Updated 11 September 2018
The growth in demand for residential land within the City raises significant resource management issues. These range from the timing, staging and affordable development of new urban growth areas to ensuring the yield of residential land resources is efficient through minimum requirements for subdivision and land use. Such development must be undertaken in a manner that addresses potential adverse environmental effects and ensures quality urban and suburban environments are delivered.
In the existing, more established residential areas resource management issues arise from the conso lidation of urban growth through intensification or infill subdivision/development opportunities while still providing for suburban living opportunities with a distinctive low density character.
The strategic response of the Plan to these issues is to provide for a range of Residential Zones within the City. These range from high density developments with some provision for high rise development at Mount Maunganui, residential activities in commercial centres such as the City Centre; medium density development; traditional low density suburbs with some provision for appropriately designed infill opportunities and a specific area for large lot residential development at Pyes Pa West.
The new urban growth yield area at Wairakei (Papamoa East) is a significant new urban area and has a design approach for development and subdivision within the urban growth area based around several residential neighbourhoods, a planned town centre, and associated employment area. A population of at least 7,500 people has been planned for in the Wairakei Urban Growth Area. Planning provisions for the Wairakei Residential Zone support achieving a target average nett yield of dwellings, internal and external integration of land use, services, transportation
and community infrastructure.
Provision is also made in the new urban growth yield areas of Pyes Pa West, Kennedy Road, Hastings Road and West Bethlehem for medium density development that is clearly identified in the initial subdivision of that land and balanced by additional controls to ensure amenity and character are preserved through such development.
In addition, provision is made, through the resource consent process, for higher density developments in the Suburban Residential Zone subject to specific criteria based on location, amenity, character and other effects of higher density development on the Suburban Residential Zone. The Rural Residential Zone (Chapter 15 – Rural Residential Zones) provides another lifestyle choice. Provision is also made for the unique mix of activities, including residential activity, occurring within the City’s urban marae.
In all the Residential Zones there are opportunities, in dwelling forms compatible within each zone, for other accommodation types (for example shared accommodation (for students or groups with special residential living needs), rest homes and retirement villages).
Small scale home-based business and homestays are permitted within the Residential Zones in conjunction with the principal residential use of sites. A limited range of non-residential activities that support communities, such as schools and health centres, can establish within the zones, subject to their compatibility with the existing and anticipated residential character and amenity of each zone, and subject to the maintenance of residential activity as the predominant activity in the Residential Zones.
It is anticipated that schools, community facilities and tertiary education premises will be established within the Wairakei Residential Zone as it develops over time. These activities will support and provide for the needs of this growing community. Provision is made through the resource consent process for these activities to establish subject to specific criteria based on their compatibility with the existing and anticipated urban character and amenity.