel located on a second~ry arterial in a suburban 

area which would be difficult for a stranger to locate, considered that 

relocation along the two arterials - Main Street or Fitzherbert Avenue -

would be a more suitable location for attracting visitors. A third 

motel situated near a growing new industrial area considered its site 

was now unsuitable for motel accommodation. The only other accommo-

dation house unsatisfied with its present street location was a private 

hotel situated on a secondary arterial . This guest house would have 

preferred a site along the main arterial of Rangitikei Street or 

Pioneer Highway. 

Not all the 24 accommodation houses which were content with 

their present street location were situated on main arterial s . Two 
I 

private hotels which were in minor streets considered the quietness of 



17. 

their locality was an advantage which was appreciated by their guests. 

However , in both these cases their locality was conveniently close to a 

main arterial. 

2. City: 

The 27 accommodation houses interviewed were asked whether 

they would prefer to relocate their accommodation in another p~rt of 

New Zealand if the opportunity arose. 

Table X 

CITY LOCATION PREFERENCES 

Accommodation Palm. 

Licensed Hotels 6 
Private Hotels 2 
Motels 6 
Motor Hotels 3 

TOTAL 17 

-

Nth . Wgtn . 

1 
1 

3 

5 
-

Auck. 

2 

2 

Other 

1 
1 
1 

3 

There was widespread concern amongst the 17 accommodation 

houses preferring to remain in Palmerston North, over the present rate 

of motel building in the city. This group considered that if the high 

rate of growth continued for several more years then Palmerston North 

would be over supplied with accommodation, and oth er centres would be 

more attractive for their business. 

The remaining ten accommodation houses interviewed considered 

that this satura tion point had already been reached in the city, and 

because of the recent increased competition from new motel companies, 

they would now prefer to relocate elsewhere in New Zealand. 



18. 

D. Location of Accommodation on Main Arterials: 

The most suitable location for accommodation houses is along, 

or adjacent to, the main arterials of the city. As many travellers 

arrive in the city at night and some are unfamiliar with the city 

streets, a well lit accommodation house fronting the main arterial acts 

as a homing beacon to the traveller arriving in the city. If accommo-

dation is located on a circuitous or distant route from the main arter-

ials it may be difficult for the visitor to find. In the case of the 

Spanish Lady Motel Co. Ltd. v Napier City,
4 

application had been made 

to erect a block of motels adjoining Kennedy Road which was the main 

arterial into Napier . The Town and Country Planning Appeal Board was 

of the opinion that Kennedy Road provided a locale for the erection of 

motels that was unusually convenient for the travelling public. Mr. 

Justice Mitchell of the New South Wales Land and Valuation Court stated 

in the case of Sundowner Motels Pty. Ltd. v Valuer General; 5 'It is 

clearly an advantage for a motel site to be on a main highway in order 

to attract passing traffic and to have a frontage to two streets 

whether they be parallel or at right angles; and some additional value 

must accrue to a parcel of land which has those qualities.' 

~Vhere an arterial is already carrying a high traffic density, 

accommodation houses along this main arterial would not result in any 

appreciable increase in the road's traffic volume. 'The accommodation 

unit is in fact simply coming to the traffic rather than becoming a 

source of traffic. 16 The Cumberland County Council of Sydney , N.S.W. 

found on investigation in 1963 that the traffic generated by all the 

motels in its district (each motel being of between 20 to 40 bedroom 



19 . 

capacity) was very low even in the peak arrival and departure periods 

and averaged at under 10 movements an hour. A survey in the city 

conducted on Friday 23rd October , 1970 at a peak arrival and departure 

time between 4.45 p.m . and 5 . 45 p . m. outside a motor hote l of 177 

bedroom capacity showed only 12 movements . 

However, location of accommodation units along main arterials 

must not interfere with the smooth traffic flow. It was held in the 

Minister of Works and Another v Hawkes Bay County , 7 that the ability of 

State Highways to carry the increasing volume of traffic with safety is 

not to be prejudiced by the development of commercial enterprises 

depending for their trade on passing traffic . Where an accommodation 

unit e ntranc e and exit is directly onto a State Highway the Ministry of 

Works8 have recommende d that such entrances and eYits should be clearly 

visible to approaching motorists from at l eas t 200 feet within a 

30 m.p.h . speed limit area, at least 300 feet on roads where average 

speeds would exceed 40 m. p . h . , and at least 500 feet on the open high-

ways. These are minimum recommended distances and should be greater 

wherever possible. The Ministry of Works also r ecommended that these 

entrances and exits should be at least 300 feet from any major 

intersection, and at least 100 feet from any mino r intersection. 

However , this restriction on location of entrances near 

int e rsections need not discourage location on corner sites . An 

entrance on the main arterial and an exit onto the side str eet both 

attract the motor traveller along the arterial and safely lets him 

leave the premises by the quieter side street . 



20. 

It is fortunate that the city's topography is flat and the 

arterials serving the city c e ntre ar e straight as this effectively 

eliminates th e problem of restricted visibility at accommodation house 

entrances caused by inclines and bends in the adjoining road. 

·~ere accommodation houses are located on the opposite side 

of the arterial to incoming traffic, the introduction of a median strip 

down the centre of the arterial could r e duce the occupancy rate if there 

is no gap in the barrier convenient to the accommodation . Wherever 

practicable cross-overs directly opposite accommodation houses should 

be included in the median . 

However, in addition to the desirability of accommodation 

providing a prominent and convenient l ocation for the traveller, there 

must be compliance with all the local body regulations, and the 

following chapter will examine the re quirements and implication of 

these regulations as they affect accommodation in the city. 

-0000000-



21 . 

Footnotes: 

1 An extract from a letter dated November 15 , 1871 , by John T. 
Dalrymple , Justice of the Peace , to the Secretary of the We l lington 
Provincial Government. 

2 The Building Inspector s ' Department of the Palmers t on North City 
Council records the expenditure for each building contr act when the 
building permit is issued. 

3 Chapter Three indicates the number of itinerant visitors who stay 
over night in the city annually . 

4 Spanish Lady Motel Co . Ltd . v. Napier City , 1967 , Town and Count r y 
Planning Appeal Board , 75. 

5 Sundowner Motels Pt y . Ltd . v. Val uer-General , 1965 , New South Wales 
Reports , 955 . 

6 Dunphy J . , 1966 , Town Planning and Local Government Guide , 190. 

7 Minister of Works and Another v. Hawke's Bay County , 1967 , T . & C. 
P.A. B., 88. 

8 ' Motel Standards' , September 1963 , Mini s try of Works , Town and Country 
Planning Branch. 



22 . 

CHAPTER TWO 

REGULATIONS FOR ACCOMMODATION 

Table XI shows the accommodation for each zone which is per ­

mitted by the Code of Ordinances as of right as a predominant use, and 

the accommodation which i s permitted by the Code for each zone provided 

the applicant is successful in a conditional use or specified departure 

application to Council. 

Table XI 

ACCOMMODATION USE AS REGULATED BY THE CODE OF ORDINANCES 

Zone Predominant Use 

Residential ' A' 

Residential ' B' Private hotels 

Residential ' C ' Friv~te hotels 

Commer cial ' A' 

Commercial ' B' 

Commercial ' C ' 

Industrial ' A', 

Condi t ional Use 

Motels 
Camping grounds 

Motels 
Camping grounds 

Motels 
Camping g r ounds 

Licensed hotels 

Licensed hotels 
Private hotels 

Motels 

Spec ified Departure 

Licensed hotels 
Private hotels 

Licensed hotels 

Licensed hotels 

Motels 
Private hotels 

Camping grounds 

Camping grounds 

All Accommodation 

' B' ,' C ' and ' D' All Accommodation 
Source: P.N . C . C . Code of Ordi nances 

Table XI shows that it is necessary to apply to Council for a 

conditional use or specified d eparture application for all proposed 



23. 

accommo dation in the city, except for pr iva te hotels in the Residential 

'B' and 'C' zones. Consequently, it is necessary to explain the 

criterion for conditional use and spec ifi ed departure appl ic a tions. 

A. The Criterion: 

1 • Con ditional Use: 

A conditional use i s a pe r mitted use subject to such condi­

ti ons that the Council may think fit to impose whether generally or in 

respect of the particular use or s ite. It i s the wish of the Council 

that the accomm oda tion un it 5 which a r e the subject of the conditional u s e 

application should be a rranged in a practical and efficient layout which 

is a sui table uti l izati on of th e partic ul a r sit e and c auses a minimum of 

int e rf e r ence to adjoini n g properties. 

' A conditional use should be allowed in the zon e which 

prescribes it unless the specific site selected by the applicant is for 

some reason unsu itable in the opinion of the Counc il administering the 

1 
Scheme .' The criteria the Council adopts in deciding whether to allow 

each conditional use application is laid down b y section 28(c)3A of th e 

Town and Country Planning Act, 1953 which s t a tes: 'In allowing or 

refusing the a pplication the Council shall have regard to -

(a) The suitability of the site for the proposed use determined by 

reference to the provisions of the operative district scheme. 

(b) The likely effect of the proposed use on the existing and 

forseeable future amenities of the neighbourhood, and on the 

health, safety, convenience, and the economic and general 

welfare of the inhabitants of the district.' 



24. 

In determining wh ether a site is su itabl e for an accommodation 

house in accordance wi th section 28(c)3A (a) , the Council examines the 

convenience of the site to main ar t e rials ; and th e dimensions of the 

site to ensure that th e r e i s provision for adequat e carriageways, off­

st r eet parking, open spac es , and l a nds capi n g . 

In the interpretation of section 28(c)3A(b), 'ameniti es ' has 

been de fined by the Town and Country Planning Act as being 'thos e 

qual ities and conditions in a neighbourhood wh ich contribute to the 

pleasantness, harmony, and coherence of the environment , and to its 

better e njoyment for any permitted use. 12 'In deciding a conditional 

u s e appli cation under this section equal weight must be given to the 

words: pleasantness, h a r mony , and coh e r ence , bu t if a ny one is impair e d 

this is a detraction f rom the amenities. 13 In th e applic a ti on of this 

section, Mr . Justice Pe rry has stated: 'Th e matter must a l ways be one 

of fact and no circumstanc es are th e same. 14 

2. Speci fied Departure: 

If a pe r s on des ires to erect an accommodation house in a zone 

wh ich the Co de of Ordinances does not make provision for e ithe r as a 

predominant or conditional use, then the application must become a 

'spe cified departure' from the provisions of the District Scheme. 'The 

Town and Country Planning Appeal Board has stated on many occasions that 

such applications for specified departures from an operative district 

scheme will onl y be granted rarely and in special circumstances. The 

reason for this is that the public is entitled to some certainty in 

zoning matters, and the five yearly reviews called for by the Act 

impart a degree of flexibility which relieves the rigidity of a system 



25. 

of zoning. 15 

In determining an application for a specified departure 

Council is r equired to apply the s tandard laid down by section 35 of the 

Town and Country Planning Act . Section 35(2) states : 'The Council may 

co~sent to such a specified departure only where -

(a) The effect of the departure will have little significance beyond 

the immediate vicinity of the property in respect of which the 

departure is sought, and the district scheme can properly remain 

without cha ng e or variation or, 

(b) The departure is in respect of a matter for which the Council 

has r esolved to bring down a change or variation to the Scheme, 

but which is of such urgency to warrant its immediate authorisa­

tion without waiting the time involved in completing the change 

or variation.' 

Section 35(4) states: 'In the granting or refusal of any cons e nt to a 

specified departure, the public interest shall b e the paramount 

consideration.' 

'There is an onus on an application for a specified departure 

to establish a prima facie case, not only that one of the conditions 

precedent prescribed by subsection (2) of section 35 has been fulfilled, 

but that the effect of the departure will not be contrary to the public 

interest. 16 'That is to say, a specified departure is prima facie 

contrary to the public interest, and therefore the onus is on the 

applicant to establish that the promotion of the public interest will be 

greater by granting the consent to the application than by refusing it . 17 



26. 

That the granting of the specified departure is in the appli­

cant's own personal interest would be an easy criterion to establish. 

However, for the applicant to prove that the city would be better off by 

Council granting the departure than by its refusal is a far more onerous 

standard of proof . 

However, if the applicant can prove that there is a lack of 

accommodation facilities in the city, and that the proposed accommodation 

which is the subject of the application will help attract visitors who 

will add to the wealth of the city, this could help establish the degree 

of public interest necessary to convince Council to grant the specified 

departure application. 

Conditional use and specified departure applications are 

served on all those persons whom the Council considers are more affected 

by the application than the public at large. The application is also 

published twice in the local newspaper. This procedure brings the 

conditional use and specified departure application to the attention of 

the inhabitants of the city and enables them to object to all or any part 

of the application. 

After examining and considering the conditional use or 

specified departure, and the submissions of any objectors, the Council 

may either grant the application unconditionally or conditionally, or 

decline the application outright. 

The applicant and any objector to the conditional use or 

specified departure has a right of appeal to the Town and Country 

Planning Appeal Board against part or all of the Council's decision. 



27. 

_B_. __ Z_o_n, ing: 

1 • Residential Zones: 

Residential ' A' is low density residential, and no accommoda­

tion houses are permitted in this zone as a predominant use. 

Private hotels can operate as of right as a predominant use in 

the higher density Residential 'B' and ' C ' zones. 'Ther e are occasions 

when the l egitimate requirements of the public call for the establish ­

ments of purely commercial uses in a residential area . 18 Certain of 

these commercial uses such as private hotels may be said to have a 

residential character and because their intrusion into a residential zone 

may have little effect on the amenities , they may be mo r e readily 

p ermitted. Private hotels are visually similar to a large private 

dwell ing and can successfully blend into these higher density residential 

zones. Privat e hotels in Residential 'B' and ' C' zones are the only 

accommodation uses pe r mitted as a predominant use in the city. 

Because of the variety of potential designs for motels and 

camping grounds, such accommodation must be the subject of a conditional 

use app lication in the Residential ' A', 'B' and 'C' zones. This 

procedure enables Council to consider each application individually and 

impose any conditions it considers necessary. 

2. Commercial Zones: 

In the Commercial 'A' zone only licensed hotels are permitted 

a s an accommodation group. This zone is principally a service r etail 

zone of shops such as the corne r dairy. The zoning pattern of 

Commercial 'A' is of very small spot zones scattered throughout the 



28. 

city. The only portion of thi s zone which would have sufficient area 

for a hotel site would be the Pioneer shopping centre block. 

Commercial 'B' is principally a retail .shopping zone and 

licensed and private hotels and motels are permitted as conditional uses 

provided the retail shopping frontage remains unbroken. In this zone 

hotels could place their accommodation above and behind their bottle 

store and bars fronting the street. Property behind the retail shops 

could be suitable for motels provided there is sufficient open space for 

car parking and landscaping around the units. 

No accommodation houses are permitted either as predominant or 

conditional uses in the Commercial 'C' or any of the Industrial zones. 

Table XII 

THE NUMBER OF ACCOMMODATION HOUSES IN EACH ZONE: (DECEMBER 1970 )_ 

Accommodation Residential A Residential B Commercial B Commercial 

Licensed hotels 8 
Private hotels 1 1 2 1 
Motels 8 6 2 1 
Motor hotels 1 2 

TOTAL 10 9 12 2 

- - -

c. Siting: 

Regulations for the siting of all accommodation houses are a 

necessary adjunct for the protection of adjoining properties and for an 

effective layout of the buildings on the site. All buildings which are 

(' 
V 

a predominant or conditional use must comply with the siting requirements 

for the relevant zone prescribed by the Code, and where the building is 



a conditional use or specified depa rture the Council may impose 

additional siting conditions b efore the ap plication is granted. 

1. Residential A: 

'The siting re quirements for motels in this zone are deter­

mined by Council when considering each conditional use application, but 

in each case shall not be less than the siting requirements for apart­

ment houses. , 9 In this Residential 'A' zone the minimum of open sp a ce 

surrounding apartment houses r e quires a front yard of 15 feet and a rear 

yard of 25 feet. Where the units are erected one behind the other down 

the depth of the site, then one sideyard must have a width of 15 feet 

(increased to 18 feet if a driveway of 8 feet minimum width is included 

in t h is sideyard) , The width o f th e other sideyard is dependent on 

the total l e ngth of all the units. 

Table XIII 

SIDEYARD WIDTH FOR UNITS ERECTED DOWN THE DEPTH OF THE SITE 

Length of buildinei ;Vidth of side;yard 

0 - 60 feet 8 feet 
60 - 120 feet 12 feet 

120 - 180 feet 16 feet 
180 feet & over 20 feet 

Source: P.N . C.C. Code of Ordinances 

Where motel units are erected side by side across the width of 

a site both sideyards can be reduced to four feet. If a vehicular 

access way is required down the side of the units one of these sideyards 

must be increased to eight feet. 

Where motels are erected on a rear site in the Residential 

'A' zone, there must be two 10 foot yards and two 25 foot yards, and 



30. 

these four yards can be a rranged in any sequence on the site. However, 

if the sideyard for a front site calculated on the length of the units 

(Table XIII) exceeds the width of the yard prescribed for the side of 

the motels on the rear site, then the sideyard width of the front site 

takes precedence and becomes the width of the yard on the side of the 

motels on the rear site . 

Where it is proposed to er ect motels in a two-storey block the 

minimum sideyard on a front site for a single-storey motel may be inade-

quate. The Code of Ordinances requires the height of the building to be 

in proportion to the width of the minimum s ideyard . 'Th e height of all 

buildings shall not exceed 10 feet plus the width of the smallest 

sideyard. 110 Therefore, whe re the width of the smallest sideyard is 

six feet a motel block could not exceed 16 feet. If it is proposed to 

erect an 18 foot high building the additional two f eet of height must be 

complemented by a corresponding two foot increase in sideyard from six 

feet to eight feet. 

In this Residential 'A' zone, apartment houses require 12 

p e rches per household unit for a front site and 16 perches per household 

unit for a r ear site. Although motel units are not classified as 

household units, this land a rea requirement for apartments is a suitable 

standard for proposed motel units, and can be a useful criterion to 

assist Council in deciding the conditional use application. Compliance 

with this minimum land area per unit is necessary before the motel units 

could be converted to apartment flats. 

A maximum building coverage of 45 percent of the site area is 

permitted as a conditional use for motels in this Residential 'A' zone. 



31. 

Provided the normal yard requirements are adhered to this building 

coverage would not b e e xceeded . 

2. Re sidential 'B' a nd 'C': 

When siting private hot els the 15 foot front yard and 25 foot 

rear yard, and the height restriction proportionate to the width of th e 

smallest sideyard, remain the same as for the Residential 'A' zone. 

However, both sideyards can be r educed to eight feet, and the maximum 

building coverage is increased to 50 percent of the site area . 

The yard requir emen ts for motels and camping grounds are 

determined by the Council when considering each application . However, 

the Code's yard r equ irem ents for apartment houses as a predominant use 

in the Residential 'B' and 'C' zones would be a useful standard for 

applicants to observe . 

3. Commercial 'A': 

The minimum yard requirements for licensed hotels are 10 feet 

for a front yard , 15 f ee t for a r ear yard and sideyards of 15 feet if 

they adjoin a residential zone. 

50 percent of the site area . 

4. Commercial 'B' : 

The maximum building coverage is 

In the Commercial 'B' zone licensed and private hotels and 

motels require side and rear yards of 15 feet if the site adjoins a 

residential zone. 

5. Yard Reductions : 

In any application for a predominant or conditional use 



32. 

where it is proposed to reduc e any of the yard requirem ents laid down by 

th e Cod e for the pa rticular zon e , th en provided th e applicant obtains 

the writt e n consent from th e adjoining n e ighbour who is affected by the 

building encroachment, the Council has power to determine wh e th e r this 

yard r e duction should b e p ermitt e d. 

Th e yard r e quirem ents for all specified departures are 

d e termin e d by Council wh e n considering eac h application. 

D. Parking: 

Unless accommodation houses are loc a t e d in th e central city 

parking area where Council has undertaken th e r esponsibility of providing 

car parks , each company must provide sufficient off-str ee t c a r parking 

to satisfy th e r equirem ents und e r th e Cod e .
11 

Mot e ls r equir e a minimum 

of on e c ~r park for each unit, and in addition vi s itors' car parks must 

b e provided, th e numb e r being proportionate to th e size of th e motel . 

Private hotels require one car park for every six guest rooms. 

Lic ensed hotels r equir e on e car park for every six guest rooms or one 

for every 200 square f ee t of gross floor area of bar space including 

beer gardens , whichever is greater. The restaurant section of an 

accommodation complex r e quires one car p a rk for every four seats. 

hotels. 

At present there is no special car parking c a tegory for motor 

However, because they have a motel unit layout for the 

a ccommodation, the car parking standard applicable for motels has been 

adopted by Council when considering applications for motor hotels. In 

addition, the car parking standard for licensed hotel bar space has 



33. 

been adopted for the licensed premises of the motor hotel. 

One car park per 200 square feet of bar space would appear to 

be insuffici ent. It would b e comfortably possible to seat 20 people 

in 200 squa r e feet of t avern space and there would b e f a r more than one 

car to thes e 20 persons . How ever, it is only for s hort p eak periods 

that th e r e would be this r atio of 20 plus persons per 200 square feet 

of ba r space. If sufficient car parks ar e provided to adequately ca t e r 

for th e cars during thes8 p eak custom e r periods th e n th e r e would be 

~cres of d es e rted car parking a r e as during th e long quie t p e riods. 

One solution to this problem could b e the adopt ion in all 

zones of th e special car parking provisions provided by the Code for 

licensed hotels in Commercial ' A' zon e , where on e car p a rk is r equired 

for every 10 square feet of floor bar space avai l a bl e to the public . 

Th e Code's alternative c a r parking requir ement for lic ensed 

hotels and private hotels of one car park per six guest rooms is also 

inadequat e. This should be increased to at l east thr e e car parks per 

six guest rooms, on the basis of 73 percent of th e clientelle at accomm o­

dation houses containing a maximum of two persons in their guest group, 

and 91 percent of the guest groups travelling in their own car.
12 

In the cas e of licensed hotels the car parking requirements 

for accommodation should become complementary to the bar space car 

parking requirements rather than an alternative, because of the small 

clientelle r e lationship b e tween a ccommodation guests and bar guests. 

Therefore, for licensed hotels instead of the present car 



34. 

parking requirements of one car park for 200 squa re feet of bar space or 

alternatively one car park for six guest rooms, there should be provided 

one c a r park per 10 square feet of bar space and in addition, on e car 

park for every two guest rooms. Private hotels should also provide one 

car park for every two guest rooms. 

Because licensed hotels, motor hotels, and motels are either 

conditional uses or specified departures in all zones, any special 

provisions for off-street parking can be included in either the applica-

tion or in th e decision by Council. A case in point is the Fitzherbert 

Motor Inn which has a b a r space of 11,000 square feet. One park for 

200 square f ee t of bar space in accordance with the Code 's standard 

requir emen ts would only provide 55 c a r parks. However , this numb e r was 

realised by both the applicant and Council to be inadequat e . Provision 

was made for 180 car parks with the Council having the right to request 

that this number be increased to 200 on land already held by the motor 

hotel if Council considered it necessary after the complex had become 

operational. Immediately the licensed premises were opened this need 

arose and was exceeded, and th e applicant has already increased the 200 

car parks to 350 car parks. In addition the complex provides one car 

park per motel unit and half these units each have space for a visitors 

car park. 

E. Accommodation Design: 

1 • Internal: 

The internal layout of the units should be ar r anged to give 

guests the maximum amount of comfort, peace, and privacy that is 



35 . 

practically possible. 

(a) 0uietness: 

To reduce noise between adjoining units the living rooms of 

the two units should not adjoin but be separated by bedrooms. A lining 

of sound deadening material on each side of the concrete block wall 

separating each unit would help eliminate noise between units. Where 

units are double storeyed, noise is easily transmitted between floors, 

and it is desirable to place sound deadening material between the two 

levels, and install acoustic ceilings in the lower units, and thick 

carpeting on the floors of the upper units. 

(b) Room Sizes: 

Although accommodation houses are not classified as household 

units the room sizes and room combinations must comply with the minimum 

standards laid down by the New Zealand Standards Institute 1900, 1964. 

In addition all accommodation must comply with the regulations laid down 

by the Plumbing, Drainage, and Health Department of the City Council. 

(c) Internal Unit Combinations in Operation: 

Motels and motor hotel units can be any of the following four 

room combinations . 

(i) Fully self contained units as regards kitchen, bathroom, 

toilet and laundry facilities. 

(ii) Fully self contained units as regards kitchen, bathroom 

and toilet, but with shared laundry facilities. 

(iii) A bed-living room, bathroom and toilet. This 



c ombina tion i s p e rmitt e d only wh e r e a full meal s e rvice is 

availabl e a nd p r ep a red in an a pproved servic e k itchen. 

( iv) A b ed-s itting r oom , ba thr oom a n d t oil et . Thi s 

c ombina tion i s p e rmi t t e d only wh e r e a r es taurant is 

ava ilabl e on th e mot e l s it e and a ll meals ca n b e obtaine d 

i n that r es t a ur a nt. 

36. 

Unit c ombina tions (i) a nd (ii) a r e t e r mina l unit s with the ir 

dis tin c tive ame nity , a kitchen in each unit. Combin a tions (iii ) a nd 

(iv) ar e s e rvic e d un i ts and do not provid e kitch e n s i n each unit. 

Tabl e XIV 

THE NUMBER OF SERV I CED AND TERMI NAL UNITS I N OPERATI ON 
IN THE CI TY MOTELS AND MOTQg HOTELS AS ~T 13T DECEM1ER 

1 968 1 96 9 19 70 

Servic e d Units 5 5 80 154 
Te rminal Unit s 45 64 123 

Total Units 100 144 27 7 

-- - --
Proportion Te r mina l Units 45 p e rc ent 44 pe rc e nt 44 p e rc ent 

With th e motel a nd motor hot e l busine ss b e coming increasingly 

competitive in the city b e cause of the 177 p e rc ent incr ease in units from 

1968 to 19 70, an assurance that th e units can be conv e rt e d into r ental 

fl a ts if the venture is not successful in providing itine rant accommo ­

dation gives th e business venture added security. 

The only units which can comply as rental flats ar e t e rminal 

units which each ha v e th e ir own kitchen, bathroom, toilet and laundry, 

and have sufficient storage facilities either in each unit or adjacent 



37. 

to each unit. 

Table XIV shows that the proportion of terminal units in the 

city has r emained a constant 45 percent to 44 percent over the past 

three years. 

It would b e prudent for furth e r new accommodation companies 

to ensure that a substantial proportion of their units are terminal 

units which can be r eadily conve rted to rental flats, or conversly the 

units be so constructed that they can be converted to flats with only a 

few small modifications . 

2 . 

(a) 

External: 

Carriageways: 

Access and egress to the accommodation house should be suffi­

ciently far away from an intersection to avoid traffic congestion, and b e 

clearly visible from the street . It is advantageous if ther e are 

separate vehicular entrances and exits, but if there is only one com ­

bined ingress-egress, the width should be at least 20 feet for a motel 

layout with five or more units . Every off-street parking space must 

have an area of not less than 150 square feet exclusive of access and 

aisles. There should be a distinct separation between pedestrian and 

vehicular paths. A low nib wall can provide an effective barrier 

between the two areas. 

(b) Landscaping and Building Layout: 

All the eight licensed hotels providing accommodation today 

are in the Commercial 'B' zone which is among the highest value land in 

the city. Consequently it is uneconomic to devote any open space to 



38. 

landscaping, and a ll the site is utilised for building and car parking. 

Two of th e six private hot e ls and 17 of th e 20 motels and motor 

hotels are loc a ted in the r esidential 'A' and 'B' zones. Be c ause the 

cost of l and is far less in these r es idential zones th a n in th e Commer­

cia l 'B' zon e , a nd the maximum permissible building coverage is from 

35 perc e nt to 50 percent of th e site compared with 100 percent coverage 

for Commercial 'B', there is far more opportunity to introduce land­

scaping a round the accommodation buildings in the r es idential zones. 

Of the 14 motels and three motor hotels in the re s idential 

zones, 10 motels and two motor hotels hav e incorporat e d grassed areas 

and landscaping in their open spaces . The r ema ining four motels a nd one 

motor hotel hav e not introduced any grassed areas or landscaping in the 

accommodation a rea, and all their open space is sealed c ar parking. 

With the relatively low cost of residential sites it is unfortunate that 

these five accommodation companies have not introduced ~ny grassed area 

and landscaping. 

An attribute which has helped motels and motor hotels become 

so popular a s accommodation houses is the peace and privacy they 

commonly afford their guests, due to the high proportion of the site 

frequently devoted to landscaped grounds. Where a site is entirely or 

predominantly covered by motel units, accessway, and car parking, the 

attributes of peace and privacy are sacrificed to the detriment of the 

motel and motor hotel concept. 

Motels, motor hotels, and private hotels should design for 

a complete separation between recreation area of grass and trees, and 



39 . 

the areas reserved for th e m~ naeuvri~g and parking of cars. It is 

desirable to incorporate in the recreation area; childrens' play equip­

ment, a swimming pool, garden furniture, and wind breaks and decorative 

screens . 

Attractive screens or hedges between each unit e xt ending out a 

short distance from the front wall would give a sheltered courtyard at 

the front of each unit and provide privacy for each guest group. A five 

to six foot high f ence or hedge along th e side and r ear boundaries would 

give privacy to the adjoining properties. This boundary f e nce and 

screens between each unit would reduc e the noise and c a r headlight glare 

from late arriving guests disturbing adjoining neighbours and guests. 

When a proposed accommodation complex is to b e built on a site 

which has existing trees and shrubs, it is important to retain as much 

of this established vege tation as is practically possible. Wh ere there 

are no trees on the site, mature tree s from a nursery or oth e r property 

sh ~uld be transpl anted to the site to reduce the barrenne s s which 

characterises much newly built accommodation. 

In the Commercial 'B' zone such landscaped open area is 

sacrificed for the accommodation's relative convenience to the city 

centre. However, three of the 12 accommodation houses in the residen-

tial zones which provide landscaped open spaces are no greater distance 

from the city centre than four accommodation houses in the Commercial 

'B' zone which have all their open spaces utilised by car parks . 

(c) Layout Model: 

Because residential sites fronting a main arterial such as 



40. 

Fitzherbert Avenue are normally more expensive than residential sections 

along secondary roads, double sections on main arterials are often too 

expensive for prospective motel companies. Although a residential site 

with a street frontage of only 66 feet severly restricts a proposed 

motel layout, Figure three indicates a suitable layout for a Residential 

'A' site with a 66 foot street frontage. 3 The yard dimensions and 

density of this model layout complies with the Code of Ordinance's 

requirements for motels in the Residential 'A' zone. 

Shifting the units closer to the neighbour's boundary would 

allow the introduction of a landscaped grassed area between the access-

way and the motel units. Provided the adjoining neighbour submitted 

written consent to the motels encroachment towards his boundary, Council 

can consider this sideyard reduction when considering the ~onditional 

use application. 

Landscaping can be extended on a Residential 'B' site with the 

same street frontage, because the 16 foot sideyard can be reduced to 

eight feet which would increase the sideyard in front of the units from 

28 feet to 36 feet. Where sites have larger street frontages and area, 

unit layout can be arranged in several detached blocks, and attractive 

landscaping should be more in evidence. 

-0000000-



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FITZHERBERT AVENUE FIGURE 3 



41. 

Footnotes: 

1 McNamara v. Waimairi County Council, 1964, Town and Country Planning 
Appeal Board, 146. 

2 Section 2 (1) of the Town and Country Planning Act, 1953. 

3 Ainge v. Invercargill City Council , 1966, T. & C.P.A.B., 24. 

4 Ainge v. Town and Country Planning Appeal Board, 1966 , New Zealand 
Law Reports. 

5 Dominion Breweries Application , 1967, T . & C . P . A. B., 54. 

6 Taylor v. Upper Hutt City Council, 1968, T. & C.P.A.B., 131. 

7 Amalgamated Brick and Pipe Company v. Hutt County, 1968 , T. & C. 
P . A. B. , 122. 

8 Christensen Marshall Motors Ltd. v. Gisborne City, 1968, T. & C. 
P . A.B., 110. 

9 Ordinance II, Clause 3(i)(e)(ii) of the Palmerston North City 
Council Code of Ordinances. 

10 Ordinance II, Clause 3(ii)(e)(i)(d) of the P . N.C. C. Code of 
Ordinances . The height of a building is calculated by adding the 
vertical height of the exterior walls to the mean height between 
the eave and the apex of the roof. 

11 Ordinance VI, Clause 2(2) of the P.N.C.C. Code of Ordinances. 

12 On the basis of a survey of 250 visitors staying at 24 accommodation 
houses in the city during August-September, 1970. 

13 A suggested layout for a conditional use applicant by the Town 
Planning Section of the P .N.C.C. 



CHAPTER THREE 

GUEST GROUP CHARACTERISTICS AND THE 
IMPACT OF ACCOMMODATION ON THE CITY 

42. 

This chapter is largely the result of findings from 250 guest 

groups who stayed at 24 accommodation houses in the city during August 

and September, 1970. One hundred and thirty-nine of these 250 guest 

groups stayed at motels, 45 at motor hotels, 30 at licensed hotels and 18 

each at private hotels and the camping ground. 

During the commercial seasons of the year businessmen are 

frequent travellers throughout the country, and during the holiday 

periods the holiday guests are prominent amongst travellers. The months 

of August and September were chosen for this survey because of the 

occurrence during this period of both normal business activity and 

school holidays. 

A. The Guest Groups 

1 • Permanent Home: 

The following table shows the place of origin of the 250 guest 

groups who visited the city during the survey period. 

Location 

Auckland 
Wellington-Hutt 
Other North Island Centres 
South Island 
Australia 
North America 
United Kingdom 

Table XV 

PLACE OF ORIGIN 

Total Proportion of total group (percentage) 

66 
81 
53 
38 

4 
4 
lt-

26.4 
32.4 
21.2 
15.2 
1.6 
1.6 
1.6 

The source for all tables in this chapter is the 1970 
August-September survey unless otherwise mentioned. 



Table XV shows that the urban centres of Auckland and 

Wellington-Hutt were the home towns of 58.8 percent of the 250 guest 

groups in the survey , and overseas visitors comprised only 4.8 percent 

of the total guest groups, 

2. Purpose of Visit: 

The reasons for the guests' stay in the city during the August­

September period of commercial activity and school holidays, reflected 

both commercial and holiday interests, with 128 of the 250 guest groups 

(51.2 percent) being on business, and the remaining 122 (48.8 percent) 

being on holiday. Wellington -Hutt provided the greater proportion of 

businessmen, while Auckland provided a greater proportion of holiday 

makers. Of the 81 guest groups from We llington-Hutt, 58 (71.6 percent) 

were on business and only 23 (28.4 percent) were on holiday. However, 

of the 66 guest groups from Auckland, only 30 (45 ,5 percent) were on 

business and 36 (54.5 percent) were on holiday. 

3, Number in each Guest Group: 

The following table shows that there was a predominance of 

single guest groups, and the larger the guest group size became, the 

smaller its frequency. 



44. 

Table XVI 

THE NUMBER IN EACH GUEST GROUP AND THE PURPOSE OF THEIR VI SIT 

Guest Group Guest Group Prop ortion Business Holiday Size Freg,uencz (as Eercentage) 

1 108 43.2 90 18 
2 76 30.4 22 54 
3 23 9.2 9 14 
4 22 8 . 8 4 18 
5 13 5 . 2 3 10 
6 4 1 • 6 0 4 
7+ 4 1 • 6 0 4 

TOT AL 250 100.0 128 122 

-- --

Table XVI shows that businessmen were most prevalent in the 

single guest group, with 70 percent of the businessmen being single 

guests, and 83 percent of the 108 single guest groups being businessmen. 

Holiday makers we r e more frequently in groups of two's with 44.2 per­

cent of the holiday makers travelling in groups of two, and 71 percent 

of all the double guest groups being holiday makers. 

B. The Visits 

1 • Frequency of Visits: 

Fifty of the 250 guest groups in the survey were visiting the 

city for the first time and this group comprised 30 on holiday and the 

remaining 20 on business. The proportion of the total number of 

holiday guest groups which were on their first visit to the city was 

24.5 percent compared with 15 .6 percent of the business groups on 

their first visit. 

Of the 200 guest groups who had visited Palmerston North 

previously, 63 (31.5 percent) did not visit the city on an average of 



once a year. A higher proportion of holiday makers were amongst these 

infrequent visitors compared with businessmen with 43 of the 63 (68 .2 

percent) who did not visit the city once a year being holiday guest 

groups. 

The following table shows the number of visits to the city 

each year by the 137 guest groups (54.8 p e rcent) who visited the city 

least once a year. 

Table XVII 

NUMBER OF VISITS DURING ONE YEAR 

Visits 1 2 3 4 5 6 7 8 9 10 11 12 

Business 9 18 7 5 2 9 1 5 5 2 4 12 
Holiday 14 21 5 2 0 2 0 0 1 0 2 1 

TOTAL 23 39 12 7 2 11 1 5 6 2 6 13 

- - - - - - -

at 

Table XVII shows that the business group was the most frequent 

visitor to the city with 38 business groups sta ying in th e city six or 

more times during the year and 12 visiting 12 or more times in the year, 

compared with only six holiday groups visiting the city six or more 

times a year and only one visiting 12 or more times a year. 

The commercial traveller often left a fixed booking with an 

accommodation house one month apart, and this group is consequently a 

regular visitor to the city throughout the year. 

2. Length of Stay: 

The following table shows the length of stay of the 250 

guest groups during their visit to the city in August-September, 1970. 



46. 

Table XVIII 

LENGTH OF STAY BY GUEST GROUPS 

Nights 

1 2 3 4 5 6 7 8+ 

Total guest group 123 53 33 18 9 1 3 10 
Business 55 27 17 14 7 1 7 
Holiday 68 26 16 4 2 1 2 3 
Proportion of total 49.2 21.2 13. 2 7.2 3.6 .4 1 .2 4 

(percentage) 
Proportion on business 43 21 13 .3 10.9 5.5 .8 5 .5 

(percentage) 
Proportion on holiday 55.7 21.3 13 . 3 3.3 1.6 .8 1 • 6 2 .4 

(percentage) 

Table XVIII shows that 70.04 percent of the 250 guest groups in 

the survey stayed up to two nights in the city, and the longer th e stay 

the l ess became the proportion of guests . Businessmen were more pre-

dominant than holiday makers in stays of four, five, and eight plus 

nights, the holiday makers were more predominant in the one night stays, 

and there was a similar proportion of holiday makers and businessmen in 

the two a nd thre e night st a ys. 

C. Utilization of Amenities 

The following table shows the number and proportion of guest 

groups who visited at least one of the 14 amenities listed in the survey, 

in relation to the purpose of their visit to the city. 



Table XIX 

UTILIZATION OF 14 CITY AMENITIES BY GROUP TYPE 

Total Guest Groups 
Business 
Holiday 
Proportion of total (percentage) 
Proportion on Business (percentage) 
Pr oportion on Holiday (percentage) 

No Visit 

106 
52 
54 
42 
40 
44 

Visit 

144 
77 
67 
58 
60 
56 

Table XIX shows that there was a four percent greater patronage 

of amenit ies by the business guest group. 

The fo llowing table shows the number of guest groups who 

visi ted each of the 14 city amenities , the proportion and numbe r of those 

guests who were on their first visit to the city, and the proportion and 

number according to the purpose of their visit. 

Massey 
Espl anade 
Picture 

theatre 
Di ne & Dance 
Librar y 
Servic e cl ub 
Golf 
Art gallery 
Beaches 
Pohangina 
P . R. O. 
Squash 
Live thea tre 
Horse races 

Table XX 

UTILIZA1ION OF INDIVIDUAL CITY AMENITIES 

Groups 
Visiting 

Fi r st 
Visit 

Not First 
Visit 

Business Holiday 

Total % To t Ql __2L Total_%_ Total __ %_ Total % 
55 22 
50 20 

43 17 . 2 
37 14 . 8 
21 8 . 4 
16 6.4 
15 6 
14 5.6 
14 5. 6 
12 4.8 
12 4.8 
12 4.8 

9 3 . 6 
6 2 .4 

10 
12 

6 
8 
4 
3 
3 
3 
5 
5 
5 
4 
2 
2 

20 
24 

12 
16 
8 
6 
6 
6 

10 
10 
10 
8 
4 
4 

45 22 . 5 
38 19 

37 18. 5 
29 19.5 
17 8.5 
13 6. 5 
12 6 
11 5.5 

9 4. 5 
7 3.5 
7 3 .5 
8 4 
7 3 .5 
4 2 

31 24 . 2 
15 11.7 

25 19 . 5 
21 16 . 4 
12 9 .3 
10 7.8 

7 5. 5 
9 7 
5 3 . 9 
1 • 78 
8 6 .25 
5 3.9 
5 3 . 9 
3 2.3 

26 21 . 3 
34 28 

19 15 . 8 
15 12.5 

9 7 .. 5 
6 5 
8 6 . 6 
5 4 
9 7.5 

11 9 . 1 
4 3 . 3 
7 5. 8 
4 3 . 3 
3 2 . 5 



48. 

Table XX shows that the 50 guests who were visiting the city 

for the first time did not show any significant tendency to visit a 

greater number of city amenities than the 200 guests who had visited the 

city previously . Eight of the 14 city amenities in the survey were 

visited by a greater proportion of first visitors and five amenities were 

visited by a gr eater proportion of previous city visitor s , with one 

amenity r eceiving the same proportion from each group . 

However, there was considerabl e variance in the proportion of 

first and previous city visitors at t h r ee amenit ies. Ten percent of 

those on their first visit to the city patronised the beaches, Pohangina 

Domain and the Public Relations Office compared with only 3. 5 percent of 

the guest g r oups who had visited the city previously patronising the 

beaches and the Public Relations Office, and 4.5 percent visiting the 

Pobangina Domain . 

There was no significant tendency for either the business 

g u es t or holiday guest to frequent a greater number of city amenities 

during the survey period. Table XX shows that a greater proportion of 

businessm en visited eight of the 14 city amenities while the remaining 

six amenities wer e visited by a g r eater proportion of holiday visitors. 

However, table XX shows that a greater proportion of the 

guest groups who visited the Esplanade, beaches and Pohangina Domain 

were holiday makers and a greater proportion of the guest groups who 

visited the Public Relations Office and Art Gallery were businessmen . 



D. Accommodation Company Expenditure 

1 • Building and Furnishing Costs : 

During the last decade the evolution and growth of motels and 

motor hotels and the rennova tions to existing licensed and private 

hotels, has resulted in a large expenditure by accommodation companies 

in the city over this ten year period. In addition to the building 

costs, there is the e xpenditur e on furnishings for the new and rennovated 

accommodation. In the survey of 13 motel and motor hotel companies 

which were in operation by February, 1970, all 13 had a television set 

in each unit and 12 had a telephone and radio in each unit and electric 

blankets on the beds. Assum ing each television set cost $200 the 

expenditure on television sets alone for all the 144 units would be 

$28,800. The cost of providing for an average motel, motor hotel 

terminal unit all electrical fittings, furniture, carpets, curta ins, 

cutlery, crock ery and linen ~ould incur an expenditure in th e r egion of 

$2,000 per unit. 

Table XXI 

EXPENDITURE ON BUILDINGS AND FURNISHINGS 
BY ACCOMMODATION COMPANIES FROM 1960 - 1970 

Construction of 186 motel units 
Furnishing 186 motel units at $2,000 each unit 
Construction of 91 motor hotel units 
Furnishing 91 motor hotel units at $2,000 each unit 
Construction of 3 motor hotel restaurants 
Construction of 3 motor hotel taverns 
Rennovations to existing licensed hotels 
Rennovations to existing private hotels 

TOTAL EXPENDITURE 

Expenditure 
(in dollars) 

612,000 
372,000 
290,000 
182,000 
151,850 
477,400 
213,316 

4,200 

$ 2,302,766 



50. 

This table does not include the furnishing costs for the three 

motor hotel taverns and restaurants, and the licensed and private hotels . 

To place the expenditure on accommodation houses in perspec ­

tive with expenditure on other building types in the city; in the ten 

year period from 1960 to 1970 $6,385,771 was spent on new industrial and 

commercial business premises in the city, and in the same ten year period 

an add itional $1,531,250 was spent on the construction of new accommo ­

dation houses in the city. 

2 . Employment of Staff: 

In addition to the expenditure on buildings and their 

furnishings, accommodation companies must also outlay wages for their 

staff. The 27 accommodation companies which were in operation by 

Oc tober, 1969 provided employment for 377 persons in the city. The 

following table shows the distribution of this employment at these 27 

accommodation houses as at February, 1970, and the number and proportion 

in each accommodation group which were part and full time employees. 

Employees in the bars and restaurants of the licensed hotels and motor 

hotels are included in this table. 

Table XXII 

ACCOMMODATION EMPLOYMENT AT FEBRUARY, 1970 

Licensed Hotels Private Hotels Motor Hotels Motels 

Number Number Number Number 

Full Time 151 7 47 8 
Part Time 62 11 66 25 

TOTAL 213 18 113 33 
-- - - -

(Source: October, 1969 Survey) 



Table XXII shows that only the licensed hotels empl oy a 

greater number of full time employees than part time employees . 

E. Guest Group Expenditur e 

Expenditure by guests on accommodation and purchases in 

Palmerston North disseminates throughout all sections of the community. 

1 • Ac commodation Expenditure: 

The following table shows the amount spen t on accommodation by 

the 128 business guest groups and the 122 holiday guest groups in the 250 

guest group survey , taking the mid point of each range for the amount 

spent and the first point of the last range, 

Table XXIII 

GUEST GROUP EXPENDITURE ON ACCOMMODATION 

Business Groups Holiday Grou:es 

Range Number Expenditure Number Expenditur e 
(in dollars) ( in dollars) 

0-1 5 61 457 . 50 81 607.50 
16-30 42 945 . 00 26 585 . 00 
31 -45 8 300. 00 9 337.50 
46-60 8 420. 00 3 157. 50 
61 -75 1 67 . 50 2 135.00 
76-90 4 330. 00 0 
91 plus 4 364 . oo 1 91 . 00 

TOTAL 128 2 ,884 . 00 122 1, 91·3. 50 
- -

Tabl e XXIII shows that the 128 business guest g r oups in the 

survey spent a total of $2 , 884 . 00 on accommodation which is an average 

of $22 . 53 p e r guest group , a nd the 122 hol i day makers spent a total of 

$1 ,913. 50 on accommodation whi ch is an aver age of $15 . 68 per guest 

group. Therefore, each business group spent an average of $6.85 more 



52 . 

tha n each holiday guest group on ac commodation . A reason for this 

greater e xpe nditur e on accommodation by the businessmen in the survey was 

because th e duration of s t ay i n the city by the business gues t g r oup was 

proportionately longe r than the holiday guest group. (Refer Tab l e 

XVIII) . The total expenditure for the 250 guest groups on accommodation 

was $4 , 797 . 50 which amounts to an ave r age e xpenditur e of $19 .1 9 per 

guest group. 

2. Purchases Expenditure: 

The following table shows t he amount spen t on purchases by the 

128 gu es t groups and 122 holiday gues t groups, t ak i ng the mid point of 

each r ange and t he first point of the last gr oup . 

Range 

0- 5 
6- 10 

11 - 15 
16-20 
21-25 
26- 30 
31 pl us 

TOTAL 

Table XXIV 

EXPENDITURE ON PURCHASES 

Business Gr oups Holiday Groups 

Numb e r Expenditure Number Expenditure 
(dollars) (dollars) 

41 1 02 . 50 44 110 
38 304 30 240 
23 299 8 104 
8 144 9 162 
2 46 6 138 
3 84 7 196 

13 403 18 558 

128 1,382. 50 122 1,508 
= = 

Table XXIV shows that the 128 business groups in the sur vey 

spent a total of $1 , 382.50 on purchases which is an ave rage expendi-

tur e of $10.80 per guest group. The 122 holiday gu es t groups spent 

$1,508.oo on purchases which is an aver age expenditur e of $12.36 per 

guest group . Therefore, the holiday guest group spent an average of 



53. 

$1.56 more than the business guest group on purchases in the city. 

The total expenditure for the 250 guest groups in the survey on purchases 

was $2, 8 90.50 which is an average expenditure of $11.56 per guest group. 

3. Total Expenditure: 

The total expenditure by the 128 business groups on accommoda­

tion and purchases amounted to $4,266 . 50 which is an averag e of $33.33 

per guest group. The total expenditure by the 122 holiday guest groups 

on accommodation and purchases was $3,421.50 whic h is an average expendi­

ture of $28 . 04 p e r guest group. Therefore, the business guest groups 

spent on an average $5.29 more p e r guest group tha n the holiday guest 

groups when expenditure on accommodation and purchases ar e combined. 

The total expenditure by the 250 guest groups on accommoda tion and pur­

chases was $7,688 . 00 which averaged $30.75 per guest group. 

F. Number of Guest Groups in One Year 

From the data derived from the 250 guest group survey it is 

possible to give an indication as to the number of guest groups who 

would visit Palmerston North during the entire year . 

Provided all the 35 accommodation houses operating in the city 

by December, 1970 were at full operating capacity, it would be possible 

to accommodate a total of 624 guest groups at one time, in the 186 motel 

units, 91 motor hotel units, 14 camping ground units, 209 licensed hotel 

bedrooms and 124 private hotel bedrooms . 

Although accurate occupancy rates were unobtainable from 

every accommodation house because either no record had been kept by the 

company , or the management considered this information confidential , 



54. 

estimated occupancy rates by 19 accommodation companies ranged from 45 

percent to 95 percent, which averaged a 72.1 percent occupancy rate for 

the year . 

On this basis of a 72.1 percent occupancy rate throughout the 

year there would be 449.9 guest groups staying each night at all the 

accommodation houses in the city by December, 1970. 

Using the 250 guest group sample, Table XVIII s howed the 

number of nights each guest group stayed in the city at the time of the 

survey. This table showed that 123 (49.2 percent) of the 250 guest 

groups stayed one night, and 53 (21 .2 percent) stayed two nights. Con ­

sequently over the ei ght night period 49.2 percent of the guest groups 

changed eight times, and another 21.2 p e rcent changed four times. When 

the p e rcentages derived from Table XVIII are related to the annual 

occupancy rate of 71 .2 percent and the corresponding 449.9 guest groups 

staying in the city each night, th e following table emerges. 

Table XXV 

TOTAL NUMBER OF GUEST GROUPS STAYING EACH NIGHT 

Nights Guest Grou:es Percentage One Night Eisht Night Stai 

1 123 49.2 221.35 x8 = 1,770.80 
2 53 21.2 95.37 x4 = 381. 51 
3 33 13. 2 59.38 x2 .6 = 154.40 
4 18 7.2 32 .39 x2 = 64 .78 
5 9 3.6 16 .19 x1. 6 ;;;; 25.91 
6 1 .4 1.79 x1. 3 = 2.39 
7 3 1 • 2 5.39 x1 . 14 = 6.15 
8+ 10 4.o 17.99 x1 = 17.99 

TOTAL 2,423.97 

Table XXV shows that 2,423.9 guest groups stayed a total of 

eight nights in the city during the survey. Consequently for a year 



55. 

there would be 2 ,423 . 9 x 45.625 nigh t s , which amounts to 110,529.84 

gues t groups staying i n the city for an entire year. 

G. Number of Gues ts in One Year 

Using the 250 guest g r oup s sample again , Tab le XVI showed the 

number in each guest group cat egori sed from singl e guest g roups to s even 

plus i n each guest group, and th e proportion a s a p e r centage of t he tot a l 

guest groups in eac h category. Using this percentage as a proportion of 

the tot a l guest g roup for one year (110,529.84) and multiply ing by th e 

number in each guest group th e f ollowing tabl e emerges. 

Guest Group 
Siz e 

1 
2 
3 
4 
5 
6 
7 plus 

TOTAL 

Table XXVI 

TOTAL NUMBER OF GUESTS I N ONE YEAR 

Guest Gr oup Proportio n of Proportion of 
in sur ve y Total Surv ey Annual Guest 

(fre9.uency). Sample as Gr oups 
p e rc enta8e . ( 110 2529 . 8 4). 

108 43.20 47,748.89 
76 30.40 37,580.14 
23 9. 2 0 10,168.74 
22 8.80 9,726.62 
13 5.20 5,747.55 

4 1.60 1,768.47 
4 1.60 1,768 .47 

250 100.00 -

Gues t Numbe r 
in One Year. 

x1=47 ,748 . 89 
x2=75, 160.29 
x3=30,506.22 
x4=38, 906 .48 
x5=28,737 . 75 
x6=10,61 0 . 82 
x7=12,379.2 9 

244,049.74 

Table XXVI shows that 244,050 guests would stay in accommoda­

tion houses in the city during an entire year . 

H. Total Expenditure by Guest Groups in One Year 

It has been established that the 250 guest groups spent an 

average of $19.19 per guest group on accommodation and $11.56 per guest 



56. 

group on purchases which amounts to an average total expenditure of 

$30.75 per guest group on accommodation and purchases during their one 

stay in the city. It has been es tablished that 110 , 529 . 84 guest groups 

stay at accommodation houses during the year. Consequently, multiplying 

the average expenditure for each guest group in the 250 guest group 

survey by the total number of guest groups in one year gives the annual 

guest group expenditure. The following table shows the expenditur e for 

all the guest groups who visit the city during one year . 

Table XXVII 

TOTAL ANNUAL EXPENDITURE BY GUEST GROUPS 

ExEenditure Each Guest Group (in Total Annual 
Surv e ;:z: of 250 guest grouEs) Guest GrouEs 

Accommodation $ 19 . 19 $ 2,121,067.62 
Purchases 11. 56 1,277,724 . 95 

TOTAL $ 30.75 $ 3,398,792 .57 

Table XXVII shows that the 110,529.84 guest groups who stay at 

accommodation houses in the city annually spend a total of $3 , 398,792 .57 

in Palmerston North during the year . 

This annual expenditure in the city circulates throughout all 

sections of the community and consequently it is to all citizens' advan -

tage if this annual flow of income is increased. The following chapter 

examines ways to attract a greater number of guests to stay in 

Palmerston North. 

-0000000-



CHAPTER FOUR 

POSSIBLE WAYS TO ATTRACT AN INCREASING 
NUMBER OF ITINER ANT VISITORS TO STAY IN THE CITY 

57. 

To attract a greater number of itinerant visitors to Palmer­

ston North it is necessary to improve existing amenities and attrac­

tions for visitors and establish new ones. 

However, it is first prudent to examine the district's 

limitations which could restrict the further development of visitor 

amenities and attractions. 

A. Existing Limitations 

1 • City Growth Rate: 

The survey of 250 guests at accommodation houses in the city 

between August and September, 1970, revealed that 128 (51.2 percent) 

of the guests were businessmen. The greater the city population and 

the faster its growth rate, the greater the number and scale of the 

commercial enterprises in the city, and the corresponding increase in 

the number of commercial travellers and business executives that will 

be required to visit the city. 

Palmerston North's population growth rate for the six 

years from 1961 to 1966 was 13.8 percent compared with the average 

New Zealand growth rate for this period of 11.6 percent and the North 

Island growth rate of 12.4 percent. Although Palmerston North's 

population growth rate of 13.8 percent was slightly higher than the 

New Zealand and North Island growth rate, there are many cities in the 



58. 

North Island which experienced a far greater growth rate. For the same 

six year period Whangarei experienced a 35.4 percent increase, Rotorua 

32.6 percent, Tauranga 28.2 percent, and Hamilton 25.3 percent.
1 

If 

Palmerston North's population growth continues at its present rate it is 

unlikely that there will be any great increase in the number and 

proportion of commercial travellers staying in the city. 

2. Scenery: 

Although the Manawatu region possesses reserves and beaches 

which are enjoyed by the local inhabitants, the city must be resigned to 

the fact that the district is not sufficiently scenic to attract a 

significant number of itinerant visitors. 

Palmerston North has no foreshore to provide an attractive 

setting for an amusement boulevard such as has been so successfully 

achieved at Napier, and the Manawatu River in its present form is not 

suitable for boating or swimming. The only beaches in the region are 

over twenty miles from the city and although they are pleasant enough in 

the summer months they are not any more attractive than a multitude of 

other New Zealand beaches, and consequently do not offer any serious 

competition to other beach resorts in the country. Other than the city's 

parks and reserves, the only other reserves in the Manawatu are at 

Raumai, twelve miles from the city, which is at pr~sent rather dilapi-

dated and unattractive, and Pohangina Domain. The latter is a fine 

amenity but it is 26 miles from the city and much of this distance is 

by a winding second class road which would be difficult for a visitor 

to the district to locate. 



59. 

It is only practical and realistic to accept the lack of 

scenic reserves as a limitation in attracting visitors to the city. 

3. Climate: 

Palmerston North is located only three miles from the foothills 

of the Tararua Ranges and consequently extensive cloud areas frequently 

form over the city as it banks up adjacent to the ranges. In the five 

years from 1964 to 1968 the city averaged 1,781.4 sunshine hours a year 

compared with 2,344.6 for Nelson, 2,276 for Napier and 2,085 for Auck-

2 land. The climate of Palmerston North is not attractive to sunseeking 

visitors and hinders the commercial success of outdoor sidewalk cafes, 

soundshells, open air shopping malls and swimming pools. 

However, in order to convey a comple