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  5. 4-General Rules
  6. 5-Natural Environment
  7. 6-Natural Features & Landscapes
  8. 7-Heritage
  9. 8-Natural Hazards
  10. 9-Hazardous Substances & Contaminated Land
  11. 10-Network Utilities & Designations
  12. 11-Financial Contributions
  13. 12-Subdivision Services & Infrastructure
    1. 12A-Purpose: Subdivision
    2. 12B-Subdivision in Residential Zones
    3. 12C-Subdivision in the Rural Residential Zone
    4. 12D-Subdivision in the Rural Zones
    5. 12E-Subdivision in Commercial & Industrial Zones
    6. 12F-Subdivision: Marae, Papakainga & Matapihi
    7. 12G-Purpose: Service & Infrastructure
  14. 13-Open Space
  15. 14-Residential Zones
  16. 15-Rural Residential Zone
  17. 16-Rural Zones
  18. 17-Commercial Zones
  19. 18-Industrial Zones
  20. 19-Education Centre Zones
  21. 20-Special Use Zone-Baypark
  22. Part B Maps
Tauranga City Plan

12C.3  Controlled Activity Rules

Updated 16 November 2020

  1. Those activities listed as Controlled Activities in Table 12A.1: Subdivision Activity Status.

12C.3.1 Controlled Activity – Standards and Terms

Controlled Activities shall comply with the following standards and terms.

12C.3.1.1 Minimum Allotment Size

Subdivision for rural residential allotments shall comply with the following:

Minimum gross allotment area: 3000m²
Average gross allotment area for rural residential subdivision: Not less than 4000m²
Minimum frontage, Tara Road Urban Growth Plan Area:  4.0 metres

12C.3.1.2 Design Assessments

Allotments shall be able to accommodate land use activities, in accordance with the relevant rule of the underlying zone, as follows:

  1. Construct buildings and structures in accordance with:
    1.  Rule 15A.3.1 –Development Density and Scale;
    2.  Rule 15A.3.3 – Streetscape;
    3.  Rule 15A.3.4 – Setbacks;
    4.  Rule 15A.3.6 – Site Coverage;
  2. Provide access, parking and manoeuvring areas in accordance with:
    1.  Rule 15A.3.7 – Access;
    2.  Rule 4B.2.3 - On-Site Parking – General;
    3.  Rule 4B.2.4 – On-Site Parking Design;
    4.  Rule 4B.2.5 – On-Site Manoeuvring;
    5.  Rule 4B.2.6 – Vehicle Loading Requirements;
    6.  Rule 4B.2.7 – Site Access and Vehicle Crossings.

Where there is any doubt as to whether future land uses will be able to comply with this rule the Council will require a design assessment to be submitted to demonstrate how compliance can be achieved.

12C.3.1.3 Earthworks

The extent of all earthworks proposed as part of the subdivision shall be shown including, but not limited to:

  1. Areas of cut and fill;
  2. Existing and finished ground levels;
  3. Location of building platforms.

Proposed Amendment

12C.3.1.3 Earthworks

The extent of all earthworks proposed as part of the subdivision shall be shown including, but not limited to "Any application for subdivision consent must include:

  1. A description of the scope and extent of all earthworks including, but not limited to:"
    1. a) Areas of cut and fill;
    2. b) Existing and "proposed" finished ground levels;
    3. c) Location of building platforms "where there is potential risk to a proposed allotment from inundation or instability.
  2. An assessment of the potential risk to the site and to adjoining sites from inundation or instability as a result of earthworks."

Plan Change 30 – No legal effect

12C.3.1.4 Services

Every allotment shall be provided with services in accordance with Rule 12G.3.1 – Minimum Service Requirements

12C.3.1.5 Infrastructure

Infrastructure constructed to vest in the Council shall comply with Rule 12G.4.1.1 – Infrastructure

12C.3.1.6 Potentially Contaminated Land

The application shall address any potentially contaminated land issues relevant to the site in accordance with Rule 9B.2.2 – Specific Requirements for Use, Development and Subdivision of Potentially Contaminated Land in Chapter 9 – Hazardous Substances and Contaminated Land.


Note: Subdivision of contaminated land is a Restricted Discretionary Activity in accordance with Rule 12A.6 h) – Restricted Discretionary Activity Rules.


12C.3.1.7 Staging

Where staged subdivision is proposed the extent of the stages and their order shall be clearly identified. 

12C.3.1.8 Landscape Assessment

Landscape assessments shall be submitted with all subdivision applications that:

For all subdivisions:

  1. Describe the site in context with the surrounding environment;
  2. Identify landscape features within the site and areas of indigenous flora and fauna habitats and describe how these will be retained now and in the future; 
  3. Identify any archaeological sites or sites of significance to tangata whenua (whether listed in the Plan or not) on the site and describe how these will be managed through the subdivision process (Note: archaeological sites are protected under the Historic Places Act 1993);
  4. Assesses the extent of proposed earthworks and how this will change the existing landscape character of the site;
  5. Identify the location of building platforms
  6. Identify how the subdivision will mitigate adverse effects or provide positive effects on the landscape character through:
    1. Controls on the siting, bulk, location and colours of future buildings and structures;
    2. The provision of planting and landscaping on public and private lands;
    3. The location and design of any roads and accessways and associated services;
    4. The location and design of fencing to be consistent with the rural residential landscape.

      ​​In addition for subdivision on the Eastern Side of Cambridge Road:
  7. Identify how the creation of allotments and future buildings and structures, particularly dwellings, when viewed from the eastern banks of the Kopurererua Stream will maintain the landscape character of the zone and its context within the Kopurererua Valley.

    In addition for subdivision on the Western Side of Cambridge Road and Moffat Road:
  8. Identify how the landscape character of the zone will be maintained when viewed from the banks of the Wairoa River, taking into consideration the need to maintain the open space of the Wairoa Valley;
  9. Identify whether future buildings and structures constructed on allotments will be visible from the banks of the Wairoa River. Where buildings and structures will be visible the location of building platforms shall take into account:
    1. The proximity of the allotment to the eastern bank of the Wairoa River;
    2. The elevation of the allotment in relation to the banks of the Wairoa River;
    3. The extent to which planting and landscaping will screen or mitigate the visual effects of buildings on the river’s landscape and maintain the integrity of areas of Important Amenity Landscapes;
    4. The backdrop against which buildings and structures will be seen when viewed from the western bank of the Wairoa River.

      In addition for subdivision within the Oropi Road area:
  10. Provide for a minimum 10-metre wide indigenous planting on the outside of any esplanade reserve adjoining a stream;
  11. Provide for indigenous planting to a width of 2 metres around any stormwater ponds and drains.

    In addition for subdivision within the Ohauiti Road, Kaitemako Road and Waikite Road areas:
  12. Identify how the location of building platforms will ensure that construction of buildings and structure will maintain the transition of the landscape character between the Rural Residential Zone and Rural Zones.

12C.3.1.9 Walkway and Cycleway Links – Oropi Road

Subdivision within the Oropi Road Rural Residential Zone shall provide pedestrian and bicycle accessway links from Phillips Drive to Wood Road, and Phillips Drive to the Waiorohi Stream Esplanade Reserve

12C.3.1.10 Access to Pengary / Braithewaite Lane

Subdivision of Lot 2 DPS 77887 or Lot 1 DPS 74867 (R52 Pyes Pa Road) shall ensure that access to the subdivision is provided from Pengary Lane and that existing access to these lots from Braithwaite Lane is legally surrendered and physically stopped. 

12C.3.1.11 Tara Road Urban Growth Plan Area

  1. The land to be subdivided shall only be accessed from Tara Road via the Doncaster Road roundabout and shall be in accordance with the UG5, Section 6, Urban Growth Plans (Plan Maps, Part B) as it applies to the Rural Residential Zone within Tauranga City.
  2. Subdivision shall be designed and constructed so that external noise levels do not exceed 64 dBA Leq,24hr (see (c) below). The acoustic mitigation adjacent to the Tauranga Eastern Link and/or Tara Road required to achieve this standard shall be addressed at the time of subdivision under this rule or land use under Rule 15A.4.1 b) – Controlled Activity Standards and Terms: Tara Road Urban Growth Plan Area. (whichever comes first). Written evidence that this standard will be achieved shall be provided to the Council from a suitably qualified acoustic consultant as part of the application for subdivision. The evidence shall be based on predictions of road-traffic noise in accordance with Section 5.3 of NZS 6806:2010, using terrain data at 1m ground contour intervals including the final earthworks for the Tauranga Eastern Link.

Note: Land use development in the Tara Road Urban Growth Plan Area is to be considered under Rule 15A.4.1. b) – Controlled Activity Standards and Terms: Tara Road Urban Growth Plan Area.


  1. The design parameters for noise measurement for Rule 12C.3.1.11 b) – Tara Road Urban Growth Plan Area above are as follows:
    ​Tara Road
    1. Design year – 2026
    2. Flow rate (AADT) – Tara Road 26,100 vpd, Parton Road 6,000 vpd
    3. Speed – 100 kph
    4. Road surface – Open graded porous ashphalt
    5. Percentage of heavy vehicles – 7%

      Tauranga Eastern Link
    6. Design year – 2026
    7. Flow rate (AADT) – 28,000 with the Papamoa East Interchange
    8. Design speed – 100kph
    9. Road surface – Chip seal
    10. Percentage of heavy vehicles – 16%
  2. At the time of subdivision, a landscape plan detailing planting species and spacing shall be provided to screen the Rural Residential Zone from the Tauranga Eastern Link and to provide an amenity buffer with Tara Road. The landscape plan shall detail the planting along the 10m Amenity Planting Strip adjoining Tara Road, within the Landscape Swale, on the acoustic bund adjoining the Tauranga Eastern Link and/or Tara Road (if proposed) and between any acoustic barrier and the Tauranga Eastern Link and/or Tara Road (if proposed).
  3. The acoustic mitigation (e.g. bund; barrier) and landscaping shall be designed so that it does not have any adverse geotechnical effect on the Tauranga Eastern Link and/or Tara Road (including all infrastructure within the road reserve). Prior to the establishment of any acoustic mitigation or landscaping required by clauses b) and d) of this rule, a geotechnical assessment by a suitably qualified geotechnical engineer shall be prepared in consultation with the NZ Transport Agency or Tauranga City Council (as relevant) and submitted to Council to confirm that the acoustic mitigation and landscaping has no adverse geotechnical effect on Tauranga Eastern Link or Tara Road (including all infrastructure within the road reserve).
  4. The acoustic mitigation required by Rule 12C.3.1.11 b) – Tara Road Urban Growth Plan Area above (e.g. bund or barrier) and the landscape mitigation required by Rule 12C.3.1.11 d) – Tara Road Urban Growth Plan Area above shall be vested in Council at the time of subdivision or prior to resource consent for a dwelling being issued, whichever occurs first.
  5. Any subdivision shall be in accordance with an approved stormwater management plan for the entire Tara Road Urban Growth Plan Area. For the avoidance of doubt, this means an integrated management approach is required with the Rural Residential zoned land directly east, within the Western Bay of Plenty District.
  6. Subdivision shall not be commenced until the Tauranga Eastern Link is operational. Operational means the Tauranga Eastern Link construction is complete and public vehicles are able to use the full length of Tauranga Eastern Link including both lanes in each direction.
  7. Subdivision associated with the Tauranga Eastern Link shall be exempt from this rule.

Note: Water supply is to be provided privately, unless prior arrangements have been made with the Council to reticulate the whole of the Tara Road Urban Growth Plan Area with a public reticulation system. 


12C.3.2 Controlled Activity – Matters of Control and Conditions

The Council reserves control over the following matters: 

12C.3.2.1 Topography and Landform

  1. The extent of proposed earthworks including, but not limited to:
    1. Change in levels resulting from excavation and fill;
    2. Any modification of drainage patterns;
    3. The consistency between proposed finished ground levels and ground levels on adjoining sites;
    4. The location, design and suitability of building platforms for their intended use;
  2. Geotechnical, natural or man-made hazards on the site

Proposed Amendment

12C.3.2.1 Topography and Landform

  1. The extent of proposed earthworks including, but not limited to:
    1. Change in levels resulting from excavation and fill;
    2. Any modification of drainage patterns;
    3. The consistency between proposed finished ground levels and ground levels on adjoining sites;
    4. The location, design and suitability of building platforms for their intended use;
    5. "The location, design and suitability of retaining;
    6. Instability and inundation effects on adjoining sites as a result of earthworks."
  2. Geotechnical, natural or man-made hazards on the site
  3. "Sediment and erosion control measures to keep sediment on the site to minimise sediment runoff, particularly into Council’s stormwater systems."

Plan Change 30 – No legal effect

12C.3.2.2 Landscape Character

  1. The recommendations contained within a landscape assessment;
  2. The opportunities to retain natural landform and natural features that will maintain the existing landscape character of the zone;
  3. The location of building platforms and the effects of buildings and structures on landscape character;
  4. The location of fencing and whether its design is consistent with the rural residential landscape character

12C.3.2.3 Ecology and Open Space

  1. The retention and management of areas of indigenous flora and fauna habitats;
  2. The provision and location of landscape planting within the subdivision;
  3. The provision and location of recreation reserves, esplanade reserves or esplanade strips that provide interconnected public open space, and any vesting that may be required to achieve this.

12C.3.2.4 Infrastructure and Services

  1. The design, construction and location of infrastructure and services to, and within, the subdivision;
  2. The requirement for Development Plan Approval to ensure that any infrastructure to be vested meets the minimum construction and technical specification requirements of the Council;
  3. The provision, location and type of easements;
  4. The extent and sequence of proposed staging;
  5. The management of construction works;
  6. The proximity of allotments to any existing network utilities and any requirements that may be considered necessary to ensure the continued safe, efficient and effective operation of those network utilities is not compromised.

12C.3.2.5 Heritage

The identification, management or protection of historic heritage not identified in Chapter 7 – Heritage.

12C.3.2.6 Potentially Contaminated Land

The matters under Rule 9B.2.2 c) – Specific Requirements for Use, Development and Subdivision and Use of Potentially Contaminated Land

12C.3.2.7 Consent Notices

Consent notices will be imposed where appropriate including, but not limited to:

  1. The location of building platforms and building locations, bulk and scale and colours (in the interests of landscape character);
  2. The planting and maintenance of vegetation and landscaping (landscape character);
  3. Engineering, geotechnical and hazard issues. 

12C.3.2.8 Financial Considerations

  1. The requirement of a bond for the ongoing performance of conditions of a consent;
  2. The requirements for financial contributions in accordance with Chapter 11 – Financial Contributions.

12C.3.2.9 Tara Road Urban Growth Plan Area

  1. Noise mitigation;
  2. Landscaping;
  3. Geotechnical effects;
  4. Access to Tara Road;
  5. Stormwater management;
  6. Compliance with the UG5, Section 6, Urban Growth Plans (Plan Maps, Part B).

 

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