Updated 11 September 2018
14D.1.1 Objective: Bulk and Scale of Buildings and Structures in the City Living Zone
Buildings and structures are of a bulk and scale that:
- enables medium density residential development balanced with the urban landscape character, including the historic heritage values of The Elms, and Monmouth Redoubt, the open space character of Tauranga and Wharepai Domains and the Cliff Road reserve, and consistent with the anticipated amenity for the zone;
- provides for suburban residential style development, including alterations and additions to existing residential activities, as well as limited transitional development opportunities on existing sites (legally established and vacant or partially vacant as at the date of notification of the Plan being 17 October 2009).
14D.1.1.1 Policy: Bulk and Scale of Buildings and Structures in the City Living Zone
By ensuring that the bulk and scale of buildings and structures in the zone:
- Are restricted to a height of 19 metres on Cameron Road and Brown Street frontage opposite Tauranga and Wharepai Domains where this significant building scale is offset by the amenity and open space of those areas;
- Are restricted to a height of 13 metres in other areas of the zone other than described in c. and d. below;
- Are restricted to a height of 9 metres on all City Living Zone sites between Edgecumbe Road and Cameron Road and between 4th Avenue and 8th Avenue;
- Are restricted to a height of 9 metres on all City Living Zones sites that are not being developed as part of a comprehensively designed development (City Living Zone);
- Minimise the impacts of building bulk and overshadowing on surrounding dwellings, including their outdoor living areas;
- Can potentially reach a building bulk and scale greater than permitted or expected in the Suburban Residential Zone;
- Complement rather than dominate the urban landscape character of the local neighbourhoods, including established trees and reserves.
14D.1.2 Objective: Site Layout and Building Design in the City Living Zone
Development within the City Living Zone contributes to an urban landscape character, which is characterised by comprehensively designed, multi level, multi unit, urban housing and some mixed use activity within buildings on a landscaped site. Specific provision is made for suburban residential style development, including alterations and additions to existing residential activities as well as limited transitional development opportunities on existing sites (legally established and vacant or partially vacant as at the date of notification of the Plan being 17 October 2009).
14D.1.2.1 Policy: Site Layout and Building Design in the City Living Zone - Comprehensively Designed Development
By ensuring that the layout and design of comprehensively designed development (City Living Zone) in the zone:
- Provides buildings that allow adaptable future use of ground floorspace for possible residential or mixed use development;
- Provides each independent dwelling unit with accessible and functional on-site outdoor living space and an on-site service area;
- Provides for directly accessible pedestrian access to and from the street at ground floor level to offices and health centres, where these are permitted;
- Locates on-site vehicular parking, manoeuvring and access at the side and/or rear of the site or beneath a building;
- Ensures that space associated with vehicle parking and movement does not dominate the site design and layout, and leaves a minimum amount of useable site area for outdoor site landscaping;
- Visually screens on-site car parking areas so they are not seen directly from the street;
- Balances building bulk and scale with on-site open space so that building coverage does not dominate the site;
- Is comprehensively designed so that it:
- Integrates well with the immediate locality;
- Addresses the street and the immediate streetscape with its building design and front yard landscaping, has obvious ground floor access to the building from the street, and provides opportunities for passive surveillance of the street from activity within the building;
- Is of a high standard of architectural design with well articulated frontages;
- Provides the occupants of each independent dwelling unit with a visual outlook space and direct access to an outdoor living areas which adjoins the unit;
- Provides for the aural and visual privacy of occupants of the building;
- Provides for adequate levels of sunlight and daylight to reach the main living areas of independent dwelling units throughout the year, including mid-winter;
- Incorporates existing vegetation into on-site landscaping where possible;
- Safely caters for on-site traffic, parking and servicing needs;
- Avoids or mitigates any reverse sensitivity effects from mixed use development on residential activities on the site;
- Incorporates on-site low impact stormwater design methods within site design and operation wherever possible;
- Has due regard to opportunities for promoting sustainability through building materials, layout of activity and construction techniques;
- Can be effectively serviced by local water, wastewater, stormwater and road infrastructure.
14D.1.2.2 Policy: Site Layout and Building Design in the City Living Zone – Suburban Residential Development Provision
By ensuring that the layout and design of suburban residential style development provided for on existing sites (legally established and vacant or partially vacant at the date the plan was notified being 17 October 2009) in the zone as a transitional development opportunity:
- Is consistent with a suburban residential character that is characterised by space around buildings, onsite open space, provision of sunlight and privacy.
14D.1.3 Objective: Density of Development in the City Living Zone
Development within the zone is primarily medium density residential with some specific mixed use activity, and promotes an urban landscape character
14D.1.3.1 Policy: Density of Development in the City Living Zone
- By encouraging comprehensive redevelopment of sites primarily for residential activity by ensuring that:
- Residential densities promote site redevelopment opportunities to accommodate medium density housing;
- A site density bonus for residential units is allowed when a larger site area is assembled through amalgamation and a comprehensively designed development (City Living Zone) approach is applied to the site;
- The greatest independent dwelling unit density shall be provided for sites on Cameron Road and Brown Street opposite Tauranga and Wharepai Domains by way of additional building height. Lower densities will arise from development of other sites in other parts of the zone by way of a lower permitted height;
- Mixed use development can provide specifically for health centres and offices only within ground level floorspace, but with medium density residential activity above;
- Effects on local infrastructure are mitigated by works, services or development contributions;
- The Hotel Armitage development density is assessed in relation to specific planning provisions relating to that site, its established built form and its relationship to the local neighborhood amenity.
- By providing limited transitional development opportunities for suburban residential style development on existing sites (legally established and vacant or partially vacant at the date the Plan was notified being 17 October 2009) in the zone.
14D.1.4 Objective: Activities in the City Living Zone
Development in the zone is dominated by medium density residential activities primarily through the redevelopment of sites, with offices and health centres supporting mixed use development in some specified areas within these inner city residential neighbourhoods.
14D.1.4.1 Policy: Activities in the City Living Zone
By ensuring that the redevelopment of sites in the zone:
- Is predominately for multi unit, multi level residential activities, but with the opportunity for mixed use development (offices and health centres) in specific locations;
- Enables residential activities, accessory buildings, offices and health centres legally established at the date the Plan was notified to alter or expand floorspace up to a specified scale that is consistent with the original low density residential zoning;
- Provides for limited transitional development opportunities for suburban residential style of development on existing sites (legally established and vacant or partially vacant at the date the plan was notified being 17 October 2009);
- Applies a comprehensive design approach for other new land use proposals with any subdivision consequential to and for implementing that land use;
- Avoids new commercial based activity in the City Living Residential Zone other than home based businesses;
- Provides for office and health centre activities to establish at ground floor level only with direct access to the street, with residential activity on the first floor and above in the City Living Mixed Use Zone and residential activity only on all floors in the City Living Residential Zone;
- Could support several, well established visitor accommodation activities with potential to expand or redevelop. Other non-residential activities should not be incorporated into development on the site except where associated with and ancillary to visitor accommodation;
- Maintains or redevelops land in the vicinity of The Elms in Mission Street and Cliff Road northern end with a suburban residential character of a lower permitted development density, bulk and scale than in the City Living Zone. New building development should avoid dominating the historic character and outlook of The Elms.