Private Plan Change 39 - Upper Ohauiti Land Rezoning

Background

Landsdale Development Limited have prepared this private plan change to create a new Medium Density Residential Zone and to reconfigure the existing Greenbelt Zone over the land located at 120 and 125 Upper Ohauiti Road.

What is proposed by the Plan Change?

This proposal seeks to urbanise land located on Upper Ohauiti Road through the creation of a new Medium Density Residential Zone. This proposed new residential zone would cover approximately 23.5 hectares (42%) of the total land area and include provisions that control the requirements and timing for future development.  These requirements include the medium density residential standards (MDRS), when upgrades to existing road corridors are to occur, the creation of new local roads and reserves within the site, and connections to Council reticulated water and wastewater services. The proposal also includes consideration of a range of stormwater management options to guide future development within the plan change area.

Area

A map showing the location of the area subject to Private Plan Change 39 and a Draft Land Use Plan is shown below.

120 and 125 Upper Ohauiti Road (343kb pdf)

Key documents

Key documents

• Public Notice of Decision on Proposed Plan Change 39 upper Ohauiti land rezoning to the operative Tauranga City Plan
• Public Notice: Summary of Submissions and call for further submissions
• Summary of Submissions
• Public Notice: Private Plan Change 39 - Upper Ohauiti Land Rezoning call for submissions

IHC Recommendation Report

• IHC Recommendation Report (1.8 kb pdf)
• Appendix 1 - Recommended PC 39 Provisions (305kb pdf)
• Appendix 2 - Recommendations on Submissions and Further Submissions (295kb pdf)

Hearing Schedule

• Hearing Schedule (120kb pdf)

Legal Submission

• Landsdale Development Limited (242kb pdf)

Submitter Evidence

• Bay of Plenty Regional Council - Ecology: Martin Neale (287kb pdf)
• Bay of Plenty Regional Council - Flooding and Erosion: Zeb Worth (157kb pdf)
• Bay of Plenty Regional Council - Planning Appendix 1: Proposed Amendments (1.7mb pdf)
• Bay of Plenty Regional Council - Planning: Nicole Marshall (277kb pdf)
• Bay of Plenty Regional Council - Stormwater Evidence - Sue Ira (254kb pdf)

Proponent Statements of Evidence

• Anna Gardiner - Planning (590kb pdf)
• Anna Gardiner - Attachment 1: Recommended Amendments (1.9mb pdf)
• Anna Gardiner - Attachment 2: Section 32AA Evaluation (184kb pdf)
• Chris Rossiter - Transportation (259kb pdf)
• Francois van Graan - Water Supply and Wastewater (222kb pdf)
• Mona Liao - Stormwater (1.3mb pdf)
• Rebecca Ryder - Landscape (246kb pdf)
• Robert Taylor - Geotechnical (191kb pdf)

Section 42A Report and Appendices

• Section 42A Report (12mb pdf)
• Appendix 1 - Summary of Decisions Requested (294kb pdf)
• Appendix 2 - Recommended Amendments to Proposed Plan Change 39 (annotated text and maps) (1.7kb pdf)
• Appendix 3 - Section 32AA Evaluation Report (379kb pdf)
• Appendix 4 - Summary Tables of Recommended Amendments to Proposed Plan Change 39 (339kb pdf)
• Appendix 5 - Transportation Technical Memorandum (362kb pdf)
• Appendix 6 - Three Waters Technical Memorandum (2.5mb pdf)
• Addendum Section 42 A Hearing Report (272 kb pdf)
  • Appendix 1 - Response to Amendments Sought in Evidence (348kb pdf)
  • Appendix 2 - Recommended Amendments to PPC 39 in Response to Evidence (1.7mb pdf)
  • Appendix 3 - Transport Advice (155kb pdf) 

Directions of the Commissioner

• Minute #2 - Directions of Commissioner (58kb pdf)
• Minute #1 - Directions of Commissioner (89kb pdf)

Plan Change Report and Appendices

• Plan Change – Main Report (12mb pdf)
• Appendix 1 – Proposed City Plan Provisions (Annotated Text) (2.7mb pdf)
• Appendix 2a - Aerial photographs (2.8mb pdf)
• Appendix 2b -Record of Title Information (1.4mb pdf)
• Appendix 3 - Section 32 Evaluation (10.5mb pdf)
• Appendix 4a - Geotechnical Addendum (14.9mb pdf)
• Appendix 4b - Geotechnical Hazard Assessment (19mb pdf)
• Appendix 4c - Geotechnical Investigation Report (16mb pdf)
• Appendix 5a - Earthworks Assessment (1.8mb pdf)
• Appendix 5b - Earthworks Plans, Eastern Block (13mb pdf)
• Appendix 5c - Earthworks Plans, Western Block (15mb pdf)
• Appendix 6 - Ecology Assessment (12mb pdf)
• Appendix 7a - Cultural Values Assessment (Ngati Ruahine) (126kb pdf)
• Appendix 7b - Cultural Values Assessment (Ngai Te Ahi and Ngati He) (3.5mb pdf)
• Appendix 8 - Archaeological Assessment (8mb pdf)
• Appendix 9 - Contamination Assessment (9mb pdf)
• Appendix 10a - Transportation Assessment (5.7mb pdf)
• Appendix 10b - Transportation Assessment Modelling Report (1.4mb pdf)
• Appendix 10c - Indicative Street Layout and Transport Design Elements (5mb pdf)
• Appendix 11 - Infrastructure and Services Assessment (5.7mb pdf)
• Appendix 12a - Integrated Stormwater Management Plan (16mb pdf)
• Appendix 12b - Kaitemako Stormwater Modelling Report
  • Part one (7.5mb pdf)
  • Part two (17mb pdf)
• Appendix 12c - Kaitemako Modelling Supplementary Report (15mb pdf)
• Appendix 12d - Waimapu Stormwater Modelling Report (10.4mb pdf)
• Appendix 12e - Waimapu Modelling Supplementary Report (6.8mb pdf)
• Appendix 12f - Hydrological Model Verification Report (6.4mb pdf)
• Appendix 13 - Urban Design Assessment (8mb pdf)
• Appendix 14 - Landscape and Visual Assessment
  • Part one (7.5mb pdf)
  • Part two (14mb pdf)
• Appendix 15 - Future Local Centre Assessment (1.4mb pdf)
• Appendix 16 - Consultation Record (2.6mb pdf)
• Appendix 17 - Bay of Plenty Regional Policy Statement Policies (6.6mb pdf)

Need help making your submission?

If you would like some guidance to lodge a submission, talk to our Friend of the Submitter. This a free service provided by an independent planner who is available to give advice on the submission process, what makes a good submission and how you can present your views.

Email: planchangesupport@resourceplanning.nz to arrange a time to chat.

Resources

Document library

• 120 and 125 Upper Ohauiti Road - satellite map (7mb pdf)
• 120 and 125 Upper Ohauiti Road - landuse map (813kb pdf)
• 120 and 125 Upper Ohauiti Road - map (7mb pdf)

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