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Tauranga City Plan

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

Updated 11 September 2018

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.

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.

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.

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.

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. 

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.

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.

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.

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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