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Tauranga City Plan

17A.8 Objectives and Policies for Commericial Plan Areas, Wairakei Town Centre Zone and Wairakei Neighbourhood Centre Zone

Updated 11 September 2018

17A.8.1 Objective – Commercial Plan Areas, Wairakei Town Centre Zone and Wairakei Neighbourhood Centre Zone

The adverse effects of the development within the Wairakei Town Centre Zone, Wairakei Neighbourhood Centre Zone and Commercial Plan Areas on the surrounding environment have been avoided, remedied or mitigated.

17A.8.1.1 Policy – Commercial Plan Areas/ Wairakei Town Centre Zone and Wairakei Neighbourhood Centre Zone

By ensuring that land zoned for commercial activities in the Wairakei Town Centre Zone, Wairakei Neighbourhood Centre Zones and land identified as a Commercial Plan Area on the Plan Maps (Part B) at Poike Road, Gravatt Road, Parton Road, Courtney Road, Bethlehem, Bayfair, Jude Place, Welcome Bay, Excelsa, Te Reti, Seventeenth Avenue, State Highway 2/Te Paeroa Road, Bureta Road and Coast is developed in a comprehensive manner in accordance with the Commercial Outline Development Plan (where relevant) for the area and the environmental mitigation measures identified for those sites, including: 

  1. Land zoned for new business activity at Poike Road has regard to:
    1. Mitigation of visual effects when viewed from Waimapu Marae and the associated Marae Community Zone;
    2. Retention of significant long-range views from Waimapu Marae;
    3. The role of riparian margins in the health of the ecosystem;
    4. Retention of public access to and along the margins of the Waimapu River;
    5. Mitigation of traffic effects along Poike Road.
  2. Land zoned for new business activity at Gravatt Road has regard to:
    1. Restriction on access to ensure mitigation of traffic impacts; 
    2. Landscape planting to ensure the mitigation of visual effects on the surrounding environment, including the adjacent stormwater reserve;
    3. Provision of an appropriate building frontage to achieve a cohesive business environment that has regard to the amenity of residential properties.
  3. Land zoned for new business activity at Parton Road has regard to:
    1. Restriction on access to ensure mitigation of traffic impacts, including restrictions on access to Te Okuroa Drive and Parton Road in Parton Road South;
    2. Landscape planting to ensure the mitigation of visual effects on the surrounding environment.
  4. Land zoned for new business activity at Bethlehem has regard to:
    1. Traffic management measures to ensure the safe and efficient use of the transport network, with particular regard to any egress to Te Paeroa Road identified on Appendix 17I: Bethlehem Commercial Plan Area Outline Development Plan;
    2. Extensive on-site landscaping to enhance amenity and the appearance of business activity and associated vehicle parking and access areas from neighbouring properties;
    3. Acoustic measures to ensure that business activity does not create an unreasonable effect for the surrounding residential environment;
    4. Limitation on total floorspace to ensure the status of the centre does not extend beyond that intended as a Town Centre.
  5. Land zoned for new business activity at Courtney Road has regard to:
    1. Mitigation of visual effects from business activity and buildings when viewed from the Suburban Residential Zone through landscape planting and building controls;
    2. Restriction on access to ensure the mitigation of effects from business-related traffic;
    3. Restriction of the level of retail activity on the site. Exceptions to this restriction should be considered only where a local need for the retail activity can be established;
    4. Management of stormwater to ensure no adverse down-stream effects;
    5. A general presumption against development that would affect the landscape character of the area by significant modification to landscape planting and through significant modification of the escarpment.
  6. Land zoned for new business activity at Bayfair has regard to:
    1. The mitigation of adverse effects on the transport network;
    2. Integration with the surrounding environment, including the relationship of building bulk and scale to Maunganui Road, adjacent residential land, and the opposite residential frontage of Girven Road and Farm Street;
    3. Integration with public transportation infrastructure;
    4. Mitigation of adverse effects on the local stormwater network and the risk of flooding to the surrounding environment;
    5. The incorporation of large specimen planting into hardstand areas. 
  7. Land zoned for new business activity at Welcome Bay has regard to:
    1. The mitigation of effects on the transport network;
    2. Integration with the surrounding environment, including the relationship of building bulk and scale to adjacent residential land, and the opposite residential frontage of Welcome Bay Road;
    3. Integration with public transportation infrastructure;
    4. Mitigation of effects on the local stormwater network;
    5. The incorporation of large specimen planting into hardstand areas;
    6. Achievement of an appropriate finished level of development that provides for safe sight distances for access and maintenance of local amenity.
  8. Land zoned for new business activity at Wairakei (Town Centre and Neighbourhood Centre Zones) has regard to:
    1. Traffic management measures to ensure the safe and efficient use of the transport network and efficient and effective public transport through the area; 
    2. Restriction on access to ensure mitigation of traffic impacts, including restrictions on access to Te Okuroa Drive and The Boulevard where necessary;  
    3. The design and layout of commercial activity at ground level. In the Neighbourhood Centre Zone mixed use development is expected to have residential activity above ground level only;
    4. Provision of the appropriate building frontage design to achieve a cohesive and lively business environment along the street; 
    5. Amenity mitigation measures to ensure that business activity does not create an unreasonable effect for residents;
    6. Land use and transportation integration with the future Te Tumu Urban Growth Area (where the land lies east of a line drawn north-south along Wairakei Main Street (refer Plan Maps, Part B);
    7. The building height and massing at the core of the Wairakei Town Centre Zone recognises the primacy of the town centre within the Wairakei Urban Growth Area and to ensure its urban form legibility within the context of the surrounding area including the future Te Tumu Urban Growth Area. Building height and massing are developed in conjunction with the building composition, articulation and façade detailing, which have an impact on the apparent scale and bulk of buildings, wind draught and shade on pedestrian amenity along streets and public places in the town centre; 
    8. Building height in the Neighbourhood Centre Zones is of a more urban scale which is in context with the surrounding residential area, and to ensure neighbourhood amenity is maintained. 

Note: A Commercial Outline Development Plan for the Wairakei Town Centre Zones and Wairakei Neighbourhood Centre Zone is expected to evolve from the comprehensive development consent approach required by Rule 17A.12.4 - Wairakei Town Centre Zones and Wairakei Neighbourhood Centre Zone – Permitted Activities and granted under Rule 17A.14 e) – Restricted Discretionary Activity Rules and provided for under Rule 17A.14.10.1 – Comprehensive Development Consent.


  1. Land zoned for new business activity at Excelsa has regard to:
    1. Mitigation of visual effects from business activities and buildings when viewed from the surrounding residential area through landscape planting within both private and public spaces, and building controls;
    2. Providing opportunities for convenience and comparison retail, employment, business and community services and serving a neighbourhood catchment;
    3. The opportunity for mixed use development with residential activities above street level;
    4. The provision of buildings of a height that will provide capacity and legibility to the centre without detracting from the amenity of the surrounding area;
    5. Comprehensive traffic management provision, including parking within both private and public space;
  2. Land zoned for new business activity at Te Reti has regard to:
    1. Opportunities for local convenience retail and other business serving the local catchment of the neighbourhood centre;
    2. An opportunity to establish a service station on an identified site in a safe and effective manner;
    3. Avoidance of adverse distributional effects from retail and office activities on the identified service station site on the vitality and viability of existing and planned commercial centres.
    4. Mitigation of adverse effects on the transport network;
    5. Mitigation of adverse visual effects, including those on the neighbouring Suburban Residential zone and adjacent stormwater reserve, through landscape screening and large specimen tree planting;
    6. Maintenance of surrounding neighbourhood amenity through limiting buildings to a height in keeping with the surrounding residential areas. 
  3. Land zoned for new business activity at Seventeenth Avenue has regard to:
    1. Enabling a range of activities consistent with the use of the site for health and education activities and ancillary services to those uses;
    2. Provision for a limited range of business activities in recognition of its particular location and character, being in proximity to the operation of a regional hospital and other health related services;
    3. Restricting retail activities, and the scale of those activities, in recognition of potential redistribution effects on existing commercial centres and town centre;
    4. Restricting residential activities to those ancillary to Health Centres or health or disability services;
    5. Mitigating adverse reverse sensitivity effects of residential activities on the operation of Tauranga Public Hospital and related emergency services, including rescue helicopter services;
    6. Landscape planting and building height restrictions to provide a balanced treatment of built form and planting to mitigate visual and amenity effects on the surrounding environment;
    7. Mitigation of traffic effects on the local network, specifically Cameron Road and Seventeenth Avenue intersection. 
  4. Land zoned for new business activity at the State Highway 2/Te Paeroa Road Roundabout has regard to:
    1. Maintaining the function and safe and efficient operation of the transport network, with particular regard to the State Highway 2/Te Paeroa Road roundabout, and any vehicle access to Te Paeroa Road and Parau Drive identified on Appendix 17P: State Highway 2/Te Paeroa Road Commercial Plan Area Outline Development Plan;
    2. Ensuring the safe and efficient function and operation of the transport network through restrictions on access, including to State Highway 2, adjoining the Bethlehem/Te Paeroa Road Roundabout, Te Paeroa Road and Parau Drive;
    3. Provision of rear servicing to:
      1. Ensure the adverse effects on the safe and efficient function and operation of the transport network are avoided or mitigated upon redevelopment;
      2. Enable physical and legal vehicle and pedestrian access to all sites; and
      3. Facilitate effective and efficient access for all activities;
    4. Avoiding adverse effects from an oversupply of retail and office activities across the City by placing a temporary restriction on the level of office and retail activity within the Commercial Plan Area until 1 January 2016. Exceptions to this restriction should only be considered only where a local demand for the office and retail activity can be demonstrated;
    5. Achieving a cohesive, continuous and lively business environment along State Highway 2 by provision of appropriate building frontages; 
    6. Integration with the surrounding environment, including integration of building bulk and scale with adjacent residential land and reserve areas, where applicable;
    7. Landscape planting to provide a balanced treatment of built form and planting to reinforce the gateway effect into the wider Bethlehem commercial area.
  5. Land zoned for new business activity at Bureta Road has regard to:
    1. Maintaining the function and safe and efficient operation of the transport network, with particular regard to vehicle access and rear servicing for business activities as identified on Appendix 17Q: Bureta Road Commercial Plan Area Outline Development Plan;
    2. Providing opportunities for local convenience retail and other business serving the local catchment of the local centre;
    3. The avoidance of adverse distributional effects from retail and office activities on the vitality and viability of existing and planned commercial centres.
    4. Achieving a cohesive, continuous and lively business environment along Bureta Road by provision of appropriate building frontages; 
    5. Integration with the surrounding suburban environment, including integration of building bulk and scale with adjacent residential land and reserve areas;
    6. Mitigation of adverse visual effects, including those on the surrounding Suburban Residential Zone, through mitigation such as amenity planting, landscape screening and/or large specimen tree planting as appropriate.
    7. Maintenance of surrounding neighbourhood amenity through limiting buildings to a height in keeping with the surrounding residential areas;
    8. Acoustic design measures to ensure that business activity does not create unreasonable effect on the surrounding residential environment
  6. Land zoned for new business activity within the Coast Commercial Plan Area has regard to:
    1. Ensuring the safe and efficient function and operation of the transport network through restricting direct access between the Commercial Plan Area and Maranui Street/Papamoa Beach Road,
    2. Restricting total floorspace for business activities to ensure the status of the commercial centre does not extend beyond a local centre;
    3. Limiting the establishment of residential activities or visitor accommodation, where these are contained within the same building as a business activity to above ground floor level to maintain the primary function of the Commercial Plan Area as a local centre to facilitate commercial activities;
    4. Enabling the establishment of residential activities at ground level provided those residential activities comply with the provisions of Rule 14B.4.7 Special Permitted Activities – Papamoa Medium Rise Plan Area – Inland and Beachside Neighbourhoods;
    5. Ensuring that adequate infrastructure and services capacity is available or can be provided as part of the development of the Commercial Plan Area;
    6. Integration with the surrounding environment, including integration of building bulk and scale with adjacent residential land;
    7. Mitigation of adverse visual effects, including those on the neighbouring Suburban Residential Zone through landscape planting, building setbacks and limiting building height where this adjoins residential development at boundaries outside the Coast development.

 

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