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Tauranga City Plan

14B Purpose of the Suburban Residential Zone and the Large Lot Residential Zone

Updated 16 November 2020

The purpose of the Suburban Residential Zone is to provide for low density suburban residential development in a wide variety of locations across the City in the form of low, generally one to two storey detached dwellings (although with careful design more stories could be accommodated) with a high ratio of on-site open space to building. In keeping with the nature of a lower density environment there is an expectation of a high level of private on-site amenity and leisure opportunities provided for through the regulation of on-site private open space.

As a component of the provision for city growth and offering a variety of housing types for the City’s residents, there is provision on larger sites within the zone for shared accommodation facilities for larger non-family situations and for smaller ancillary one to two bedroom dwellings.

In recognition of the specialised accommodation needs of some of the City’s residents, a variety of accommodation types are provided for in the form of shared accommodation for those who require support in their day to day living. Also due to the current and anticipated changes in the demographic composition of the population, small-scale retirement villages and small scale rest homes are provided for. These types of residential accommodation are appropriate in that they are compatible with the existing and anticipated residential character.

Provision is also made for the consideration of retirement villages with more intensive use of larger sites in terms of the number of independent dwelling units and/or dwelling unit equivalents per area of site in the Suburban Residential Zone through the resource consent process. This is in recognition of the distinctly different nature of occupancy (in particular the lower occupancy rates) of independent dwelling units within retirement villages and the associated reduced demand on public infrastructure. Such facilities are provided with the ability to incorporate a more intensive use of sites where this use is balanced and considered through a comprehensive design approach, with a particular focus on addressing the interface with adjacent land use.

Provision is made for the consideration of medium density development in the Suburban Residential Zone through the consent process. Acknowledging that medium density development introduces a range of possible effects, specific policy guidance sets out the considerations for this development to ensure that the integrity of the Suburban Residential Zone is maintained. The Plan anticipates that medium density development will occur as comprehensive development in the Suburban Residential Zone.

The Medium Rise Plan Area is applied at Pyes Pa West and Papamoa. These Plan Areas enable greater diversity and housing choice at selected locations by providing development at a greater scale and density than that provided for generally in the Suburban Residential Zone. Development is expected to be compatible with surrounding suburban residential areas and in the case of Papamoa sensitive to the coastal environment and ecology on the land seaward of Papamoa Beach Road. These Plan Areas are located within proximity of nodes of activity and areas of comparatively higher amenity and balanced by urban design requirements that offsets the reduction of open space, are appropriately located within the transport network in terms of function and the efficient movement of people and either have sufficient infrastructure capacity to accommodate this greater density of development or have the ability to upgrade existing infrastructure at the cost of the developer within the Medium Rise Plan Area to accommodate greater density of development.

The purpose of the Large Lot Residential Zone is to provide for low density residential development on areas of land within the larger Pyes Pa West Urban Growth Area that are not able to be developed to typical residential densities because of topographic constraints. Due to the much larger site sizes in this zone on-site private open space is not regulated as in the Suburban Residential Zone, but the same suburban character of low rise, detached dwellings with a high on-site ratio of open space to buildings is expected as in the Suburban Residential Zone.

Proposed Amendment

14B Purpose of the Suburban Residential Zone and Large Lot Residential Zone

The purpose of the Suburban Residential Zone is to provide for low density suburban residential development, in "the most widespread residential zone covering"a wide variety of locations across the City. "Much of the existing development in the zone is characterised by" in the form of low, generally one to two storey detached dwellings (although with careful design more stories could be accommodated) with a high ratio of on-site open space to building "and setbacks from site boundaries". In keeping with the nature of a lower density environment there is an expectation of a high level of private on-site amenity and leisure opportunities provided for through the regulation of on-site private open space. "The zone enables intensification, while retaining a suburban built character. Development within the zone will generally be one or two storey detached, semi-detached and attached housing (although with careful design more stories could be accommodated) and include a variety of types and sizes to provide housing choice".

As a component of the provision for city growth and offering a variety of housing types for the City’s residents, there is provision on larger sites within the zone for shared accommodation facilities for larger non-family situations, "comprehensively designed development" and for smaller ancillary one to two bedroom dwellings.

In recognition of the specialised accommodation needs of some of the City’s residents, a variety of accommodation types are provided for in the form of shared accommodation for those who require support in their day to day living.  Also due to the current and anticipated changes in the demographic composition of the population, small-scale retirement villages and small scale rest homes are provided for.  These types of residential accommodation are appropriate in that they are compatible with the existing and anticipated residential character.

Provision is also made for the consideration of retirement villages with more intensive use of larger sites in terms of the number of independent dwelling units and/or dwelling unit equivalents per area of site in the Suburban Residential Zone through the resource consent process.  This is in recognition of the distinctly different nature of occupancy (in particular the lower occupancy rates) of independent dwelling units within retirement villages and the associated reduced demand on public infrastructure.  Such facilities are provided with the ability to incorporate a more intensive use of sites where this use is balanced and considered through a comprehensive design approach, with a particular focus on addressing the interface with adjacent land use.

Provisions is made for the consideration of medium density development in the Suburban Residential Zone through the consent process. Acknowledging that medium density development introduces a range of possible effects, specific policy guidance sets out the considerations for this development to ensure that the integrity of the Suburban Residential Zone is maintained. The Plan anticipates that medium density development will occur as comprehensive development in the Suburban Residential Zone.

"The Suburban Residential Zone (outside of urban growth areas) enables intensification through duplex dwellings and terrace housing where it provides quality on-site amenity and is compatible with the anticipated residential amenity values. Provision is made for two or more independent dwelling units on a site as part of duplex dwelling or comprehensively designed developments in order to: 

  1. Achieve the planned urban built character of the zone; 
  2. Manage the effects of development on neighbouring sites, including visual amenity, privacy and access to daylight and sunlight; 
  3. Achieve quality on-site living environments; and 
  4. Achieve attractive and safe streets and public spaces. 

The resource consent process requires development design and layout to be assessed, recognising that design is increasingly important as the scale and density of development increases. Guidance on how to achieve well designed residential intensification is also provided through the Residential Outcomes Framework.

The density and character of the Suburban Residential Zone will change over time to provide for diverse housing options, particularly for smaller households. The provisions and development controls in the Plan support this outcome while ensuring that quality on-site amenity for residents, adjacent sites and the street is achieved." 

The Medium Rise Plan Area is applied at Pyes Pa West and Papamoa.  These Plan Areas enable greater diversity and housing choice at selected locations by providing development at a greater scale and density than that provided for generally in the Suburban Residential Zone.  Development is expected to be compatible with surrounding suburban residential areas and in the case of Papamoa sensitive to the coastal environment and ecology on the land seaward of Papamoa Beach Road.  These Plan Areas are located within proximity of nodes of activity and areas of comparatively higher amenity and balanced by urban design requirements that offsets the reduction of open space, are appropriately located within the transport network in terms of function and the efficient movement of people and either have sufficient infrastructure capacity to accommodate this greater density of development or have the ability to upgrade existing infrastructure at the cost of the developer within the Medium Rise Plan Area to accommodate greater density of development.

The purpose of the Large Lot Residential Zone is to provide for low density residential development on areas of land within the larger Pyes Pa West Urban Growth Area that are not able to be developed to typical residential densities because of topographic constraints.  Due to the much larger site sizes in this zone on-site private open space is not regulated as in the Suburban Residential Zone, but the same suburban character of low rise, detached dwellings with a high on-site ratio of open space to buildings is expected as in the Suburban Residential Zone.

"The Te Papa Housing Overlay provides for greater diversity and housing choice and supports higher density residential development through its proximity to commercial centre’s, schools, areas of public open space and access to public transport. The housing typology anticipated as part of a comprehensively designed development (Te Papa Housing Overlay) in the identified area are terrace housing and apartments. The identified areas will undergo changes to existing densities and built form characteristics over time and will provide a greater diversity of housing options to meet the diverse needs of the community as well as promoting walkable neighbourhoods and increasing the vitality of centres. It is anticipated that development in this area will typically be up to four storeys in a variety of sizes and forms with opportunity to increase heights up to six storey’s adjacent to centres and high frequency public transport. The overlay incorporates development controls and matter of discretion to ensure that a reasonable level of residential amenity values is maintained." 

Plan Change 26 – No legal effect

 

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