The Western Corridor Strategic Study Smartgrowth Option 3B Settlement Pattern Review Appendices
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The Western Corridor Strategic Study SmartGrowth Option 3B Settlement Pattern Review Appendices Objective ID: A7094146 SmartGrowth Option 3B Settlement Pattern Review – Western Corridor Strategic Study Appendices Appendix 1: Western Corridor Land Use Scenario Report Appendix 2: Land use and Transport Modelling Report Appendix 3: Planning Constraints Study Appendix 4: Western Corridor Three Waters Assessment Appendix 5: Matrix of Keenan/Tauriko West/Pukemapu/Neewood Assessment Appendix 6: Record of Iwi and Hapu Engagement Appendix 7: NZTA Tauriko Programme Business Case Investment Logic Map Appendix 8: Key Dependencies Between Western Corridor Workstreams Objective ID: A7098008 Appendix 1 Western Corridor Land Use Options and Transport Network Options Purpose The purpose of this memo is to: Part One: Outline a likely range of long-term land use options for the Western Corridor and identify a potential preferred scenario Part Two: Identify some possible future arterial / collector road corridors that could support this land use scenario as well as to provide initial feedback on the implications of the various NZTA suggested SH29 road alignments through Tauriko on this land use scenario. Assumptions The following assumptions have been adopted: The SH29 corridor will be the key economic corridor to the Waikato and Auckland which is critical for freight through-movements, but also makes the Western Corridor an attractive business location and, due to high quality transport connections, a desirable residential location. Based on the adopted NIDEA population projections, between 10,000 and 20,000 additional houses are required in Tauranga over the next 50 years that cannot be accommodated within existing growth areas, the future identified urban growth areas at Keenan Rd and Te Tumu, or through infill or intensification As part of the delivery of a well-rounded SmartGrowth strategy, alternative locations outside the Western Corridor may be suitable to locate some of this additional urban growth meaning that some of the potential development areas identified in the Western Corridor may not all be required for urban growth in the long-term. The probability of this will need consideration as part of the second stage of the SmartGrowth Settlement Pattern Review i.e. after the Stage 3B accelerated investigation is concluded. Long-term demographic trends in NZ and worldwide support the slowing and eventual decline in population growth over the next 20-50+ years as identified within the adopted NIDEA projects, which may cap the future size of Tauranga and WBOP sub-region. A live/work/learn/play philosophy will be taken to land use in the Western Corridor meaning: o A mixture of housing and employment opportunities o A range of appropriately sized commercial and retail centres o A desire for primary, intermediate and secondary schooling options within the catchment, and possibly tertiary o A range of parks and reserves including an integrated walkway and cycleway network o Social infrastructure (libraries, aquatics, community halls/centres, sports facilities etc) From a compact city perspective in relation to the Western Corridor it would be logical: o To first maximise the delivery of brownfield redevelopment over development in greenfield areas o To then allow urbanisation of the areas in the Western Corridor closest to Tauranga to occur first Objective ID: A7094146 o For development within the Western Corridor to be contained as much as possible within one logical catchment rather than multiple catchments. Delivery of this philosophy should assist in minimising external transport demands from development in this area Other macro trends which may have global, national, regional and sub-regional impacts will be considered within this project using the same knowledge and potentiality as recognised within international studies, noting this is still an emerging science. These factors include: o population ageing which will reduce the percentage of people in the workforce or in fulltime work, o technologies that allow for working from home, o changing generational perspectives on car ownership and public transport use, Part One: Land use options Industrial / employment The centre of the Western Corridor is the Tauriko Business Estate (TBE). It is assumed that this will be completed within its current footprint and then expanded in size to provide a significant employment and service function for population in the Western Corridor as well as to provide for its regional and national importance as a strategic industrial area. This expansion would occur through: The development of the zoned part of TBE Expansion into the 50ha area south of Belk Rd currently within the RPS urban limits and the SG Settlement Pattern (the lower Belk Rd area / Belk Rd South) Potential further expansion if necessary, based on upon national/regional economic growth or local population growth noting that topography suggests a further 50-80ha may be available in the lower part of Belk Rd contiguous to the TBE. Our initial thoughts are that this may provide sufficient long-term industrial land supply in this corridor and therefore other options may not need to be considered. However this needs to be verified. If additional industrial land was required in the Western Corridor an option would be the upper part of the Tauriko West corridor (Clarkson/Hopping Farms) but this would probably be a second best policy option due to its disconnection from the main industrial area and potential visual impacts for example. Sub-regional retail centre Tauranga Crossing is likely to be developed into a sub-regional retail centre that will provide for the specialist and bulk retail needs of the whole Western Corridor (and beyond). There is the potential for this to become more like a town centre in the longer-term with activities like commercial offices and medical facilities incorporated into the development and even possibly residential (mixed use) living options. This is a private development currently without a SmartGrowth partner as a stakeholder (and therefore potentially limited opportunity for inclusion of publicly-provided social infrastructure). Discussions should occur with the developer in this regard. We do not anticipate the need for any additional town centre to be developed elsewhere in the Western Corridor. Nonetheless there is likely to be opportunity for smaller commercial and Objective ID: A7094146 neighbourhood activities to be established to support residential growth areas, as is occurring in The Lakes and on Pyes Pa Rd currently. Residential development The other future development areas identified in the Western Corridor study are anticipated to be focused on residential development with ancillary supporting activities i.e.: Commercial / neighbourhood centres Education Open space Social infrastructure. Areas under consideration include those shown on the attached Western Corridor Strategic Study map (Attachment A) and described below. Tauriko West This area includes the area known as the Hopping land which extends south from the edge of Bethlehem at River Oaks Drive to Tauriko village. It also includes Bob Clarkson’s interests from approximately the Caltex petrol station in Tauriko as far southwest as Redwood Lane. Situated between the Wairoa River and SH29 / Cambridge Road, the area is somewhat constrained and has the potential to be isolated unless appropriate connections can be provided to the TBE which is hidden underneath a steep escarpment. Existing neighbourhood and community facilities in Tauriko Village appear likely to form the hub of activity in any future growth area. Upper Belk Rd This area comprises developable land adjacent to Belk Road beyond the proposed industrial area extension. Belk Road is many km long with suitable land for significant development in a number of areas. Keenan Rd This area is identified already within SmartGrowth and the Regional Policy Statement. It comprises three broad portions divided by gulley systems with one of these providing a good, flat developable area around Gasson Lane. Merrick Rd Merrick Road may provide a southerly extension of the Keenan Road area. Upper Joyce Rd This area comprises the flatter area at the southern end of Joyce Road, within Western Bay District (as opposed to the northern area of Joyce Rd which is less suitable for urban development). Based on initial indicative estimates, at 15 dwellings per hectare, these areas collectively have the potential to accommodate 12,500 to 15,500 additional dwellings which is likely to be sufficient to meet the city’s entire long-term projected dwelling shortfall if it were deemed appropriate that all of that growth occurred in one corridor. Objective ID: A7094146 Part Two: Transport network options The Tauranga Transport Strategy identifies that based on the existing land use pattern (for example including development of Pukemapu and Neewood), future traffic growth on the Takitumu Drive- Barkes Corner segment of SH29 is projected to experience the highest traffic volume increases on the entire Tauranga network over the next 30 years >20,000 AADT. SH29 from Belk Road to Oropi Road will experience the next highest growth category 10,000-20,000 AADT, with LOS link failures in the near term and intersection failures in the medium term. Thus SH29 will become more congested and a significant barrier to crossing traffic in peak periods. Objective ID: A7094146 For this reason, development of an appropriate local roading system and hierarchy is a requirement