Updated 11 September 2018
12B.1.1 Objective – Subdivision in Residential Zones
Subdivision in Residential Zones provides for integrated, liveable and sustainable communities in a way that does not compromise the ability of the residential land resource to accommodate future growth demands.
12B.1.1.1 Policy – Subdivision in the Residential Zone
By ensuring that subdivision design and allotment sizes:
- Can accommodate land use activities in a manner that is consistent with the purpose of the underlying zone;
- Provide building platforms that will avoid the risk of damage to future land uses or adjoining land through inundation or instability;
- Incorporate good urban design principles by:
- Providing a safe and efficient transport network that effectively integrates with the surrounding area;
- Providing for safe and direct movement through and between neighbourhoods for pedestrians, cyclists and vehicles;
- Providing for efficient public transport layouts;
- Optimising allotment frontage to public roads and reserves;
- Providing easy access to open space and reserves;
- Providing good solar orientation of residential allotments, open space and reserves;
- Providing a variety of allotment sizes;
- Retaining and integrating natural features;
- Generally avoiding culs-de-sac where these are not associated with topographical constraints.
12B.1.1.2 Policy – Undersized Allotments and Infill Development
By avoiding infill subdivision that creates residential allotments less than the minimum area generally anticipated in the Suburban Residential, High Density Residential and City Living Zones so that:
- Intensification does not occur in an ad hoc manner;
- The amenity values and urban landscape character of those zones is not adversely affected;
- The capacity of existing or planned infrastructure that serves the land area is not compromised.
12B.1.1.3 Policy – Undersized Allotments and Intensification
By providing for allotments of a size area less than the minimum anticipated in the Suburban Residential Zone only where:
- They are developed as a comprehensively designed development in accordance with an outline development plan or land use consent; or
- They are either specifically identified through zoning, or are located appropriately in accordance with the criteria set out in 14B.1.3.2 – Policy - Density of Development - Medium Density Development in the Suburban Residential Zone.
12B.1.1.4 Policy – Allotment Sizes in Pyes Pa West
By providing for large lot subdivision to optimise the marginal land resource in this area while:
- Recognising the specific servicing requirements;
- Maintaining and enhancing the landscape values.
12B.1.1.5 Policy – New Subdivision and Development within North West Bethlehem – Reverse Sensitivity
By ensuring that subdivision on land zoned for residential purposes and located to the north and west of the Bethlehem Centre mitigates potential adverse reverse sensitivity effects on commercial activities.
12B.1.1.6 Policy – Subdivision of Secondary Independent Dwelling Units
Avoiding the subdivision of secondary independent dwelling units to ensure that:
- These units remain ancillary to the principal dwelling in recognition that their purpose is to provide a secondary opportunity for the economic and social benefit of the property owner whilst retaining a built character and scale that is consistent with the surrounding suburban residential environment;
- The fragmentation of residential allotments that would not otherwise comply with the density requirements of the underlying zone does not result in fragmented and small scale infill development that has the potential to cumulatively adversely affect surrounding residential character and amenity.
12B.1.1.7 Policy – Subdivision in the Central Bethlehem Scheduled Site
- By ensuring that subdivision within the Central Bethlehem Scheduled Site is carried out in a manner that:
- Mitigates adverse landscape character and amenity effects on the surrounding environment, with particular regard to be given to the Central Bethlehem Scheduled Site’s pre-development rural landscape character, in terms of:
- The interface of the Central Bethlehem Scheduled Site with adjoining Rural and Rural Residential and open space zones and along the northern and southern escarpments within the Central Bethlehem Scheduled Site. In this location, the identified mitigation option is landscape planting; and
- Visual connectivity across the Central Bethlehem Scheduled Site to the Wairoa River, as viewed from the top of the northern escarpment and from Moffat Road. In this location the identified mitigation option is an open landscaped corridor/stormwater swale system;
- Avoids, remedies or mitigates potential adverse effects associated with the geotechnical constraints and natural hazards within the Central Bethlehem Scheduled Site and on adjoining escarpments
- Recognises the limitations of Council’s existing infrastructural capacity;
- Avoids, remedies or mitigates adverse effects on the function, and safe and efficient operation of the transport network, with particular regard to the State Highway 2/Te Paeroa Road roundabout.
12B.1.1.8 Policy – Subdivision in the Wairakei Residential Zone
- Recognises the limitations of Council’s existing and planned infrastructure capacity that serves the land area.
- Supports design flexibility for a range of residential building typologies and densities by not requiring a minimum allotment area.
12B.1.2 Objective – Residential Subdivision: City Living
Subdivision within the City Living Zone supports limited opportunities for further suburban residential style development as a transitional development opportunity for existing sites (legally established and vacant or partially vacant as at the date of Plan notification being the 17 October 2009) but primarily supports the implementation of comprehensively designed medium density redevelopment of land.
12B.1.2.1 Policy – Residential Subdivision: City Living
By providing for subdivision within the City Living Zone that:
- Provides for limited, specified infill subdivision as a transitional development opportunity for existing sites (legally established and vacant or partially vacant at the date the plan was notified being 17 October 2009);
- Supports and positively encourages comprehensively designed medium density redevelopment of land within the zone.