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    1. 12A-Purpose: Subdivision
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    3. 12C-Subdivision in the Rural Residential Zone
    4. 12D-Subdivision in the Rural Zones
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Tauranga City Plan

14D Purpose of the City Living Zone

Updated 16 November 2020

The purpose of the City Living Zone is to provide site redevelopment opportunities primarily for the development of intensive, multi level housing and some mixed use in the established residential areas around the Tauranga City Centre. This will accommodate a proportion of the City’s residential growth and support the sub-regional role and function of the City Centre.

Redevelopment of sites will be guided by a combination of activity standards and design assessment criteria to enable multi unit, multi level buildings. Generally these are expected to be on larger or amalgamated sites, although there is some provision for redevelopment of smaller, existing sites. Over time this type of development will create a residential amenity that relates to an urban living environment, rather than a suburban living environment. Building heights vary in the zone having regard to local topography, established land uses and outlook.

It is recognised that the redevelopment of sites for comprehensively designed development (City Living Zone) may not be the choice of the individual landowners who may wish to continue to develop their properties in a similar manner to the previous residential environment. Limited provision is therefore made for existing vacant sites (legally established at the date the Plan was notified being 17 October 2009) to be developed for a maximum of two new independent dwelling units and for limited infill development of existing sites (legally established at the date the plan was notified) already containing one independent dwelling unit to a maximum of one additional independent dwelling unit provided that these are developed in accordance with specified Suburban Residential Zone provisions.

The potential for expansion or redevelopment of the established Hotel Armitage site as visitor accommodation and with ancillary activities normally associated with a large-scale hotel is recognised. Given the prominent site location and building scale this will be guided by a combination of activity standards and assessment criteria for the Scheduled Site.

Residential development near The Elms is zoned Suburban Residential in recognition of the historic significance of The Elms and its immediate environs.

Proposed Amendment

14D Purpose of the City Living Zone

The purpose of the City Living Zone is to provide site redevelopment opportunities primarily for the development of intensive, multi level housing and some mixed use in the established residential areas around the Tauranga City Centre.  This will accommodate a proportion of the City’s residential growth and support the sub-regional role and function of the City Centre.

Redevelopment of sites will be guided by a combination of activity standards and design assessment criteria to enable multi unit, multi level buildings which":" Generally these are expected to be on larger or amalgamated sites, although there is some provision for redevelopment of smaller, existing sites.

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

The resource consent requirements enable the design and layout of the development to be assessed, recognising that the need to achieve a quality design and on-site amenity is increasingly important as the scale of development increases.

The City Living Zone provides for the greatest density, height and scale of development of all the residential zones. Buildings are enabled up to four, five or six storeys in identified locations within the Te Papa Housing Overlay, depending on the scale of the adjoining centre and access to high frequency public transport, to promote walkable neighbourhoods, increase the vitality of centres and achieve a transition in height to lower scale residential zones.

Redevelopment at higher densities will provide an efficient use of land and infrastructure, increase the capacity of housing and ensure that residents have convenient access to amenities, employment, education facilities, retail and entertainment opportunities, public open space and public transport. This will promote walking and cycling neighbourhoods and increase the vitality of centres."

Over time this type of development will create a residential amenity that relates to an urban living environment, rather than a suburban living environment. Building heights vary in the zone having regard to local topography, established land uses and outlook.

It is recognised that the redevelopment of sites for comprehensively designed development (City Living Zone) may not be the choice of the individual landowners who may wish to continue to develop their properties in a similar manner to the previous residential environment.  Limited provision is therefore made for existing vacant sites (legally established at the date the Plan was notified being 17 October 2009) to be developed for a maximum of two new independent dwelling units and for limited infill development of existing sites (legally established at the date the plan was notified) already containing one independent dwelling unit to a maximum of one additional independent dwelling unit provided that these are developed in accordance with specified Suburban Residential Zone provisions.

The potential for expansion or redevelopment of the established Hotel Armitage site as visitor accommodation and with ancillary activities normally associated with a large-scale hotel is recognised. Given the prominent site location and building scale this will be guided by a combination of activity standards and assessment criteria for the Scheduled Site.

Residential development near The Elms is zoned Suburban Residential in recognition of the historic significance of The Elms and its immediate environs.

Plan Change 26 – No legal effect

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