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Tauranga City Plan

14B.1 Objectives and Policies for the Suburban Residential Zone and the Large Lot Residential Zone

Updated 16 November 2020

14B.1.1 Objective - Bulk and Scale of Buildings in the Suburban Residential Zone and Large Lot Residential Zone

Buildings that are of a bulk and scale compatible with the existing and anticipated suburban residential character and amenity anticipated for the zone.

Proposed Amendment

14B.1.1 Objective - Bulk and Scale of Buildings in the Suburban Residential Zone and Large Lot Residential Zone

Buildings that are of a bulk and scale "consistent with the" compatible with the existing and anticipated suburban residential character and amenity anticipated "planned" for the zone.

Plan Change 26 - No legal effect

14B.1.1.1 Policy - Bulk and Scale of Buildings in the Suburban Residential Zone and Large Lot Residential Zone – Building Height and Overshadowing

By ensuring buildings are restricted to a height and building envelope that:

  1. Provides flexibility for a range of residential building forms in the varied topographical conditions of the zone;
  2. Avoids the potential adverse impacts of over height buildings on surrounding dwellings, including their outdoor living areas, and on public open space including the streetscape or skyline through overshadowing, overlooking or visual dominance of buildings;
  3. Provides for increased height opportunities in the Medium Rise Plan Area in recognition of the incidental amenity of open space and outlook in that locality;
  4. Avoids the potential adverse impacts of overshadowing on surrounding dwellings, including their outdoor living areas.

Proposed Amendment

14B.1.1.1 Policy - Bulk and Scale of Buildings in the Suburban Residential Zone and Large Lot Residential Zone – Building Height and Overshadowing

By ensuring buildings are restricted to a height, and building envelope "and location" that:

  1. Provides flexibility for a range of residential building forms in the varied topographical conditions of the zone;
  2. Avoids "Mitigates" the potential adverse impacts of over height buildings on surrounding dwellings, including their "indoor and" outdoor living areas, and on public open space"s"including reserves and the streetscape or skyline through overshadowing, overlooking or visual dominance of buildings;
  3. Provides for increased height opportunities in the Medium Rise Plan Area in recognition of the incidental amenity of open space and outlook in that locality;
  1. AvoidsMitigates the potential adverse impacts of overshadowing on surrounding dwellings, including their indoor and outdoor living areas.; and
  2. Maintains a reasonable standard of sunlight access and privacy on-site, to adjacent sites and to public open spaces.

Plan Change 26 – No legal effect

 

Proposed Amendment

"14B.1.1.2 Policy - Bulk and Scale of Buildings in the Te Papa Housing Overlay 

Consideration of the bulk and scale in the Te Papa Housing Overlay will be given through the resource consent process for comprehensively designed development (Te Papa Housing Overlay) against the direction provided in 14D.1.1.1 – Policy – Bulk and Scale in the City Living Zone and Te Papa Housing Overlay. "

Plan Change 26 – No legal effect

14B.1.2 Objective - Site Layout and Building Design - Suburban Residential Zone and Large Lot Residential Zone

Development within the zones provides a residential amenity consistent with a suburban residential character that is characterised by space about buildings, on-site open space, provision of sunlight and privacy.

Proposed Amendment

4B.1.2 Objective - Site Layout and Building Design - Suburban Residential Zone and Large Lot Residential Zone

Development within the zones provides a residential amenity consistent with a suburban residential character that is characterised by space about "around" buildings, "location of private" on-site open space, provision of sunlight "solar access to indoor and outdoor living areas," and privacy and scale of buildings.

Plan Change 26 – No legal effect

14B.1.2.1 Policy – Site and Building Design - Suburban Residential Zone and Large Lot Residential Zone

By ensuring the layout and design of development in the zone:

  1. Provides building setbacks between sites that ensure a physical separation of buildings between sites, access for building maintenance, contributes to the visual and aural privacy of adjoining sites;
  2. Retains the majority of the site as open space to ensure the bulk of development within the zone is consistent with a suburban residential character;
  3. Provides a useable area of outdoor open space for on-site recreation and leisure; and cumulatively contributes to the overall open nature of the surrounding neighbourhood;
  4. Ensures that buildings are setback from the road boundary to provide a consistent streetscape that provides opportunities for landscape planting and encourages passive surveillance of the road;
  5. Cumulatively contributes to the overall open nature of the surrounding neighbourhood.

Proposed Amendment

14B.1.2.1    Policy – Site and Building Design - Suburban Residential Zone and Large Lot Residential Zone

By ensuring the layout and design of development in the zone:

  1. Provides building setbacks between sites that ensure a physical separation of buildings between sites, access for building maintenance, contributes to the visual and aural privacy of adjoining sites;
  2. Retains the majority of the site as open space to ensure the bulk of development within the zone is consistent with a suburban residential character;
  3. Provides a useable area of outdoor open space "physically connected to indoor living spaces" for on-site recreation and leisure; and cumulatively contributes to the overall open nature of the surrounding neighbourhood;
  4. "Requires" Ensures that buildings are setbacks from the road boundary to provide a consistent streetscape that provides opportunities for landscape planting and encourages passive surveillance of the road;
  5. Cumulatively contributes to the overall open nature of the surrounding neighbourhood. "Is consistent with the planned built character and amenity levels;
  6. Recognises the functional and operational requirements of activities and development and providing adequate space and location for storage and waste management facilities;
  7. Locates garages, carports and car park spaces on the site to ensure the safety of all road users and the safe and efficient function of the transport corridor; and
  8. Provides appropriate levels of openness around, and between buildings, which provides for residents’ on-site amenity."

Plan Change 26 – No legal effect

14B.1.2.2 Policy – Site and Building Design - Suburban Residential Zone – Properties adjoining the Bethlehem Town Centre Complex

Development on land zoned for residential purposes and located to the north and west of the Bethlehem Town Centre Complex should be designed and located to mitigate reverse sensitivity effects on activities within the complex. 

Proposed Amendment

"14B.1.2.3 Policy – Site and Building Design in the Te Papa Housing Overlay

Consideration of the site and building design in the Te Papa Housing Overlay will be given through the resource consent process for comprehensively designed development (Te Papa Housing Overlay) against the direction provided in against the direction provided in 14D.1.2.1 – Policy – Site Layout and Building Design in the City Living Zone and Te Papa Housing Overlay."

Plan Change 26 – No legal effect

14B.1.3 Objective - Density of Development in the Suburban Residential Zone and Large Lot Residential Zone

To ensure a low density of development that provides for a range of residential activities compatible with a suburban residential character of low, predominantly detached, residential dwellings with private on-site open space and open space between sites incorporating dedicated areas of intensification through appropriately located medium density development in the Suburban Residential Zone.

Proposed Amendment

14B.1.3 Objective - Density of Development in the Suburban Residential Zone and Large Lot Residential Zone

To ensure a:

  1.  low density development that provides for a range of residential activities "in the Large Lot Residential Zone"compatible with a suburban residential character of low, predominantly detached). Residential dwellings with private on-site open space and open space between sites; "and"
  2. "a range of housing types and densities are provided for in the Suburban Residential Zone to reflect the diverse needs of the community that provides high quality on-site amenity and is compatible with the planned built form and residential amenity for the zone." incorporating dedicated areas of intensification through appropriately located medium density development in the Suburban Residential Zone.

Plan Change 26 – No legal effect

14B.1.3.1 Policy - Density of Development - Suburban Residential Zone and Large Lot Residential Zones

By specifying densities for sites in the Suburban Residential Zone and Large Lot Residential Zone that are appropriate for their context as follows:

  1. A low density of dwellings for most sites within the Suburban Residential Zone;
  2. Providing for the integrated development of secondary independent dwelling units on larger residential sites in the Suburban Residential Zone and in the Large Lot Residential Zone, while ensuring such development is compatible with the amenity and character of the zone through compliance on-site and off-site with the suburban building envelope;
  3. Applying a Large Lot Residential Zone to areas within the Pyes Pa West Urban Growth Area, which are topographically difficult and geotechnically constrained for conventional residential development and yield requirements, but able to take advantage of reticulated services for water and wastewater and provide residential opportunities;
  4. Providing for the integrated development of rest home, retirement village and shared accommodation types to meet the specialised accommodation needs of the City’s residents, that are compatible with the existing and anticipated suburban residential character and development density;
  5. Providing for greater density of development on larger sites within the Suburban Residential Zone for the purpose of retirement villages, where adverse effects on the existing and anticipated suburban residential character, Council’s infrastructure and the transport network can be avoided and/or mitigated;
  6. Providing for medium density development in specific areas identified in the Plan as Medium Rise Plan Areas and ensuring that other medium density development is appropriately located and is comprehensively planned development.

Proposed Amendment

14B.1.3.1    Policy - Density of Development - Suburban Residential Zone and Large Lot Residential Zones

By specifying "providing for" densities for sites in the Suburban Residential Zone and Large Lot Residential Zone that are appropriate for their context as follows:

  1. A low density of dwellings for most sites within the Suburban Residential Zone
    Providing for the integrated development of secondary independent dwelling units on larger residential sites in the Suburban Residential Zone and in the Large Lot Residential Zone, while ensuring such development is compatible with the amenity and character of the zone through compliance on-site and off-site with the suburban building envelope
  2. Applying a Large Lot Residential Zone to areas within the Pyes Pa West Urban Growth Area, which are topographically difficult and geotechnically constrained for conventional residential development and yield requirements, but able to take advantage of reticulated services for water and wastewater and provide residential opportunities;
  3. Providing for the integrated development of rest home, retirement village and shared accommodation types to meet the specialised accommodation needs of the City’s residents, that are compatible with the existing and anticipated suburban residential character and development density;
  4. Providing for greater density of development on larger sites within the Suburban Residential Zone for the purpose of retirement villages, where adverse effects on the existing and anticipated suburban residential character, Council’s infrastructure and the transport network can be avoided and/or mitigated;
  1. Providing for medium density development in specific areas identified in the Plan as Medium Rise Plan Areas and ensuring that other medium density development is appropriately located and is comprehensively planned development.
  2. "Enabling the efficient use of larger and combined sites in the Suburban Residential Zone where the development is planned and implemented as a comprehensively designed development (Suburban Residential Zone – outside of urban growth areas) or comprehensively designed development (Te Papa Housing Overlay); that provides for a diverse range of housing types and densities; and
  3. Providing for duplex dwellings and comprehensively designed development in the Suburban Residential Zone, where they are compatible with the planned amenity and character of the zone and the adverse effects on Council’s infrastructure and transport network can be mitigated."

Plan Change 26 – No legal effect

 

14B.1.3.2 Policy - Density of Development - Medium Density Development in the Suburban Residential Zone

While recognising that the primary purpose of the Suburban Residential Zone is for low density independent dwelling units, providing for medium density development considered on a case by case basis to ensure the efficient use of residential land, where:

  1. The development is planned and implemented as a comprehensively designed development (Suburban Residential Zone – outside of Urban Growth Areas);
  2. The development addresses the interface with adjacent lower density development, with specific regard to the amenity and character of adjacent development or the interrelationship with the coastal environment where relevant;
  3. The bulk and scale of buildings is consistent with the specific objectives and policies of the Suburban Residential Zone including any design mitigation provided through the overall development design, including areas of communal open space;
  4. Development is located within proximity to areas of comparatively higher amenity such as open space, or community focal points such as City, Town, Sub-Regional or Neighborhood commercial centres;
  5. Development is appropriately located within the transport network with regard to the objectives and policies of the Plan for transportation;
  6. Adequate services and infrastructure capacity is available or can be provided as part of the development.

Proposed Amendment

14B.1.3.2 Policy - Density of Development - Medium Density Development in the Suburban Residential Zone

While recognising that the primary purpose of the Suburban Residential Zone is for low density independent dwelling units, providing for medium density development considered on a case by case basis to ensure the efficient use of residential land, where:

  1. The development is planned and implemented as a comprehensively designed development (Suburban Residential Zone – outside of Urban Growth Areas);
  2. The development addresses the interface with adjacent lower density development, with specific regard to the amenity and character of adjacent development or the interrelationship with the coastal environment where relevant;
  3. The bulk and scale of buildings is consistent with the specific objectives and policies of the Suburban Residential Zone including any design mitigation provided through the overall development design, including areas of communal open space;
  4. Development is located within proximity to areas of comparatively higher amenity such as open space, or community focal points such as City, Town, Sub-Regional or Neighborhood commercial centres;
  5. Development is appropriately located within the transport network with regard to the objectives and policies of the Plan for transportation;
  6. Adequate services and infrastructure capacity is available or can be provided as part of the development.

 

Proposed Amendment

"14B.1.3.2 Policy – Density of Development in the Te Papa Housing Overlay

Consideration of the density of development in the Te Papa Housing Overlay will be given through the resource consent process for comprehensively designed development (Te Papa Housing Overlay) against the direction provided in against the direction provided in 14D.1.3.1 – Policy – Density of Development in the City Living Zone and Te Papa Housing Overlay."

Plan Change 26 – No legal effect

14B.1.3.3 Policy - Density of Development – Retirement Villages in the Suburban Residential Zone

Providing for retirement villages on larger sites with greater density of development within the Suburban Residential Zone in recognition of their unique occupancy rates in circumstances where:

  1. The retirement village is designed in a comprehensive manner to ensure that adverse effects on the existing and anticipated suburban residential amenity and character values are avoided and / or mitigated;
  2. Adverse effects on the transport network arising from the development are avoided and / or mitigated;
  3. Adverse effects on Council’s infrastructural capacity are avoided and / or mitigated.

 

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