Updated 11 September 2018
Subdivision is primarily about creating land parcels that define and redefine property rights and, in most instances, the creation of new parcels of land is accompanied by expectations of associated land use. As such, the subdivision process provides a framework to manage the pattern of city growth and ensure the nexus between built form and site areas are consistent with the expected environmental outcomes (or purpose) for each zone. This is particularly important in giving effect to the Bay of Plenty Regional Policy Statement target average nett yields of 15 dwellings per hectare in urban growth areas and 20 dwellings per hectare within identified intensification areas.
As part of growth management the subdivision process also provides the framework for the coordination and sequencing of infrastructure and services provision for land uses that include roading, stormwater, water supply, sewage disposal, energy and telecommunications, in addition to being a mechanism for the provision of land for open space and recreation.
The subdivision process is also the principal method for delivering esplanade reserves or esplanade strips which help preserve and protect natural character and provide opportunities to maintain and enhance public access to water, both of which are matters of national importance under the Resource Management Act.
The subdivision chapter comprises the following sections:
- Objectives and Policies that apply to all subdivision within the City;
- General Subdivision rules (for subdivision that is generally for functional purposes, e.g., cross-lease updates, unit titles etc., or to address subdivision issues that are common throughout all zones. These rules also guide subdivision in Education and Open Space Zones, and specific Plan Areas);
Note: The Objectives and Policies for subdivision within specific Plan Areas is contained within the relevant chapters for those Plan Areas.
- Residential Zones Provisions;
- Rural-Residential Zone Provisions;
- Rural, Greenbelt and Future Urban Zones Provisions
- Commercial and Industrial Zone Provisions;
- Marae and Papakainga Provisions;
- Services and Infrastructure.
Contributions of land and/or cash towards reserves and network infrastructure can be required by the Council either under the RMA by way of the Plan (refer to Chapter 11 – Financial Contributions) or under the Local Government Act 2002 by way of a Development Contributions Policy in the Long Term Council Community Plan. The Council has decided to establish its Development Contributions Policy within the requirements of the Local Government Act. Accordingly, the Council's requirements for land and/or cash for reserves and for network infrastructure, at the time of both development and/or subdivision, are contained in the Council's Development Contributions Policy.
Applying an area-based development contribution through the Local Government Act 2002 provisions is another method of encouraging a target average nett yield of 15 dwellings per hectare for subdivision within areas identified on the Urban Growth Plans included in the Plan Maps (Part B).