Updated 11 September 2018
17A.6.1 Objective - City Centre Role and Function
Development of the City Centre supports its role and function as the principal commercial, civic, entertainment and community centre for the City and the Western Bay of Plenty sub-region.
17A.6.1.1 Policy – City Centre Role and Function
By providing for the role and function of the principal commercial centre through:
- Enabling a wide range of commercial, recreational, cultural, civic, educational and living activities to establish and interact throughout a defined City Centre;
- Encouraging a level of land use intensity and scale of built form, greater than that likely to be found in suburban commercial centres, so that economic investment opportunities are supported and business, social and community interaction enhanced;
- Creating a physical environment by applying urban design principles to guide public and private sector development so people find the City Centre an attractive place to live, work and play;
- Maintaining and enhancing community and civic facilities and activities that serve the population of the City and sub-region;
- Enabling special events and temporary activities within the streets of the City Centre Zone, particularly along the waterfront. These may generate significant environmental effects that are acceptable because of their temporary nature and short duration.
17A.6.2 Objective - Bulk and Scale of Buildings in the City Centre Zone
Buildings and structures are of a bulk and scale that balance the landscape character, including the area’s waterfront attributes and public amenity, with opportunities for economic investment and activity.
17A.6.2.1 Policy – Bulk and Scale of Buildings in the City Centre Zone
By enabling a built form to evolve that is appropriate to the role and function of the centre and its geographic location through:
- Setting building heights that have regard to the topography of the area, its waterfront location and its landscape character;
- Encouraging commercial growth by enabling taller buildings in the central business core and lower buildings towards the business area fringe and along part of The Strand and the waterfront between Matapihi Rail Bridge and Tauranga Harbour Bridge in order to avoid shading effects on the waterfront area and key public spaces (excluding the street block bounded by The Strand, Willow Street, Harington Street and Hamilton Street which may include a taller building within a Scheduled Site);
- Allowing building development of a height and scale that is an incentive for site redevelopment and/or amalgamation;
- Retaining a relatively low-rise, human scale of building form along The Strand frontage and the waterfront area so harbour views are generally maintained and direct sunlight at mid-winter is maintained to key public places (comprising the southern part of Masonic Park and parts of the southern sides of Spring Street and Wharf Street located between The Strand and Willow Street) and over the summer months to the waterfront area;
- Managing the interface between use and development of activities in the City Centre Zone so they are of a bulk, scale and intensity that is compatible with activities in the adjacent City Living Zone.
17A.6.3 Objective – Site Layout and Building Design in the City Centre Zone
Development maintains and enhances the landscape character and amenity values of the City Centre Zone with well-designed public and private buildings, structures and spaces.
17A.6.3.1 Policy – Site Layout and Building Design in the City Centre Zone
By ensuring that the layout and design of development in the City Centre contributes to, and creates a pleasant and attractive place for people to live, work and play through:
- Ensuring that building development is designed and located so that an active frontage is provided at ground floor level that supports human interaction between use of the street and the activity within the building adjacent to the street;
- Ensuring that taller buildings are designed and located to avoid adverse climatic effects, including wind effects, which would significantly reduce people’s use and enjoyment of the main pedestrian streets and public spaces in the City Centre;
- Ensuring that the maximum level of sunlight is received at noon in mid-winter in identified sunlight admission areas within public places when new development occurs adjacent and to the north of those areas;
- Providing public leadership in the design, location and use of public spaces, community and civic facilities through applying good design principles to public projects and to the development of strategic sites within the City Centre;
- Encouraging the private sector to apply good design principles to site and building layout and design so the relationship with public spaces, streetscape, local topography and other use and development in the vicinity is enhanced;
- Ensuring that activities undertaken in the City Centre avoid, remedy or mitigate adverse effects including visual impact, noise and lighting;
- Ensuring that verandahs are continuous on the main pedestrian streets, except where a private vehicle access point exists;
- Ensuring that sensitive residential activities seeking to locate in the City Centre apply reverse sensitivity measures in their design and construction so the legitimate environmental effects of non-residential activities are mitigated;
- Development is appropriately set back from areas of natural character, or land within the Conservation Zone sufficient to preserve the amenity, character and intrinsic natural values of those areas.
17A.6.4 Objective - City Centre Accessibility
Convenient, safe and efficient access for passengers and goods, private motorists, pedestrians and cyclists is maintained and enhanced to, from, and through the City Centre.
17A.6.4.1 Policy – City Centre Accessibility
By ensuring the City Centre is accessible through:
- Facilitating safe and convenient pedestrian links through key blocks as opportunities for site development/redevelopment arise by direct negotiation with property owners and/or developers;
- Ensuring that on-site parking, servicing and manoeuvring for all sites is designed, located, and operated to avoid adverse effects on traffic and pedestrian safety and supports movement efficiency along City Centre streets;
- Ensuring that the City Centre Zone car parking resource is managed in a manner that supports a safe, sustainable and efficient transport network serving the City Centre;
- Limiting the number of vehicular access points across public footpaths in the pedestrian environment streets so pedestrian safety and convenience has primacy over vehicle movement on to those streets. Vehicular site access for sites fronting a pedestrian environment street should be primarily off other traffic access streets that are not focused on a pedestrian environment.
17A.6.5 Objective - City Centre Waterfront
Development of the City Centre waterfront area in an integrated way with buildings, structures and public areas that support a range of commercial, recreational, cultural activities and events of a temporary nature.
17A.6.5.1 Policy – City Centre Waterfront
By ensuring the City Centre waterfront develops as an area with a tourism, events, cultural and civic focus integrated with the surrounding environment through:
- Providing for permanent buildings and commercial activities that are of a secondary nature and scale to the principal use of the Strand Area (Sub-Zone A) of the waterfront as a public and events space;
- Providing for permanent commercial and community-based activities in the Dive Crescent Area (SubZone B) of the waterfront;
- Creating an area adjacent to the harbour where temporary public events, tourist-related and recreational activities can be undertaken in a safe and convenient way. Events and activities that draw large numbers are supported where their environmental effects can be managed;
- Establishing a functional and attractive interface with the City Centre Zone, that encourages informal, passive recreation and use of the waterfront, between Matapihi Rail Bridge and the Tauranga Harbour Bridge;
- Facilitating safe and convenient pedestrian access to and along the waterfront, and between Matapihi Rail Bridge and Tauranga Harbour Bridge;
- Detailed design of sites and buildings using a Council-led design brief process that complements the Plan provisions;
- Providing for buildings and structures that are designed so they do not impede flood waters or stormwater overland flowpaths.