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    1. 12A-Purpose: Subdivision
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Tauranga City Plan

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

Updated 11 September 2018

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.


 

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