SmartGrowth: Development Trends Report 2008
Western Bay of Plenty District Tauranga City
2007 – 2008
Prepared by:
Resource Management Team Policy & Planning Group Western Bay of Plenty District Council
Environmental Policy Division City Directions Group Tauranga City Council
October 2008
1 2 Table of Contents
Executive Summary 5
Introduction 7
Residential and Rural Land Trends 8
NEW DWELLINGS COMPLETED 8
NEW DWELLING CONSENTS ISSUED 11
NEW LOTS PROPOSED AND CREATED 14
COMPARISON WITH SMARTGROWTH PROJECTIONS 17
AVERAGE RESIDENTIAL SECTION SIZES 20
RESIDENTIAL GROWTH SEQUENCING 21
GROWTH RATES –DWELLINGS COMPLETED 22
TOTAL DWELLINGS ESTIMATE 23
OCCUPIED/UNOCCUPIED DWELLING RATIO 24
POPULATION DISTRIBUTION 26
Business Land Trends 28
ZONED BUSINESS LAND 28
AVAILABILITY AND UPTAKE RATES 31
BUSINESS LAND/POPULATION RATIO 32
INDUSTRIAL AND COMMERCIAL BUILDING CONSENTS ISSUED 33
Appendix 1 34
EXPLANATION OF DEVELOPMENT TERMS 34
SUBDIVISION PROCESS 34
BUILDING CONSENT AND CODE OF COMPLIANCE ISSUE FOR DWELLINGS 35
3 RESIDENTIAL GROWTH AREAS 35
VACANT LAND 36
Appendix 2 38
SMARTGROWTH SUB-REGIONAL MAP 38
Appendix 3 39
WESTERN BAY OF PLENTY DISTRICT DEVELOPMENT MAP 39
TAURANGA CITY DEVELOPMENT MAP 40
Appendix 4 41
WESTERN BAY OF PLENTY DISTRICT CENSUS AREA UNIT MAP 41
TAURANGA CITY CENSUS AREA UNIT MAP 42
Appendix 5 43
TAURANGA CITY COMMERCIAL AND INDUSTRIAL BUSINESS ZONED AREAS 43
Appendix 6 44
WESTERN BAY OF PLENTY DISTRICT STAGE 1 AREAS FOR URBAN GROWTH AREA SEQUENCING 44
4 Executive Summary
The level of construction activity in the Western Bay of Plenty subregion has declined over the last 12 months, reflecting a slow down in the housing market. The rate of decline is significantly higher than observed during the previous 24 months. Building consents issued for new dwellings fell by 22% over the subregion compared to the previous year (Tauranga City -24%, Western Bay of Plenty District -19%).
In Tauranga City’s urban growth areas (UGA’s), building activity has increased in Pyes Pa, but decreased in all other UGA’s, refer to Table 1. These results reveal a shift from the trend observed in 2006/2007 when Bethlehem was the only UGA to record an increase in building activity. Generally, Greenfield areas remain popular, accounting for 69% of new dwellings completed and 72% of new dwelling consents issued for Tauranga City in 2007/2008. Established parts of Tauranga (non- UGA’s) continue to accommodate a significant proportion of household growth.
Trends in housing development in the Western Bay of Plenty District during the last 12 months have changed with the number of dwelling consents issued in their UGA’s exceeding the level of activity in rural areas, but both were down in total numbers on 2006/2007. New dwellings consents fell in all rural areas over this time: refer to Table 2. Construction in UGA’s has increased in Omokoroa and Other Urban Areas during 2007/2008.
Overall, across the subregion subdivision activity declined over the last 12 months. The number of additional lots created at 224 stage has decreased by 35% in the Western Bay of Plenty District and has decreased by 27% in Tauranga City compared to 2006/2007. In both territorial authorities the majority of subdivision occurred in Greenfield areas, with 72% of additional lots created in the UGA’s of Tauranga City. The UGA showing the largest demand for subdivision development in the Western Bay of Plenty District was Omokoroa; which experienced a 160% increase in the number of additional lots created during the last 12 months. For Tauranga City, Welcome Bay and Papamoa which both experienced a 25% increase over the same period.
The Papamoa urban growth area has the largest greenfield design capacity in Tauranga City, and approximately 19% of this capacity remains. Welcome Bay, Ohauiti and Pyes Pa, urban growth areas have the least remaining number of years of planned supply. Pyes Pa West is the most recently established urban growth area, and while only 32 new dwellings have been completed as at June 2008, 89 dwelling consents had been issued and 423 lots had reached the final approval stage under Section 224 of the Resource Management Act 1991 (RMA). Wairakei-Papamoa East (Part 1) urban growth area is in the process of being rezoned to provide for additional growth capacity, so it is not yet reflected in this monitoring.
In the Western Bay of Plenty District, Waihi Beach UGA has the largest greenfield design capacity and 41% of this capacity remains. Omokoroa is the UGA with the largest percentage capacity remaining with 53%. Katikati has both the most limited percentage capacity remaining (27%) and the least theoretical remaining number of year’s supply (11). Subdivision development in stage 1 areas of the Western Bay of Plenty District’s UGA’s has been limited to date except for Katikati which is at 36% utilisation. The others are all below 20% capacity utilised in terms of the number of lots that have reached final approval stage under Section 224 of the RMA. In policy terms these current levels are significantly below the staging approach in the Regional Policy Statement (Proposed Plan Change 2) before stage 2 areas are released for development.
A comparison of SmartGrowth projected dwelling growth with actual growth at the Western Bay of Plenty sub-regional level has been done. This indicates that the number of dwellings completed and new lots created remains above the number of new dwellings projected to June 2008 (+5% and +12% respectively), while dwelling consents issued fell 6% below projections. At the local authority level variance from this trend was evident with dwelling consents issued in Western Bay of Plenty District remaining above, while new lots created in Tauranga City falling below, the number of new dwellings projected. 5 At the time of the 2006 Census 69% of the population of Tauranga City lived within infill areas while 58% of the population of the Western Bay of Plenty District resided within rural areas. Urban Greenfield areas accommodated 30% of the population of Tauranga City at 2006 Census, and 1% of the Western Bay of Plenty District population due to the limited development of the District’s stage 1 Greenfield areas.
The number of building consents issued for new industrial and commercial buildings decreased within Tauranga City compared to 2006/2007. They remained unchanged within the Western Bay of Plenty District over this time.
At present there is 86m2 of industrial land per resident and 20m2 of commercial land per resident in the subregion, reflecting the different density scale and costs associated with business activities in each zone. Vacant industrial land is currently available at Te Maunga, Mount Maunganui, Tauriko, Sulphur Point, Greerton, Te Puna, Katikati, Te Puke and Rangiuru. Future industrial employment areas have been identified at Wairakei and Te Tumu in Tauranga City, and for Katikati, Omokoroa and Te Puke in the Western Bay of Plenty District. Vacant commercial land remains at Pyes Pa West/Tauriko and Papamoa in Tauranga City. Additional commercial areas are planned for Wairakei, Te Tumu, Waihi Beach and Omokoroa in the long term.
Table 1. Trends Summary – Tauranga City – 2007/2008 Compared to 2006/2007
Area Dwellings Completed Dwellings Consented New Lots Created Urban Growth Area Bethlehem ↓ ↓ ↓
Urban Growth Area Pyes Pa ↑ ↑ ↓
Urban Growth Area Ohauiti ↓ ↓ ↓
Urban Growth Area Welcome Bay ↓ ↓ ↑
Urban Growth Area Papamoa ↓ ↓ ↑
Existing Urban Areas (infill) ↓ ↓ ↓
Rural Areas ↓ ↓ ↑
Table 2. Trends Summary – Western Bay of Plenty District – 2007/2008 Compared to 2006/2007
Area Dwellings Completed Dwellings Consented New Lots Created Urban Growth Area Waihi Beach ↓ ↓ ↓
Urban Growth Area Katikati ↓ ↓ ↓
Urban Growth Area Omokoroa ↓ ↑ ↑
Urban Growth Area Te Puke ↑ ↓ ↓
Urban Growth Area Other Urban Areas ↓ ↑ ↓
Rural Areas Waihi Beach & Katikati wards ↓ ↓ ↑
Rural Areas Te Puna / Minden ↓ ↓ ↓
Rural Areas Kaimai / Ohauiti-Ngapeke ↑ ↓ ↓
Rural Areas Maketu & Te Puke wards ↔ ↓ ↑
6 Introduction
Monitoring development trends in the Western Bay of Plenty District and Tauranga City assists both Councils in understanding the changing patterns of development in the sub-region. These statistics are collected as part of Councils core function and aim to fulfill part of Section 35 of the Resource Management Act 1991 that states Councils have a “duty to gather information, monitor and keep records”.
This is the eighth year that development trends have been monitored for the Western Bay of Plenty sub-region. From 2007, the report has been expanded to incorporate measures related to development as required by the Regional Policy Statement (RPS) Proposed Plan Change 2, and the SmartGrowth Strategy1.
The RPS requires annual reviews to be undertaken to monitor, assess and report on population distribution, dwelling yields, zoned business land, and the proportion of potential residential allotments approved. SmartGrowth requires uptake rates and land availability for both residential and business land, permanent versus holiday residences, and rural subdivision to be monitored. Additionally comparison of actual growth against projected SmartGrowth dwelling growth is reported on.
To complement these new indicators and in order to continue the data time series, a number of other development trend statistics are monitored in this report. These include analysis of buildings constructed, particularly consents issued for new dwellings and commercial/industrial buildings.
Chart 1 Comment:
Over the last 12 months the total number of dwelling consents issued in the subregion has declined sharply by 22%. Within the subregion a decline was recorded for Tauranga City with 24% fewer dwelling consents issued during the last financial year and a decline of 19% for dwelling consents issued in the Western Bay of Plenty District.
1 See Section 17A.4(xi) of ‘Proposed Change No.2 to the Bay of Plenty Regional Policy Statement (Growth Management), 7 November 2006’, and Section 7.5.4.1 of “SmartGrowth, The 50 Year Plan, May 2007”. 7 Residential and Rural Land Trends
New Dwellings Completed
Chart 2 Comment: In 2007/2008 315 Code of Compliance certificates were issued in the Western Bay of Plenty District. This is a 20% decrease since the previous year and down 11% on the last 5 year average. The monthly range of certificates issued during 2007/2008 was generally below the previous year with a peak of 40 in April and a low of 11 in January and an average of 26.
Tauranga City - Dwellings Completed (Code of Compliance Issued) for All Zones
220
200 2006 - 2007 Total 1260 2007 - 2008 Total 1041 180 Last 5yr Average Total 1183 160
140
120
100
80
Code of Code Compliance Issued 60
40
20
0 Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Month
Chart 3 Comment: In Tauranga City 1041 dwellings were completed during 2007/2008, a decrease of 17% on 2006/2007 (1260 issued) and down by 12% on the 5 year average (1183). The 17% decrease in 2007/2008 suggests the slow-down in the housing market indicated by a fall in dwelling consents issued over the past 24 months, is now flowing through to dwellings completed. The monthly range of new dwelling consents issued in 2007/2008 varied from 51 (in January) to 165 (in May), with a monthly average of 88 recorded.
8 Chart 4 Comment:
In 2007/2008 the total number of dwellings completed in both rural and UGAs has decreased in comparison to 2006/2007. Rural completions have fallen 10% and UGA completions have fallen 29% from 212 in 2006/2007 to 151 in 2007/2008. There were slightly more dwellings completed in rural areas than UGAs in 2007/2008 with 52.1% of total completed dwellings. Te Puke and Kaimai/Ohauiti-Ngapeke were the only areas to show an increase in completions on last year.
Tauranga City - Dwellings Completed (Code of Compliance Issued)
350
2006 - 2007
300 2007 - 2008 Last 5yr Average
250
200
150
Code of Complianceof Code Issued 100
50
0 Bethlehem Pyes Pa Ohauiti Welcome Bay Papamoa Coastal Strip Tauranga Rural Areas Urban Growth Areas (Greenfield) Existing Urban Areas (Infill)
Chart 5 Comment:
Dwellings completed in 2007/2008 in Greenfield areas were down 9% on 2006/2007 and down 8% on the last 5 year average. The Papamoa urban growth area has seen a continued fall in housing development (from 292 dwellings completed in 2006/2007 to 238 in 2007/2008) as was anticipated due to the fall in dwelling consents issued. The other urban growth areas all experienced decreases in the last 12 months from 2006/2007 results with the exception of Pyes Pa UGA. For the existing urban areas, and rural areas, building activity in 2007/2008 was down 31% from the previous year and down 21% on the last 5 year average.
9 Tauranga City - Dwellings Completed (Code of Compliance Issued)
900
800 2006 - 2007
700 2007 - 2008
Last 5yr Average 600
500
400
300
200
100
0 Number of Dwellings Completed (Code of Compliance Issued) Compliance of (Code Completed Dwellings of Number Urban Growth Areas Existing Urban Areas Rural Areas (non-UGA)
Chart 6 Comment:
During 2007/2008, 69% of dwellings completed occurred within urban growth areas (Greenfield), 30% within existing urban areas (infill), and 1% in rural zoned areas. For the urban growth areas the numbers of dwellings completed in 2007/2008 (720 completed) were down on the previous 12 months (793 completed) and down on the last 5 year average (779). For the existing urban and rural areas numbers were down on the previous 12 months and on the last 5 year average (-146 and -83 respectively).
Tauranga City Dwellings Completed (Code of Compliance Issued) by Zone
1200 Tauranga Coastal Strip 1000
800
600
400 Number Number of Dwellings Completed
200
0 Res A Res H Com Indl Rural Rural- Others Res A Res H Com Indl Rural Rural- Others Res Res 2006 - 2007 2007 - 2008
Chart 7 Comment:
As expected the vast majority of dwellings completed in 2007/2008 were within the Residential A zone (91%) with 69% (or 649) of these created in the Tauranga area, reflecting the decrease in the high volume of residential development at Papamoa since 2003/2004. There were less dwellings completed in the Residential H and Commercial Business zones, while an increase in the remaining zones was recorded in 2007/2008 in comparison with 2006/2007 results.
10 New Dwelling Consents Issued
Chart 8 Comment:
In 2007/2008 there were 356 new dwelling consents issued in the Western Bay of Plenty District, a decrease of 19% since the previous year and down 17% on the last 5 year average. The 19% decrease marks return to the slowdown experienced during 2005/2006 and 2004/2005, where the number of dwelling consents issued reduced by 13% and 5% respectively. The monthly range of dwelling consents issued during 2007/2008 was generally below the previous year with a peak of 39 in September and a low of 19 in October and an average of 30.
Tauranga City - New Dwellings (Building Consents Issued) for All Zones
220
200 2006 - 2007 Total 1063
2007 - 2008 Total 811 Error!180 Not a valid link. Last 5yr Average Total 1190 160
140
120
100
80
60 New Dwelling Consents Issued Consents NewDwelling 40
20
0 Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Month
Chart 9 Comment:
Building consents were issued for 811 new dwellings in Tauranga City during 2007/2008, a decrease of 24% on 2006/2007 (1063 issued) and down by 32% on the 5 year average (1190). The 24% decrease in 2007/2008 suggests a continued slow-down in the housing market from the 5% decrease observed from 2006/2007 results. The monthly range of new dwelling consents issued in 2007/2008 varied from 40 (in April) to 100 (in October), with a monthly average of 68 recorded. It is noted that a change in Building Impact Fees at 1 July 2004 inflated the 2003/2004 results, which in turn inflated the 5 year average results.
11 Chart 10 Comment:
In 2007/2008 the level of housing development in UGAs has increased in comparison to that in rural areas with 202 new dwelling consents issued compared with 154. Over the last 12 months there has been a decrease in new dwelling consents issued in all rural areas and most UGAs except for Omokoroa which has more than doubled from 22 to 46. Katikati experienced the largest decline of 47% over the same period. Demand for new dwellings in Waihi Beach remained at similar levels to 2006/2007.
Tauranga City - New Dwellings (Building Consents Issued) Error! Not a valid link.Error! Not a valid link.
350
2006 - 2007 300 2007 - 2008
Last 5yr Average 250
200
150
100 New Dwelling Consents Issued Consents NewDwelling
50
0 Bethlehem Pyes Pa Ohauiti Welcome Bay Papamoa Coastal Strip Tauranga Rural Areas Urban Growth Areas (Greenfield) Existing Urban Areas (Infill)
Chart 11 Comment:
Dwelling consents issued in 2007/2008 in Greenfield areas were down 13% on 2006/2007 and down 26% on the last 5 year average. The Papamoa urban growth area has seen a continued fall in housing development (from 222 new dwelling consents in 2006/2007 to 171 in 2007/2008) as was anticipated due to the shortage of new lots for building. The other urban growth areas all experienced decreases in 2007/2008 from 2006/2007 results with the exception of Pyes Pa UGA. For the existing urban areas, and rural areas, building activity in 2007/2008 was down 43% from both the previous year and the last 5 year average.
12 Tauranga City - New Dwellings (Building Consents Issued)
900
800 2006 - 2007
700 2007 - 2008
Last 5yr Average 600
500
400
300
200 Number of New Dwelling Consents Issued Consents NewDwelling of Number 100
0 Urban Growth Areas Existing Urban Areas Rural Areas (non-UGA)
Chart 12 Comment:
During 2007/2008, 72% of new dwelling consents issued occurred within urban growth areas (Greenfield), 27% within existing urban areas (infill), and 1% in rural zoned areas. For the urban growth areas the numbers of consents issued in 2007/2008 (587 consents issued) were down on the previous 12 months (673 consents issued) and down on the last 5 year average (798). For the existing urban and rural areas numbers were down on the previous 12 months and on the last 5 year average (-166 and -168 respectively).
Tauranga City New Dwellings Created by Zone
1000
900 Tauranga Coastal Strip 800
700
600
500
400
300 Number of New Dwellings New of Number
200
100
0 Res A Res H Com Indl Rural Rural-Res Others Res A Res H Com Indl Rural Rural-Res Others 2006 - 2007 2007 - 2008
Chart 13 Comment:
As expected the vast majority of new dwellings created in 2007/2008 were within the Residential A zone (88%) with 73% (or 527) of these created in the Tauranga area, reflecting the decrease in the high volume of residential development at Papamoa since 2003/2004. There was less dwellings consented in all other zones in 2007/2008 than in 2006/2007.
13 New Lots Proposed and Created
Chart 14 Comment:
The total number of additional lots proposed by subdivision applications received during 2007/2008 was 1% higher than the number proposed during the previous year and 4.9% higher than the last 5 year average. The peak in August 2007 includes 73 lots for Lynley Park Drive Stage 2 in Omokoroa. The monthly range of additional lots proposed during 2007/2008 is larger than 2006/2007 with a high of 131 lots proposed in August and a low of 9 lots proposed in November.
Chart 15 Comment:
60% of lots proposed during 2007/2008 were in urban areas, up from 49% in the previous year. Large subdivisions in Omokoroa for 73 lots at Lynley Park Drive, and 86 at Omokoroa Road reflect the increase in demand during 2007/2008 shown above. The increase seen in the Maketu and Te Puke wards was caused by two large applications, one for 34 lots at Quarry Road which has since been deferred and one for 36 lots at Conway Road. Since 2006/2007 there has been a decrease in demand for new lots proposed in the Urban Growth Areas except for Omokoroa.
14 Chart 16 Comment:
During 2007/2008 the total number of additional lots created in the Western Bay of Plenty District declined by 35% in comparison with the previous year, figures were down by 30% on the last 5 year average. The large rise in December 2006 was caused by 2 large subdivisions in Katikati. The monthly range of additional lots created was smaller during 2007/2008 than the previous year, with a peak of 61 lots created in May and a low of 6 lots created in January 2008.
Tauranga City Additional Lots Created at 224 Stage
550
500 2006-2007 Total 1445
450 2007-2008 Total 1058
Last 5yr Average Total 1507 400
350
300
250
200
150
No. of Additional Lots Created Lots Additional of No. 100
50
0 Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Month
Chart 17 Comment: Error! Not a valid link.Error! Not a valid link. The total number of additional lots created within Tauranga during 2007/2008 was less than 2006/2007 (a decrease of 27% from 1445 lots to 1058 lots) and 30% lower than the 5 year average of 1507 lots. A high of 254 new lots was recorded in July 2007 and a low of 24 new lots in April 2008; a lower monthly range of additional lots than 2006/2007.
15 Chart 18 Comment:
During 2006/2007 development in Katikati Urban Growth Area increased by 90% from 2005/2006 with significant subdivisions in Park Road (50 unit titles) and Marshall Road (38 additional lots). In 2007/2008 it returned to normal levels. Waihi Beach and Other Urban Areas also experienced a decrease in the number of additional lots created over the same period of time with Omokoroa experiencing a small increase as completions start to increase. Numbers in Te Puke declined slightly. In rural areas Maketu and Te PukeWards had a large increase in completions from 20 in 2006/2007 to 50 in 2007/2008.
Tauranga City Additional Lots Created at 224 Stage
600
2006-2007
500 2007-2008
Last 5yr Average
400
300
200 Number Number of Additional Created Lots 100
0 Bethlehem Pyes Pa Ohauiti Welcome Bay Papamoa Coastal Strip Tauranga Rural Areas Urban Growth Areas Other Areas
Chart 19 Comment:
The largest number of additional lots created during the 2007/2008 financial year were within Greenfield urban growth areas (767 lots), while 227 lots were created in existing urban areas and 64 new lots created in rural zoned areas (excluding rural-residential). Subdivision development within Welcome Bay and Papamoa urban growth areas and Rural areas increased in 2007/2008 in comparison with 2006/2007, while a decrease was recorded in the remaining urban growth areas and existing urban areas.
16 Tauranga City Additional Lots Created by Zone
1400
Tauranga 2007-2008 Total 781
1200 Coastal Strip 2007-2008 Total 277
1000
800
600
400 Number of Additional Lots Created Lots Additional of Number 200
0 Res A Res H Com Indl Rural Rural-Res Others Res A Res H Com Indl Rural Rural-Res Others 2006- 2007 2007 - 2008
Chart 20 Comment:
During 2007/2008 most additional lots created within the Tauranga City local authority area have been within the Residential A zone (845 lots or 80%), with 630 (or 75%) of the lots created in Tauranga (continuing the trend observed in 2006/2007). Subdivision within the other zones vary from the 2006/2007 trend, with less subdivision of Commercial zoned land and the “Others” category, while more Rural zoned land was subdivided. For the “Tauranga” area more subdivision of Industrial Business zoned land was recorded in 2007/2008 than in 2006/2007, while the opposite trend was observed in the “Coastal Strip” area.
Comparison with SmartGrowth Projections
Development Compared to SmartGrowth Projected Growth, March 2006 (Census) to June 2008, Western Bay of Plenty Subregion.
67500
67000 Projected Dwellings 66500 Dwellings Completed 66000 Dwelling Consents New parcels 65500
65000
Total Dwellings 64500
64000
63500
63000 Mar 06 Jun 06 Dec 06 Jun 07 Dec 07 Jun 08
Chart 21 Comment:
Between March 2006 and July 2008 3471 new dwellings were completed, 150 more than the 3321 dwellings projected to June 2008. Dwelling consents tracked lower than projected dwellings with 3108 issued (-213). The number of new parcels created (3730) was 409 above projected dwellings to June 2008.
17 Development compared to SmartGrowth Projected Growth 2006 March(Census) - June 2008, Western Bay of Plenty
19700
19500
Projected Dwellings 19300 Dwelling Consents Dwellings Completed 19100 New parcels
18900
18700
18500
18300 2006 Census Mar-Jun 06 Jul - Dec 06 Jan - Jun 07 Jul - Dec 07 Jan - Jun 08
Chart 22 Comment:
Between March 2006 and July 2008 there were 790 new dwellings completed. This tracks very well with the SmartGrowth projected figure of 783. Dwelling consents tracked slightly higher due to a percentage of applications that are rejected or withdrawn. The number of new parcels shows a marked increase in the July-December 07 quarter due to 261 lots being created at Omokoroa. A number of these lots have yet to be developed.
Development Compared to SmartGrowth Projected Growth, March 2006 (Census) to June 2008, Tauranga City. 48000 Projected Dwellings Dwellings Completed 47500 Dwelling Consents Issued New Parcels (subdivision) 47000
46500
46000
45500
45000
44500 Mar-06 Jun-06 Dec-06 Jun-07 Dec-07 Jun-08
Chart 23 Comment:
Between March 2006 and July 2008 there were 2,681 new dwellings completed, 143 more than the SmartGrowth projection for this period. Dwelling consents tracked slightly lower to be 328 less than the projected SmartGrowth Dwelling figure at June 2008. The number of new lots created was 107 less than projected dwellings at June 2008, though the predictive value of this measure is reduced as this figure does not include unit title developments which are issued at or following dwelling consent issue.
18 Western Bay of Plenty Urban Growth Areas, March 2006 - June 2008
400
350
300
250
200
150
100
50
0 Waihi Beach Katikati Omokoroa Te Puke
Projected Dwellings Dwelling Consents Dwellings Completed New Parcels
Chart. 24 Comment:
Between March 2006 and July 2008 Katikati and Te Puke were slightly above SmartGrowth projections although the fall in new parcels created in the last six months may see that trend reverse. Growth in Waihi Beach was above that forecast with 99 dwellings completed more than three times the projected 29. Omokoroa saw the creation of a large amount of parcels but only 56 new dwellings were completed in comparison to the 168 projected.
Tauranga City, March 2006 to June 2008
1000
900 800
700 600
500
400
300
200
100
0 Tauranga Coastal Strip Papamoa Welcome Ohauiti Pyes Pa Bethlehem Bay
Infill Urban Growth Area Rural
Projected Dwellings Residential Lots Created Dwelling Consents Issued Dwellings Completed
Chart 25 Comment:
Between March 2006 and June 2008 more dwellings were completed than projected for the Bethlehem, Ohauiti, and Welcome Bay UGA’s and for the infill areas. New dwelling consent issued numbers suggest that development is set to continue at projected levels in the infill areas, and in Welcome Bay and Ohauiti UGA’s, while for Papamoa and Pyes Pa development is likely to remain below projected dwelling levels in the short term.
19 Average Residential Section Sizes
Tauranga City
Average section sizes vary from 221 m2 in the Residential H zone to 3,500 m2 in Pyes Pa West urban growth area (UGA) as at June 2008, refer to Table 3. The infill areas are more indicative of the average section sizes being achieved in the Residential A zone while the large section sizes recorded for the UGA’s reflect the large areas of Residential A zoned land which have not yet been subdivided for residential urban development but are included in the calculation.
The ‘Tauranga City Development Zones and Urban Growth Area’ map (Appendix 3) identifies the UGA’s and District Plan Zones. The infill areas are comprised of the Residential A and Residential H zoned areas outside the UGA boundaries. The Mount Maunganui intensification node refers to Residential H zoned land to the northwest of Banks and Salisbury avenues.
Table 3. Average Residential Section Sizes in Tauranga City
Growth Type As at 30 June 2007 As at 30 June 2008 Nodal Intensification Res A & H Total Average Section Size Total Average Section Size General Intensification (Infill) zoned area 2 2 2 1 Dwellings (Area/ Dwellings) m Dwellings (Area/ Dwellings) m Urban Growth Area (Greenfield) (ha)
Mt Maunganui Res H Node3 26.5 1,143 232 1,198 221 Tauranga Infill 1,779.4 22,235 800 22,430 793 Coastal Strip Infill 444.6 8,150 546 8,206 542 Bethlehem 271.5 1,808 1,502 1,923 1,412 Pyes Pa 179.0 1,178 1,520 1,358 1,318 Pyes Pa West 18.9 1 18,900 54 3,500 Ohauiti 138.7 882 1,573 934 1,485 Papamoa 722.3 7,660 943 7,898 915 Welcome Bay 168.1 1,171 1,436 1,226 1,371 Total 3,749 44,228 848 45,227 829
1 Significant non-residential uses of residential zoned land have been excluded from the area calculation (e.g.: schools, hospitals, cemeteries). 2 Total Dwellings at March 2006 Census plus new dwellings completed in the March 2006 to June 2008 period. Dwellings completed in non-residential zones are not included in this count. ‘Dwellings completed’ information derived from ‘code of compliance’ issue has been used to update this table in the 2007/08 Report as it is a more current measure than the ‘dwelling consent issue’ data employed in the 2006/07 report table. The average section size calculation based on ‘dwelling consent issue’ is 850 and 835 metres2 respectively. 3 Only Mount Maunganui North Residential H node is counted as intensification growth, as other intensification areas proposed for the 2006-11 planning period are yet to be confirmed.
Western Bay of Plenty District
The average size of lots created within stage 1 of each Urban Growth Area varies widely across the Western Bay of Plenty District. The methodology used to obtain these figures differs from Tauranga City to include lot sizes of new parcels created during the 2007/2008 financial year only. Therefore the variation in average lot size has been influenced to some extent by the sample size used to calculate the average. In each of the stage 1 Urban Growth areas there was the creation of several large lots larger than 1 ha in size, these have distorted the figures.
The Western Bay of Plenty District Development Map in Appendix 3 identifies the locations of the UGA’s and Appendix 6 contains maps showing the size, extent and location the new lots for each Stage 1 area.
20 Table 4. Average Residential Section Sizes in Urban Growth Areas (Stage 1) in the Western Bay of Plenty District
Average lot size (m2) of lots created Urban Growth Area between July 2007 and June 2008 Waihi Beach Stage 1 2384 Katikati Stage 1 3237 Omokoroa Stage 1 3300 Te Puke Stage 1 2049
Residential Growth Sequencing
The Regional Policy Statement (RPS) Proposed Plan Change 2 requires that the sequencing of residential growth area development shall proceed in a way that ensures efficient utilisation of infrastructure serving any area prior to the development of a subsequent area. In satisfying this proposed policy it will be sufficient to demonstrate that at least 80% of potential residential allotments in the immediately preceding growth area(s) have received approval under section 224 of the Resource Management Act 19912.
Tauranga City
Of the areas identified in the RPS that this policy is applicable to, only Pyes Pa West UGA is currently operative. At June 2008, 81% of Stage 1 and 9% of Stage 2 of the Pyes Pa West UGA had reached RMA section 224 stage, refer to Table 5.
While the RPS anticipated that Papamoa East Stage 1 development was to commence from 2006, the Proposed District Plan Change which will rezone this land for urban development is still going through RMA process (currently at appeal stage). This will be monitored once the new UGA becomes operative.
Table 5. Capacity of Urban Growth Areas in Tauranga City
Number of Residential Stage 1 Stage 1 % Lots Created Urban Growth Area Design Capacity at RMA 224 Capacity Utilised Stage at June 2007
Pyes Pa West Stage 11 450 366 81% Pyes Pa West Stage 21 725 57 9%
1 See S.P.13 ‘Pyes Pa West’, Part C Planning Maps, Tauranga District Plan.
Western Bay of Plenty District
Under the RPS all UGA’s in the Western Bay of Plenty District are required to reach at least 80% capacity in stage 1 before stage 2 areas become utilised. Omokoroa is the UGA with the largest design capacity in the District and 14% of its lot capacity has reached RMA 224 stage, refer to Table 6. Te Puke’s stage 1 design capacity is the second largest of the UGA’s but currently only 6% capacity has been utilised, the lowest percentage in the District. High levels of subdivision development in Katikati during 2006/2007 resulted in capacity of stage 1 reaching a quarter full this is now at 36% as of June 2008. At Waihi Beach 19% of stage 1’s lot capacity has reached 224 stage.
2 The Proposed Policy is subject to appeal to the Environment Court. 21 Table 6. Capacity of Urban Growth Areas in the Western Bay of Plenty District
Number of Residential Stage 1 % Stage 1 Design Urban Growth Area Lots Created Capacity Capacity1 at 224 Stage Utilised at June 2008
Waihi Beach 1241 230 19% Katikati 757 269 36% Omokoroa 1659 238 14% Te Puke 1347 83 6%
1 Te Puke Stage 1 = Whitehead Avenue & Dudley Vercoe Drive areas
Growth Rates – Dwellings Completed
SmartGrowth requires that uptake rates and land availability for residential development be monitored.
Tauranga City
Of the older operative UGA’s, Pyes Pa, Ohauiti and Welcome Bay have a remaining theoretical yield of 2 years left before capacity is reached, which together potentially comprise an additional 746 dwellings, refer to Table 7. Bethlehem, with the recent rezoning of the Carmichael West Structure Plan (SP) area, has capacity for a further 1535 dwellings. Potential for a further 1912 dwellings remains in Papamoa UGA, the majority of these in the Maranui Street SP area which includes the Mangatawa Block. Pyes Pa West SP area has the largest remaining capacity of the operative SP areas, with only 2% of capacity realised at June 2008.
It is noted that Papamoa East Stage 1 (Proposed Plan Change 44 Wairakei), which is currently at the appeal phase of the RMA process, will potentially provide capacity for an estimated 6330 dwellings once operative. Other Greenfield areas have been identified for future urban development and are programmed for strategic release as per the RPS.
Table 7. Growth Rate of Urban Growth Areas in Tauranga City
2006 Design Dwellings Dwellings Census % Capacity - Completed Completed Remaining Last 3 Years Urban Growth Area (March) - 1 2 Capacity Total March 2006 July 2007 - Capacity years Left Total Remaining Dwellings -June 2007 June 2008 Dwellings
Bethlehem 3961 2096 204 126 1535 356 13 39% Pyes Pa 1990 1170 231 192 397 540 2 20% Pyes Pa West 3017 0 0 53 2964 276 32 98% Ohauiti 1293 887 125 56 225 286 2 17% Welcome Bay 1450 1121 144 61 124 218 2 9% Papamoa3 9855 7326 379 238 1912 792 7 19% Total 21566 12600 1083 726 7157 2468
1 As ‘code of compliance’ for dwellings completed has only been issued for Pyes Pa West since April 2007, the number of new lots created was used to calculate this figure. 2 The remaining number of years supply is rounded down to the nearest year to present and is calculated from the average rate of uptake over the past 3 years for each Urban Growth Area. It is likely that development will slow as capacity is neared which may increase the theoretical number of ‘years left’. 3 The ‘serviced’ and ‘unserviced’ area has been included in the design capacity to align with the structure plan and SmartGrowth 2007 Review sub-unit boundaries. Inclusion of the ‘serviced’ area has increased capacity by 877 dwellings from the figure provided in the 2005/2006 Development Trends report.
22 Western Bay of Plenty District
Omokoroa UGA has the largest theoretical capacity remaining in the District with 53%, refer to Table 8. However, the acceleration of growth has reduced the theoretical yield of 53 years left for uptake stated last year to 48 years as of June 2008.
Katikati UGA has the lowest theoretical yield of 11 years uptake left and 27% capacity remaining, this has risen from 10 years reported last year due to a large drop in uptake over the last 12 months. The largest design capacity in the District is currently Waihi Beach with 4263 potential dwellings. Uptake in this UGA in terms of the number of dwellings built has been been consistent over the last 2 years and a total of 2500 dwellings built at June 2008. Although Waihi Beach does not have the highest % capacity remaining, it has capacity for the highest number of potential dwellings remaining with 1763.
The design capacity in Te Puke UGA is over 3100 dwellings making Te Puke the second largest in the District behind Waihi Beach. 31% capacity remains equating to a further 24 years supply at current uptake levels. Other Urban Areas has the lowest capacity remaining in terms of potential dwelling numbers with 676, however, these areas have also experienced the lowest demand for new dwelling consents issued over the last 3 years resulting in relatively higher levels of capacity (31%) and theoretical yield (49 years) remaining.
Table 8. Growth Rate of Urban Growth Areas in the Western Bay of Plenty District 2006 Design Dwellings Dwellings Census % Capacity Completed Completed Remaining Last 3 Years Left Urban Growth Area (March) – Capacity – Total March 2006- July 2007 – Capacity years1 2 Total Remaining Dwellings June 2007 June 2008 Dwellings
Waihi Beach 4263 2401 70 29 1763 138 38 41% Katikati 2481 1676 87 36 682 180 11 27% Te Puke1 3156 2080 43 56 977 121 24 31% Omokoroa 2161 964 33 23 1141 71 48 53% Other Urban Areas 2194 1491 20 7 676 41 49 31% Total 14255 8612 253 151 5239 551 Table 2. Te Puke’s design capacity was recalculated following Plan Change 25 to rezone Dudley Vercoe Drive to residential in December 2006.
Total Dwellings Estimate
The growth rates for Tauranga City and the Western Bay of Plenty District, calculated by the number of dwellings completed (houses built) since the Census are shown in Tables 9 and 10 below.
Table 9. Total Dwellings in Tauranga City Year Dwellings Completed Total Dwellings % Change Census as at 2006 44919 1/3/06-30/6/06 380 45299 0.9% 1/7/06-30/6/07 1260 46559 2.8% 1/7/07-30/6/08 1041 47600 2.2% Note: Census as at 7 March 2006 for occupied dwellings was 40,635.
Table 10. Total Dwellings in the Western Bay of Plenty District Year Dwellings Completed Total Dwellings % Change Census as at 2006 18315 1/3/06-30/6/06 79 18394 0.4% 1/7/06-30/6/07 396 18790 2.1% 1/7/07-30/6/08 315 19105 1.6% Note: Census as at 7 March 2006 for occupied dwellings was 15,741.
23 Occupied/Unoccupied Dwelling Ratio
SmartGrowth requires that “permanent” vs. “holiday residences” be monitored. One indication of this is provided by comparing Census night occupied dwelling with unoccupied dwelling counts. The location and extent of each Census area unit is provided in Appendix 4.
Table 11. Occupancy of Dwellings in Tauranga City
2006 2006 2006 Unoccupied/ Total Ratio Census Area Unit Occupied Dwelling Unoccupied Total Dwelling (%) Count Dwelling Count Count Papamoa Beach East 1191 162 1353 12% Palm Springs 1152 294 1446 20% Doncaster 564 39 603 6% Matapihi 201 18 219 8% Inlet-Tauranga Harbour 6 3 9 33% Waikareao Estuary 0 0 0 0% Motuopae Island 0 0 0 0% Kairua 123 9 132 7% Bethlehem East 1146 66 1212 5% Bethlehem 810 60 870 7% Pacific View 1017 114 1131 10% Palm Beach 1338 168 1506 11% Gravatt 963 90 1053 9% Mt Maunganui North 1791 801 2592 31% Omanu 2073 360 2433 15% Tauranga City-Marinas 48 9 57 16% Arataki 2061 240 2301 10% Te Maunga 2163 222 2385 9% Matua 1980 150 2130 7% Bellevue 1197 51 1248 4% Otumoetai North 1731 138 1869 7% Otumoetai South 1374 99 1473 7% Brookfield 1791 99 1890 5% Te Reti 591 33 624 5% Judea 915 54 969 6% Gate Pa 1071 63 1134 6% Greerton 1797 108 1905 6% Pyes Pa 1080 87 1167 7% Yatton Park 810 45 855 5% Poike 294 30 324 9% Hairini 1959 126 2085 6% Maungatapu 1071 66 1137 6% Tauranga Hospital 774 39 813 5% Tauranga South 1881 159 2040 8% Tauranga Central 1044 141 1185 12% Sulphur Point 6 0 6 0% Kaitemako 468 21 489 4% Welcome Bay West 1059 57 1116 5% Welcome Bay East 1095 63 1158 5% Total 40635 4284 44919 10%
24 Tauranga City
For Tauranga City the coastal strip Census area units of Mount Maunganui North, Omanu, Arataki, Papamoa Beach East, Pacific View, Palm Beach, and Palm Springs all registered an unoccupied dwellings proportion of 10% or greater on Census night suggesting a higher rate of holiday residence in these areas, refer to Table 11. These results correspond with the traditional holiday nature of the coastal strip. Outside the coastal strip only Tauranga Central, Inlet-Tauranga Harbour and Tauranga City-Marinas CAU’s exceeded 10%.
Western Bay of Plenty District
In the Western Bay of Plenty District the coastal settlements of Island View-Pios Beach and Waihi Beach show the highest ratios of unoccupied dwellings with 62% and 46% respectively signifying a high number of holiday homes in these areas, refer to Table 12. Athenree and Matakana Island also indicate a relatively high proportion of non-permanent residences, each with more than 20% of homes unoccupied at Census time. Pongakawa despite being a rural area displays a reasonably high proportion of unoccupied dwellings (19%) largely due to the inclusion of the small coastal settlement of Pukehina within the area unit. Maketu Community, another settlement located on the Western Bay of Plenty District’s coast has a similar ratio of unoccupied dwellings to Pongakawa (17%), while Omokoroa has a smaller proportion of non- permanent residences than other coastal settlements, with 13%.
Table 12. Occupancy of Dwellings in the Western Bay of Plenty District
2006 2006 2006 Unoccupied/ Total Census Area Unit Occupied Dwelling Unoccupied Total Dwelling Ratio (%) Count Dwelling Count Count Waihi Beach 825 711 1536 46% Athenree 252 84 336 25% Katikati Community 1470 117 1587 7% Maketu Community 450 90 540 17% Omokoroa 918 138 1056 13% Island View-Pios Beach 246 402 648 62% Te Puna 861 57 918 6% Inlet-Tauranga Harbour Omokoroa 0 0 0 0% Matakana Island 84 27 111 24% Inlet-Tauranga Harbour North 0 0 0 0% Tahawai 675 87 762 11% Aongatete 963 120 1083 11% Minden 1479 81 1560 5% Kaimai 1785 102 1887 5% Ohauiti-Ngapeke 240 18 258 7% Upper Papamoa 756 48 804 6% Paengaroa 321 15 336 4% Rangiuru 693 69 762 9% Pongakawa 1098 264 1362 19% Te Puke West 1014 54 1068 5% Te Puke East 1611 90 1701 5% Total 15741 2574 18315 14%
25 Population Distribution
The Proposed Regional Policy Statement (RPS) requires that population distribution be monitored, assessed and reported on.
Tauranga City
As at March 2006, the greatest proportion of the population of Tauranga City resided within the Tauranga Infill area (51.4%), while Coastal Strip infill and Papamoa UGA accounted for a further 17.5% and 16.5% respectively, refer to Table 13. Mount Maunganui North intensification area (Residential H) housed the least people attributed to the smaller geographic size and the holiday nature of the area.
Based on new dwelling consents issued, the population is estimated to have increased by 4,817 people between March 2006 Census and June 2008. Of this additional growth, the highest growth is expected to have occurred within the Papamoa UGA (+22.1% or 1,067 people), while the lowest growth in the Mount Maunganui North intensification area (+4.5% or 210 people).
Table 13. Population Distribution in Tauranga City
Estimated 2006 Census Additional % Population Development Usually % Population Population Distribution Area Type Resident Distribution Distribution (March 06 – Population (March 06 – June 08) June 08)1 Coastal Strip 18156 17.5% 658 11.3% Infill Tauranga 53229 51.4% 929 15.9% Pyes Pa 2943 2.8% 1042 17.8% Welcome Bay 3033 2.9% 447 7.6% Greenfield Ohauiti 2307 2.2% 395 6.8% Bethlehem 5607 5.4% 719 12.3% Papamoa 17124 16.5% 1345 23.0% Intensification Mt Maunganui North 1167 1.1% 310 5.3% Total 1035662 100.0% 5845 100.0%
1 Estimated Additional population is calculated by multiplying new dwellings completed (derived from ‘code of compliance’ issue) by a ratio of 2.18. The ratio is derived by dividing resident population increase by total dwelling increase between 2001 and 2006 Census (i.e. 12723 divided by 5823). It is indicative only as occupancy rates vary across Tauranga City. 2 This figure does not include counts for ‘Tauranga City–Marinas’ and ‘Inlet-Tauranga Harbour’ Census area units (60 and 9 people respectively at 2006 Census).
Western Bay of Plenty District
Rural areas of the Western Bay of Plenty District contained the largest proportion of the population at Census time (March 2006), with 57.5%. The rural population was spread evenly between Te Puna/Minden, Kaimai/Ohauiti-Ngapeke and Maketu and Te Puke wards with over 6000 people in each or approximately 15%, refer to Table 14. Rural areas of Waihi Beach and Katikati wards contained 10.8% or 4529 people.
41.4% of the population resided in Infill areas with the largest number (15.1%) in Te Puke. Omokoroa contained the smallest proportion of infill residents with 4.3%. Greenfield stage 1 areas only accounted for 1.0% of the District’s population reflecting the limited amount of development in these areas at the time of the Census.
26 Table 14. Population Distribution in the Western Bay of Plenty District
2006 Census Usually % Population Development Type Area Resident Distribution Population
Waihi Beach 2452 5.8% Katikati 3726 8.9% Infill Omokoroa 1788 4.3% Te Puke 6311 15.1% Other Urban Areas 3067 7.3% Waihi Beach Stage 1 145 0.3% Katikati Stage 1 29 0.1% Greenfield Omokoroa Stage 1 165 0.4% Te Puke Stage 1 87 0.2% Waihi Beach & Katikati Wards 4529 10.8% Te Puna/Minden 6556 15.6% Rural Areas Kaimai/Ohauiti-Ngapeke 6428 15.3% Maketu & Te Puke Wards 6635 15.8% Total 419181 100.0%
1The District total is less than recorded by the 2006 Census due to the population of one meshblock in Pyes Pa West Greenfield being excluded. This area is considered part of Tauranga City’s Greenfield areas.
27 Business Land Trends
Zoned Business Land
Both SmartGrowth and the Proposed Regional Policy Statement (RPS) require that business land area, uptake rates and land availability be monitored.
Tauranga City
Commercial Zoned Land
As at June 2008, there was 240.75 hectares of land zoned Commercial Business in Tauranga City. The Parton Road area in Papamoa is the largest area of ‘commercial business’ zoning at 38.5 ha, 1.8 ha greater in area than the city centre (CBD), refer to Table 15. Smaller neighbourhood centres include Cherrywood, Bureta, and Welcome Bay. Supermarket based neighbourhood shopping centres include Bethlehem, Brookfield and Gate Pa.
Table 15. Operative and Future Commercial Zoned Land in Tauranga City
Commercial Land (Ha) Location Operative Future1 Bay Central 8.70 CBD 36.70 Eleventh Avenue 16.16 Greerton 6.15 Gate Pa 4.71 Fraser Cove 18.64 Bethlehem 9.36 Brookfield 1.48 Palm Beach 8.55 Fashion Island 7.44 Mount Maunganui 12.74 Bayfair 7.69 Owens Place 3.19 Central Parade 1.34 Cherrywood 0.67 Historic Village 6.21 Welcome Bay 1.07 Tauriko 13.51 Bureta 0.48 15th Avenue 3.60 Parton Road 38.49 Judea 2.70 Wairakei 47.71 Te Tumu 40.00 Other2 31.18 Total 240.76 87.71
1 Wairakei Urban Growth Area Structure Plan - Papamoa East dated 24/8/2007. The Te Tumu figure is highly indicative, derived from the SmartGrowth estimate of 100 ha of future "Business" land. This may change with more detailed planning work in the future. 2 Includes smaller parcels of Commercial zoned land which generally accommodate convenience type activities (dairies, takeaways etc) such as those areas located on Cambridge and Ohauiti roads. 28 Future rezoning of land for commercial business activity is planned for the Papamoa East structure plan areas of Wairakei and Te Tumu. Papamoa East Stage 1 - Wairakei structure plan area is currently at the appeals phase of the RMA District Plan change process. Papamoa East Stage 2 – Te Tumu, is proposed to be released for development from 2021 as per SmartGrowth. The location and extent of the Commercial Business zoned areas is provided in Appendix 5.
Industrial Zoned Land
For Tauranga City, the largest area of industrial zoning is at Mount Maunganui, while the smallest area is at Sulphur Point, refer to Table 16. Future areas of industrially zoned land are anticipated for the Papamoa East structure plan areas of Wairakei and Te Tumu. The location and extent of the current Industrial Business zoned areas is provided in Appendix 5.
Table 16. Operative and Future Industrial Zoned Land in Tauranga City
Industrial Land (Ha) Location Operative Future1 Judea 24.49 Mt Maunganui 303.48 Greerton 12.56 Oropi (Maleme St) 51.59 Owens Place 8.36 Sulphur Point 7.20 Port Industrial 163.48 Te Maunga 187.5 Tauriko1 268.17 Wairakei2 72.06 Te Tumu3 60.00 Total 1026.8 132.06
1 While Tauriko Industrial area currently extends over both the Tauranga City (54.57 ha) and Western Bay of Plenty District (213.6 ha) area, the entire area is counted in the Tauranga City table above as a boundary adjustment is currently in process to include all of this area within Tauranga City. 2 Wairakei Urban Growth Area Structure Plan - Papamoa East dated 24/8/2007. 3The Te Tumu figure is highly indicative, derived from the SmartGrowth estimate of 100 ha of future "Business” land. This may change with more detailed planning work in the future.
Western Bay of Plenty District
Commercial Zoned Land
The largest areas of zoned commercial land in the Western Bay of Plenty District are located in the urban areas of Katikati and Te Puke with more than 14 ha in each town, refer to Table 17. 6.90 ha of commercial land currently exist at Waihi Beach, largely consisting of the Wilson Road shopping centre and an additional 1.89 ha is zoned for future commercial purposes.
Smaller neighbourhood centres are located in Te Puna, Paengaroa and Omokoroa. 12.90 ha of commercial land have been planned for Stage 2 of the Omokoroa Structure Plan.
Other settlements in the District such as Athenree, Island View/Pios Beach, Minden, Pyes Pa, Pukehina and Maketu are serviced by comparatively small commercial areas up to 2ha in size.
29 Table 17. Operative and Future Commercial Zoned Land in the Western Bay of Plenty District
Commercial Land (Ha) Location Operative Future1 Waihi Beach 6.90 1.89 Athenree 0.38 Island View/Pios Beach 0.14 Katikati 14.20 Omokoroa 4.11 12.90 Minden 1.06 Te Puna 5.79 Pyes Pa 1.77 Te Puke 14.92 Pukehina 0.43 Maketu 0.88 Paengaroa 2.27 Total 52.84 14.79
1Future Commercial zoned land (Waihi Beach) and planned Commercial land in Omokoroa Structure Plan Stage 2.
Industrial Zoned Land
The largest area of Industrial land in the Western Bay of Plenty District is currently located in Te Puke with over 90 ha zoned, refer to Table 18. The West’s Private Plan Change, which has yet to be finalised, proposes to zone an additional 72 ha of Industrial land to meet future needs in the town. Katikati also contains a significant area of Industrial land with 65.92 ha zoned at present and a further 1.32 ha planned as part of the Katikati Structure Plan. Omokoroa has been identified as an area that will require Industrial land in the future and 39.60 ha has been identified in Stage 2 of the Omokoroa Structure Plan.
In the western end of the District the Te Puna Rural Business Zone contains 30.58 ha while Rangiuru in the eastern end contains a similar sized area of Industrial land with 36.96 ha zoned. Smaller areas of industrial land exist in Paengaroa and Maketu.
Table 18. Operative and Future Industrial Zoned Land in the Western Bay of Plenty District
Industrial Land (Ha) Location Operative Future1 Katikati2 65.92 1.32 Omokoroa 39.60 Te Puna3 30.58 Te Puke 90.23 72.00 Maketu 0.11 Paengaroa 2.39 Rangiuru 36.96 Total 226.20 112.92
1Future Industrial land in Omokoroa Structure Plan Stage 2 and Katikati Structure Plan. West’s Private Plan change in Te Puke gross area = 72 ha, net yield = 45 ha (not yet finalised). 2Katikati includes industrial area within Aongatete. 3Industrial land in Te Puna is zoned Te Puna Rural Business Zone.
30 Availability and Uptake Rates
Tauranga City
Industrial Zoned Land
Of Tauranga City’s industrial areas vacant land was identified at Te Maunga, Mount Maunganui, Tauriko, Sulphur Point and Greerton, refer to Table 19.
It is noted that 213.6 hectares of the 268.2 hectares of industrial land at Tauriko is currently in Western Bay of Plenty District. This land is proposed to be included within Tauranga City via a boundary adjustment which is currently in process.
Table 19. Uptake of Industrial Zoned Land in Tauranga City
Partially Total Not Total Total Area Vacant Area Vacant Vacant Available Occupied (ha) (ha) (ha) (ha) (ha) (ha) Industrial1 Oropi 51.59 0.00 0.00 0.00 2.18 49.41 Greerton 12.56 0.00 0.47 0.47 0.00 12.09 Judea 24.49 0.00 0.00 0.00 0.00 24.49 Sulphur Point 7.20 1.46 0.10 1.56 0.00 5.64 Mt Maunganui 303.48 14.51 0.65 15.16 3.19 285.13 Te Maunga 196.02 69.38 0.58 69.96 70.38 55.68 Tauriko2 268.17 268.17 0.00 268.17 0.00 0.00 Total 863.51 353.52 1.81 355.33 75.75 432.44
1 As at December 2006. If further detail is required see 'Tauranga City Industrial Land Survey 2007', Tauranga City Council, February 2007. 2A further 258.97 hectares has been rezoned to Industrial Business at Tauriko since the 2007 survey was undertaken which is included in the table above but not in the 2007 Report. The industrial areas are scheduled to be resurveyed in December 2008 and the Report updated at that time. It is noted that the Tauriko area is currently a ‘gross’ figure in the table, and as the developable area is reduced by roads, escarpments etc this figure will be revised accordingly.
Commercial Zoned Land
Of Tauranga City’s urban growth areas, vacant land was identified within the Bethlehem, Pyes Pa West/ Tauriko and Papamoa-Parton Road commercial zoned areas, refer to Table 20.
Table 20. Uptake of Commercial Zoned Land in Tauranga City
Area Zoned Vacant Commercial Urban Growth Area Commercial 1 Commercial Business Business Zoned Land Percentage (%) Vacant Centres (ha) (ha) Bethlehem 9.36 0.39 4% Papamoa - Palm Beach 8.55 3.16 37% Papamoa - Fashion Island 7.44 2.59 35% Papamoa - Parton Road 38.49 21.77 57% Pyes Pa West - Tauriko 13.51 13.51 100% Total 77.35 41.42 54%
1As at December 2007. Only Commercial Business zoned areas with remaining vacant land in Urban Growth Areas are included in this survey.
31 Western Bay of Plenty District
Industrial Zoned Land
In the Western Bay of Plenty District, vacant areas of industrial land exist in Te Puna, Katikati, Te Puke and Rangiuru. The largest supply remaining in the District is in Te Puna with over 30 ha available in the Te Puna Rural Business Zone. The figures in table 21 were obtained in November 2007 and appeared in last years report. No updated figures are available.
Table 21. Uptake of Industrial Zoned Land in the Western Bay of Plenty District
Partially Total Not Total Total Vacant Area Vacant Vacant Available Occupied Area (ha) (ha) (ha) (ha) (ha) (ha) Industrial Katikati 61.57 2.18 19.67 21.85 0.74 38.98 Te Puke 96.44 4.06 7.35 11.41 18.46 66.57 Rangiuru 37.04 0 5.42 5.42 0.02 31.6 Paengaroa 2.39 0 0 0 0 2.39 Maketu 0.11 0 0 0 0.11 0 Te Puna Rural Business Zone Te Puna 30.53 7.22 23.31 30.53 0 0 Total1 228.08 13.46 55.75 69.21 19.34 139.54
1 As at November 2007. Total area figures may differ slightly to those provided in Table 18 due to a different methodology used in the Western Bay of Plenty District Industrial Land Survey 2007.
Business Land/Population Ratio
SmartGrowth requires that the business land/ population ratio be monitored, refer to Table 22. The ratio has been split into “Industrial” and “Commercial” business zoning. For the sub-region the proportion of land zoned industrial is considerably higher to that zoned commercial resulting in more industrial land per resident reflecting the more expansive nature of this type of business activity.
Table 22. Ratio of Industrial and Commercial Zoned Land Per Person in the Western Bay of Plenty Subregion
Usually Area (ha) Area (ha) Resident Industrial Commercial Commercial Territorial Authority Industrial Land Population Land (ha) Land (ha) Land per per resident 2006 Census resident
Tauranga City 103635 1026.8 0.0099 240.75 0.0023
Western Bay of Plenty District 42075 226.2 0.0054 52.84 0.0013
Total 145710 1039.4 0.0071 293.59 0.0020
32 Industrial and Commercial Building Consents Issued
Chart 26 Comment:
The total number of new commercial and industrial buildings in the District during 2007/2008 was the same as 2006/2007 and 2 less than the last 5 year average. 12 consents were issued for new industrial buildings in 2007/2008 compared with 2 consents issued for new commercial buildings. 10 of the new industrial buildings were in Te Puke. The two new commercial buildings were in Katikati. There were no new commercial or industrial building consents issued for other areas.
Tauranga City New Industrial and Commercial Buildings (Building Consents Issued) 25
2006-2007 Total 73
2007-2008 Total 44 20 Last 5yr Average Total 47
15
10 Building Issued Consents
5
0 Industrial Commercial Industrial Commercial Coastal Strip Tauranga
Chart 27 Comment: Numbers of building consents issued for new industrial and commercial buildings fell in 2007/2008 in comparison with 2006/2007 results. New buildings consented in the industrial areas of Coastal Strip were 15 below 2006/07 results and 9 below the 5 year average, while the results for the Tauranga area were 3 and 1 below respectively. New buildings consented in the Commercial Business zone of Coastal Strip were 10 below the previous years result, and only 1 less in the Coastal Strip than 2006/07 while 7 above the last 5 year average. 33 Appendix 1
Explanation of Development Terms
“Urban” refers to subdivisions or dwelling consents in: Western Bay of Plenty District - Residential, Commercial, Future-commercial, Industrial, Papakainga or Multi zones. Tauranga City – Residential A (standard residential), Residential H (high density residential), Marae Community (Urban), Rural-residential, Commercial Business and Industrial Business zones.
“Rural” refers to subdivisions or dwelling consents in: Western Bay of Plenty District - Rural G, Rural H, Future Urban or Rural-residential zones. Tauranga City – Rural, Marae Community (Rural), and Future Urban zones.
Other terms used: Western Bay of Plenty District – “Other urban areas” refers to minor urban areas such as Maketu, Pukehina, Paengaroa, Te Puna, Tanners Point, Kauri Point etc.
Tauranga City – “Coastal Strip” refers to Mt Maunganui-Papamoa, specifically the area units of Mt Maunganui North, Omanu, Matapihi, Arataki, Te Maunga, Pacific View, Palm Beach, Gravatt, Papamoa Beach East, Palm Springs, and Doncaster. “Tauranga” refers to all other area units in Tauranga City.
UGA – Urban Growth Area.
SP – Structure Plan
Subdivision Process
Subdivisions go through a staged approval process that can last up to eight years.
Stage 1 Subdivision Plan Subdivision is approved by the Council under section 104 of the Resource Management Act 1991 (RMA). This approval has a legal life of up to 5 years.
Stage 2 Survey Plan This is approved under section 223 RMA. This approval has a legal life of up to 3 years.
Stage 3 Final Approval Occurs under section 224 RMA. This is confirmation that all conditions of the subdivision consent have been complied with. After the Council issues a Section 224 Certificate individual property titles can be issued, once the subdivision proceeds to title issue under the Land Transfer Act. It is assumed for monitoring purposes that all Section 224 Certificates proceed to title issue.
34 A distinction is made between subdivisions approved and additional lots created at the Section 224 Certificate stage. The number of subdivisions approved does not necessarily indicate the likely future number of new lots created in the District, and hence the demand for services.
A more accurate indicator of growth is additional lots created at Section 224 approval stage. For monitoring purposes, this figure is used to interpret land uptake rates (along with dwelling consent data) and vacant land supply. In the Western Bay of Plenty District the ratio of urban land uptake in urban growth areas to rural subdivision is expected to increase as infrastructure is improved at Waihi Beach, Katikati, Omokoroa and Te Puke.
In Tauranga City, the uptake of urban land in urban growth areas is calculated from Section 224/new title information to indicate the proportion of planned capacity that has been “urbanised”. The predictive value of this measure is reduced in the infill area primarily in areas where unit title developments are more common (such as Mount Maunganui and Tauranga Central) as these are issued at the time of, or after, the building consent has been approved.
Before a subdivision reaches final approval stage, variations to the original application can be submitted to the Council. Either a variation or the original application may go through to final approval stage. For this reason variations are not included in the total subdivisions approved, so as not to count them twice.
Subdivisions are only indicative of development where additional lots to the original title or titles are created. For this reason all subdivisions reported on do not include resource consent approvals for boundary adjustments or accessways etc. that do not result in additional lots being created.
Building Consent and Code of Compliance Issue for Dwellings
Western Bay of Plenty District
In the Western Bay of Plenty District, building consents and code of compliance issued for new dwellings provide a good indicator of growth rates in different areas. It should be noted that where dwelling consents and code of compliance are referred to in this report, the figures include consents for new and resited dwellings, but not for additions or alterations to existing dwellings.
Tauranga City
Building consents issued for new dwellings make up about 45% of all building consents and code of compliance issued. New dwellings are recorded in a similar manner to the Western Bay of Plenty District, including new dwellings and conversions of existing buildings to dwellings; it does not include additions or alterations to existing dwellings.
Residential Growth Areas
Western Bay of Plenty District
These areas are the settlements of Waihi Beach (including Island View, Pios Beach, and Athenree), Katikati, Omokoroa and Te Puke. These areas have been identified as the urban growth centres for the District in the Western Bay of Plenty District Council Long Term Council Community Plan 2006–2016.
35 All residential growth areas in the District; Te Puke, Katikati, Waihi Beach and Omokoroa, are now serviced by comprehensive sewerage schemes while the communities of Maketu/Little Waihi and Pukehina are currently served by septic tanks. Investigations into options for a wastewater collection, treatment and disposal system or transfer pipeline for these areas are currently progressing.
The Western Bay of Plenty District Plan contains different subdivision standards in recognition of the ability of areas to accommodate future growth. This is dependent upon infrastructure availability, particularly wastewater disposal.
For unsewered urban areas, a minimum net lot size of 1600m2 is required to subdivide, as the minimum net lot size is 800m2. To allow for access ways, 1800m2 is used for monitoring purposes for subdivision potential. For sewered urban areas, a minimum net lot size of 700m2 is required to subdivide, as the minimum net lot size is 350m2. To allow for access ways, 800m2 is used for monitoring purposes for subdivision potential.
For monitoring purposes, the future growth potential of areas is limited largely by the sewerage systems available.
Tauranga City
The residential growth areas are the developing suburbs of Bethlehem, Pyes Pa, Pyes Pa West, Ohauiti, Welcome Bay and Papamoa, identified as urban growth areas in the Tauranga District Plan. The urban growth areas are part of a comprehensive infrastructure planning approach to “greenfield” urban development. Areas outside the identified urban growth areas do not have services supplied to them. In this way the Council manages the development uptake of land.
The other significant areas of urban development is general intensification (infill development) and nodal intensification (currently limited to the Mount Maunganui Residential H zoned area northwest of Banks and Salisbury avenues) within established residential areas of Tauranga.
Vacant Land
Vacant residential land is identified in the sub-region as either infill or greenfield. Monitoring infill subdivisions tells us the rate of land uptake within established residential areas. It is likely that closer subdivisions will continue, especially close to main commercial areas
In both Tauranga City and the Western Bay of Plenty District, a subdivision yield of 11 sections per hectare is used for determining the development potential of residential greenfield areas. This figure is reflective of current development patterns.
Western Bay of Plenty District
Vacant residential land is identified in the Western Bay of Plenty District as either infill or greenfield determined by the size of the land parcel. This is reported on for the residential growth areas in the District.
Residential infill a land parcel that has the potential to be subdivided creating up to six additional lots (Assumed 3200m2 or less).
36 Residential greenfield a land parcel that has the potential to be subdivided creating seven or more additional lots (Assumed larger than 3200m2).
In the Western Bay of Plenty District a practical figure of potential infill development is calculated by taking the number of developed lots over 800m2 (sewered) and 1800m2 (unsewered) in a residential zone and multiplying this figure by 56%1.
Tauranga City
In Tauranga City the potential for infill and higher density development has been assessed through the SmartGrowth project. The SmartGrowth strategy was adopted in May 2004 and provides a framework for managing growth in the subregion over the next 50 years. The strategy provides areas of nodal intensification to provide for higher density housing development as a means of accommodating 30% of projected growth.
Residential Intensification currently this classification is applied to development within the Residential H zoned area northwest of Salisbury and Banks avenues where greater density is permitted. Other areas are being explored for future residential intensification as per SmartGrowth.
Residential infill existing urban areas of Tauranga where a land parcel is 650 m2 or with the potential enable subdivision to a minimum lot size of 325 m2.
Residential greenfield any land parcel which is subdivided within urban growth areas (constituting “traditional” subdivision of rural land).
1 Theoretical calculations assume that every developed lot has only one dwelling, and that it is positioned in such a way that there is enough spare land to locate an additional dwelling. This of course is incorrect and a theoretical figure is produced when all of these properties are calculated. To obtain a more realistic figure of properties that could be further developed, the theoretical figure is multiplied by 56% to give a practical figure. This percentage was obtained through a desktop analysis of aerial photographs of Waihi Beach in late 1998. A sample area was examined to obtain a realistic number of developed properties that had potential for further development, without shifting the existing dwelling, and a comparison made back to the theoretical figure calculated for that exercise. 37 Appendix 2
SmartGrowth Sub-Regional Map
38 Appendix 3
Western Bay of Plenty District Development Map
39 Tauranga City Development Map
40 Appendix 4
Western Bay of Plenty District Census Area Unit Map
41 Tauranga City Census Area Unit Map
42 Appendix 5
Tauranga City Commercial and Industrial Business Zoned Areas
43 Appendix 6 Western Bay of Plenty District Stage 1 Areas For Urban Growth Area Sequencing
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