Updated 11 September 2018
14A.1.1 Objective – Urban Form and Sustainable Management of the Residential Land Resource
Residential greenfield, infill development and intensification provide for an integrated, liveable and sustainable community, incorporating high quality urban design outcomes, maintains and enhances landscape character and amenity, and providing a variety of forms of low density, medium density and high density residential development that:
- Occurs in an orderly, efficient and integrated manner;
- Minimises any adverse environmental effects of development on water and soil quality, land stability, amenity, landscape character and the transport network.
14A.1.1.1 Policy – Urban Form and Efficient Distribution of Residential Land Use
By ensuring urban development is undertaken in a sustainable, effective and efficient manner with potential adverse environmental impacts, including the financial sustainability of urban development, addressed through the planned and managed release of urban growth areas, implemented through a distribution of residential zonings to ensure residential development occurs in locations that:
- Are consistent with the growth management policies of the Bay of Plenty Regional Policy Statement;
- Provides for a sustainable range of residential opportunities within the City;
- Can be efficiently serviced in a financially sustainable manner by existing or planned infrastructure, including through staged release of land for development;
- Has particular regard to landscape character and avoids potential impacts on primary production activities;
- Avoids development of areas where natural hazards cannot be adequately mitigated.
14A.1.1.2 Policy – Urban Form and Consolidation
By ensuring that land available for residential development is used efficiently to limit the extent of land used for the purpose by:
- Providing a minimum allotment size in the Suburban Residential Zone that encourages infill development by both subdivision and site redevelopment within the limits of maintaining the character and amenity of that zone;
- Requiring minimum average nett yields from both new urban growth areas and comprehensively planned intensification areas;
- Enabling mixed use activity with minimum average nett yields for independent dwelling units or residential allotments in the Neighbourhood Centre Zone and Town Centre Zone (Core and Fringe) of the Wairakei Urban Growth Area.
14A.1.1.3 Policy – Urban Form New Growth Areas
By ensuring that the development of new urban growth areas is undertaken in a coordinated and comprehensive manner that gives effect to and is consistent with urban growth plan requirements and incorporates a variety of forms, including both low density and medium density residential development. Where medium density development is proposed it is to be undertaken as a comprehensively designed development (Suburban Residential Zone – urban growth areas, Papamoa Medium Plan Area and comprehensively designed development in the Wairakei Residential Zone Medium Rise Plan Area. Overall a target average nett yield for subdivision and development of new housing is as required under Chapter 12 – Subdivision, Services and Infrastructure for an urban growth area is to be achieved.
14A.1.1.4 Policy – Urban Form and Intensification
By ensuring that residential intensification is undertaken in a comprehensively planned manner that has regard to:
- The identification of areas through dedicated zoning that addresses the cumulative environmental effects of higher density residential development;
- The integration of higher density development with efficient movement of people within the transport network;
- Direction of higher residential densities towards nodes of greater activity, (including employment and recreation), and areas of amenity that offset the reduction in open space and recreation opportunities from that found in lower density suburban residential environments;
- Consideration through the resource consent process of medium density residential development against the direction provided in 14B.1.3.2 - Policy – Density of Development - Medium Density Development in the Suburban Residential Zone.
- Providing a minimum average nett yield of 20 dwellings per hectare within any identified intensification area.
- The potential for mixed use development within commercially zoned neighbourhood centres and town centres.
14A.1.2 Objective - Residential Diversity and Densities
A range of dwelling types and densities, to meet varied residential needs in a way that is compatible with existing and anticipated residential character, amenity and environmental characteristics.
14A.1.2.1 Policy – Residential Diversity and Densities
By providing for various densities of residential development by:
- Identifying, through zoning, areas suitable for high density, medium density and low density residential development taking into account the existing residential character and amenity of these areas and the capacity of existing infrastructure;
- Providing for residents requiring specialised accommodation where the adverse effects on local residential character and amenity can be mitigated;
- Providing for mixed use activity with minimum average nett yields for independent dwelling units or residential allotments in the Neighbourhood Centre Zone of the Wairakei Urban Growth Area.
14A.1.3 Objective - Activities in the Residential Zones
Residential activities remain the predominant activity in Residential Zones while providing for flexibility for the operation of home-based business, homestays, visitor accommodation and a limited range of community support services subject to their compatibility with the amenity of the Residential Zones as defined by specific provisions.
14A.1.3.1 Policy - Activities in the Residential Zones
By providing for a variety of residential activities to establish in Residential Zones while:
- Providing for a scale of home-based businesses, including homestays, that are of an ancillary and secondary nature to the residential activity on the site and do not create off-site effects on the residential neighbourhood, character, amenity and the transport network.
- Providing for a limited range of community support activities, being smaller-scale tertiary education premises; schools; health centres and places of worship that provide community support functions for residents within the Residential Zones, and are compatible with existing and anticipated residential amenity in terms of:
- Location and scale, including the attraction of visitors to the site and hours of operation;
- The nature of the activity’s actual and potential adverse effects on the surrounding residential neighborhood, character, amenity and the transport network.
- Providing for the limited expansion of existing legally established offices (established as at 12 April 2008) on sites in Residential Zones, in recognition of the previous investment in such properties under previous planning provisions, provided these activities can:
- Meet the residential bulk and location controls and parking requirements that are applied to permitted land use activities in the Residential Zones;
- Are compatible with the existing and anticipated residential character and amenity of the surrounding residential neighbourhood.
- Limiting the establishment of non-residential activities in the relevant Residential Zones that are expected to be located in the Commercial Zones or Industrial Zones to ensure:
- Avoidance of an adverse cumulative effect on the residential character and amenity of the relevant Residential Zone;
- Maintenance of the integrity of the network of commercial centres, with regard to the objectives and policies for commercial development.
- Ensuring that visitor accommodation activities are established in locations and at a scale compatible with residential amenity and character, with particular regard to built form, scale and appropriate location within the transport network.
- Enabling the operation of offices ancillary to showhomes in the Residential Zones:
- In the established residential areas zoned Suburban Residential and Large Lot Residential outside of the financial contribution urban growth areas (Diagram 5, Section 5, Plan Maps, Part B) provided the residential amenity, scale and intensity (including visitors attracted to the site), character, and coherence of the surrounding residential neighbourhood is maintained;
- In the financial contribution urban growth areas (Diagram 5, Section 5, Plan Maps, Part B) zoned Suburban Residential and Large Lot Residential and the Wairakei Residential Zone in a manner that recognises the transitional establishment phase of new residential areas while maintaining a residential scale and intensity of development and ensuring the mitigation of potential adverse effects relating to parking, access and signage;
- And in the case of areas covered under either 14A.1.3.1 f) i) or ii) Policy – Activities in the Residential Zones above the mitigation of potential adverse effects on the transport network.
- Provide for the needs of the new urban community within the Wairakei Residential Zone through the establishment of schools, tertiary education premises and community facilities that are compatible with the existing and anticipated urban character and amenity in terms of:
- The nature of the activity’s actual and potential adverse effects on the surrounding neighbourhood, character, amenity and the transport network.
14A.1.4 Objective – Scheduled Sites in the Residential Zones
The effects of the development on specific Scheduled Sites on the surrounding environment have been mitigated.
14A.1.4.1 Policy – Scheduled Sites in the Residential Zones
- By ensuring that land identified as a scheduled site is developed in a manner that enables the special permitted activities on the site to occur while addressing the potential adverse environmental effects on the surrounding environment in terms of:
- Overshadowing and heights of buildings;
- Streetscape with reference to setbacks, open space on site and landscaping;
- Traffic movements, access and parking;
- Land scheduled at 90 Waihi Road has regard to:
- Mitigation of visual effects from business activity and buildings when viewed from the Suburban Residential Zone through landscape planting and building controls;
- Integration with the surrounding environment, including building bulk and scale consistent with that required in the Suburban Residential Zone.
- Land scheduled at Bureta Park Inn has regard to:
- Extensive landscaping planting and setbacks of buildings to ensure mitigation of visual effects on the amenity of the surrounding residential environment;
- Restriction on access to ensure the mitigation of traffic impacts on Vale Street;
- Restriction of building bulk and the provision of open space within the scheduled site.
- Land scheduled for hospital activities at Cameron Road has regard to:
- Landscaping planting and setbacks of buildings to ensure mitigation of visual effects on the amenity on the surrounding residential environment;
- Restriction on access to ensure the mitigation of traffic impacts;
- Providing for a range of activities consistent with the predominant use of the site for a hospital and ancillary services.
- Land scheduled for hospital activities at Grace Hospital, Cheyne Road has regard to:
- Provision for the development and functioning of a hospital (including ancillary services) and the amenity of adjacent and adjoining residential properties by the application of specific assessment criteria to mitigate the effect of hospital activity in the environment to enable cohesive integration of hospital and suburban residential activity in the area.
- Land scheduled for visitor accommodation at the Armitage Site has regard to:
- The visual, overshadowing and building dominance effects of large-scale building(s) when viewed from the City Living Zone and from the Tauranga Domain;
- The streetscape of Brown Street and Willow Street with reference to on-site frontage setbacks, open space and landscaping and the established street trees in the vicinity;
- Provision for ancillary activities that complement the predominant use of the site for visitor accommodation;
- Restriction of vehicular access to Brown Street and Park Street and mitigation of traffic effects on the street network.
- Land scheduled at The Elms provides for the limited range of special controlled activities to support the ongoing management and maintenance of The Elms and has regard to:
- The historic values and features of the site;
- Landscape planting and setbacks of buildings to ensure mitigation of visual effects on the amenity of the surrounding residential environment;
- Restriction of building bulk and the provision of open space on the site.
- Land scheduled at Te Paeroa Road, Bethlehem has regard to:
- Measures to maintain the function and manage adverse effects on the safe and efficient operation of the transport network, with particular regard to the State Highway 2/Te Paeroa Road roundabout, and any vehicle access to Te Paeroa Road identified on Appendix 14L: Outline Development Plan - Te Paeroa Road, Bethlehem Scheduled Site;
- Temporary restriction of the level of office activity within the Commercial Plan Area until 1 January 2016. Exceptions to this restriction should only be considered only where a local demand for the office activity can be demonstrated;
- Restricting built development to ensure that development integrates into the sites surrounding Suburban Residential Zone;
- Landscape planting to provide a balanced treatment of built form and planting to reinforce and integrate the site into the surrounding Suburban Residential Zone;
- Restricting the establishment of any business activity, not otherwise permitted in the Scheduled Site, to ensure:
- Avoidance of an adverse cumulative effect on the existing and anticipated residential character and amenity of the surrounding Suburban Residential Zone;
- Avoidance of the extension of existing commercial zones in the vicinity by allowing further commercial activities;
- Maintenance of the integrity of the network of commercial centres consistent with the objectives and policies for commercial development;
- Ensuring a building bulk and scale consistent with that existing or anticipated in the surrounding Suburban Residential Zone;
- Landscape planting to provide a balanced treatment of built form and planting that will integrate the site development within the surrounding environment including the Suburban Residential Zone.
- By ensuring that any land use activity within the Central Bethlehem Scheduled Site is carried out in a manner that:
- Mitigates adverse effects on landscape character and amenity effects on the surrounding environment, with particular regard to be given to the Scheduled Site’s pre-development rural landscape character, in terms of:
- The interface of the Scheduled Site with adjoining Rural Zone, Rural Residential Zone and Open Space Zone 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 through 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.