12A.1  General Subdivision Objectives and Policies

Updated 22 March 2021

12A.1.1 Objective - City Form

Subdivision within the City provides for the efficient consumption of land by facilitating the co-ordinated delivery of integrated, liveable and sustainable communities.

12A.1.1.1 Policy – City Form

By ensuring that subdivision occurs in a way that:

1. Does not compromise the purpose of the underlying zone or a Plan Area;
2. Gives effect to and is consistent with the requirements of urban growth plans identified for urban growth areas;
3. Provides an appropriate level of infrastructure and services that caters for future demand without compromising existing demand;
4. Responds positively to the context of the site and the surrounding landscape character;
5. Will reflect and deliver good urban design principles particularly within established urban areas and urban growth areas;
6. Does not facilitate land uses that compromise the safe, sustainable and efficient functioning of the transport network.

12A.1.1.2 Policy – Target Yields in Urban Growth Areas

By ensuring that 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) is achieved through:

1.  A baseline minimum nett yield requirement of 12 dwellings per hectare applied to all subdivision that is progressively increased for each specified time period in accordance with Rule 12B.3.1.2 – Development Intensity and Scale in Urban Growth Areas;
2. Recognising in the Pyes Pa West Urban Growth Area the geotechnical constraints and topography, which traverses grades from RL 4.8 to RL 61.2 above NZVD16 Datum;
3. Recognising in the Kennedy Road Urban Growth Area both the significant topographical constraints in a portion of the area and inclusion of that land within the Large Lot Residential Zone, and the transport, landscape and infrastructure links to the surrounding development;
4. Recognising in the Hastings Road Urban Growth Area the significant topographical constraints in a portion of that area and inclusion of that land within the Large Lot Residential Zone, and the transport, landscape and infrastructure links to the surrounding development, including limitation of access to State Highway 29;
5. Recognising in the North West Bethlehem Urban Growth Area the special relationship of that land to the Wairoa River escarpment, the landscape character of the area and relationship of tangata whenua to surrounding land.
6. Recognising in the Wairakei Urban Growth Area the nett yield requirements for the Wairakei Residential Zone and Wairakei Neighbourhood Centre Zone combine to achieve the target average nett yield for Wairakei.

12A.1.1.3 Policy – Target Yield Shortfalls in Urban Growth Areas

By avoiding shortfalls in the minimum average nett yield within urban growth areas as set out in Policy 12A.1.1.2 - Target Yields in Urban Growth Areas unless the following circumstances apply:

1. The site is subject to topographical, geotechnical and landform constraints that affect the achievability of the minimum average nett yield; and/ or;
2. There is evidence that current housing market conditions may adversely affect the ability of the subdivision to achieve the minimum average nett yields in Policy 12A.1.1.2 - Target Yields in Urban Growth Areas; and
3. The yield shortfall will not compromise the planned provision of cost-effective and efficient infrastructure and services;
4. For non-complying activities, in addition to the matters above:
   1. Achievement of the overall target average nett yield for the urban growth area will not be unduly compromised;
   2. A plan is submitted showing indicative development, the balance of the stage and subsequent stages, and the likely total yield to be achieved;
5. For Pyes Pa West:
   1. Options and opportunities for a variety of lot sizes, including opportunities for higher-density development within the Pyes Pa Medium-Rise Policy Area and comprehensive medium density development within the Suburban Residential Zone are possible;
6. For Wairakei, any shortfall in achievement of nett yield can be made up by higher yield development in other areas within the Wairakei Residential Zone and Wairakei Neighbourhood Centre Zone.

12A.1.1.4 Policy – Allotment Sizes

By ensuring that the dimensions and areas of allotments sustain the City’s land resource while accommodating existing and proposed network utilities where necessary and enabling the siting and construction of buildings and structures, in a manner that is consistent with the purpose of the underlying zone.

12A.1.1.5 Policy – Subdivision of Secondary Independent Dwelling Units

By preventing the subdivision of secondary independent dwelling units to ensure they are not able to be separated from the principal independent dwelling unit.

12A.1.2 Objective – Infrastructure and Servicing

Subdivision within the City provides for the coordinated and sequenced delivery of efficient, effective, functional and sustainable infrastructure and services through the subdivision process.

12A.1.2.1 Policy – Infrastructure and Services

By ensuring the subdivision process provides a level of infrastructure and services that will facilitate land use activities in a manner that is consistent with the purpose of the underlying zone.

12A.1.2.2 Policy – Infrastructure Provision within Urban Growth Areas

By ensuring the provision of infrastructure through the subdivision of land in urban growth areas proceeds in a sequence consistent with the relevant Urban Growth Plan while:

1. Optimising the use of existing infrastructure in the vicinity;
2. Installing new infrastructure in a coordinated and logical manner.

12A.1.2.3 Policy – Staged Subdivisions

By ensuring the sequence of staged subdivision does not adversely affect the efficient, effective, functional and sustainable delivery of infrastructure and services.

12A.1.3 Objective – Access to the Coastal Environment, Wetlands, Rivers and Streams

Safe and efficient public access to and along the City’s coastal environment, wetlands, rivers and streams is maintained and enhanced through the subdivision process. 

12A.1.3.1 Policy – Access to the Coastal Environment, Wetlands, Rivers and Streams

By ensuring opportunities for public access to the City’s coastal environment, wetlands, rivers and streams through the provision of esplanade reserves or esplanade strips are realised through subdivision in a way that is consistent with Objective 6A.1.3 - Preservation of the Natural Character of the Coastal Environment, Wetlands, Rivers, and Streams and Policy 6A.1.3.2 – Preservation of the Natural Character of the Coastal Environment, Wetlands, Rivers, and Streams.