95

Produced using ArcMap by the Western Bay of Plenty District Council GIS Team. Crown copyright reserved. LINZ digital license no. HN/352200/03 & TD093522. Location of services is indicative only. Council accepts no liability for any error.

Archaeological data supplied by NZ Archaeological AsSOC/Dept. of Conservation.

Date: 10/11/2016 Dperator:

A3 Scale 1: 2,250 0 ~c:::::::=::::::~-~.::=::::::::::::F===.., 113 Meters

Omokoroa Special Housing Area rn

96 IT CHM N [ill Blaise Williams

From: Sent: To: Cc:

Subject:

Cam Scott <cam@abrongroup.co.nz > Tuesday, 29 November 2016 3:37 PM Gary Allis; Blaise Williams

Garry Webber; Howard Scott; Dave McFarlane; murray.grainger@westernbay.govt; Teresa Sage; Peter Presland; Derek Sage; Margaret Murray-Benge; John Palmer; bj.goldstone@xtra.co.nz

Omokoroa SHA

Hello Gary I Blaise

Since the meeting Dave Mcfarlane, Howard Scott and I attended with you on 27th of October, we have consulted and discussed within our management and with other developers and we are still left with serious concerns that we believe need urgent attention.

This letter acts to confirm our position :

1. The raw land value currently in Omokoroa sits in a range of$ 1,300,000- $ 1,500,000 per ha for developable land.

2. Regardless of the findings from the valuers that you tasked we don't see any value differentiation between the SHA location and North of the Railway. In regard to this, you refer to this development as "across the tracks" but in reality, development is all around the SHA and our own (Abron) medium density subdivision is 800 metres away. The SHA has a nice westerly aspect with great views of the Kaimais so we believe that you are incorrectly playing down the value of this development. If you were to bring the property to the market in stages for the " at large" development community they would be prepared to pay$ 1,300- $ 1,500,000 per ha.

3. As rate payers and investor developers in the Omokoroa catchment we would expect that the land is sold to your development partner at the value range above. Selling the land at a value range less than above will ;

a. Undermine rate payer return

b. Transfer a benefit to your development partner

c. Provide a competitive advantage to your development partner

d. Distort the market to the detriment of rate payers and investors and developers in Omokoroa.

4. We understand that you have provided deferred land settlement terms to the development partner. We understand that they don't have to settle for the land until the house and land package is sold. This benefit is significant and further supports a high underlying land value. Typically if deferred land settlement terms are provided by a vendor of the land, it is on the basis

97 IT ACHMEN [ij they maximize the underlying land value. Therefore deferred land settlement terms further supports the higher end of the value range$ 1,300,000- $ 1 ,500,000.

5. We are not clear on how you have treated the payment of the financial contributions. If these contributions are also deferred then this is another significant benefit to your development partner and further supports a high underlying land value.

6. We understand that the agreement target price points are based off the WBOP median. The WBOP median is not the correct pricing benchmark. At the very least the pricing mechanism should be set off the Omokoroa median. There is approximately $120,000-$140,000 value difference between WBOP median and the Omokoroa median. This is a significant value difference. Again, if you set unrealistic target price points you will distort the market and

a. Undermine current house and land values

b. Create settlement risk for existing house and land packages currently under construction - eg ; when the bank valuer assesses the value on some of our under construction properties for purchaser settlement purposes, and references new stock been sold by your development partner at lower levels this will potentially drag down our valuations and therefore create settlement risk with our purchasers.

c. Potentially create poor housing outcomes

7. We understand that along with setting price points, council are also dictating the criteria that must be met by potential purchasers by;

a. Limitations on income levels

b. A restriction on being able to on sell their property for a period of 2 years.

We strongly believe that it is not the role of council to dictate who and who can't enter into a particular housing area whether this is set by legislation or not. We also believe that by dictating the criteria above, council are distorting the market and seriously undermining potential divestment value back to the WBOP ratepayer.

We remain uncomfortable with the preferential development agreement that you have negotiated with your development partner. We believe that this agreement will transfer benefit and value from us the rate payer to your development partner. We believe this agreement will impact on the market and have a detrimental impact on our and others business.

Council will need to resolve the concerns above and provide a very open book and transparent insight into the commercial terms, the transfer values, target price points and settlement terms of the agreement.

2

98 ITACHM We don't believe council should be in the business of providing these types of benefits to one private sector party to the detriment of the rate payer and developers and investors of Omokoroa.

Council should consider selling parts or all of this land to a broader cross section of the market at an arm's length market value transaction .

We feel very strongly about these proposed arrangements and the impact on our business, consequently we need these concerns resolved otherwise we and others will consider seeking a judicial review.

We would like to meet with the Mayor and Omokoroa board members on this matter.

Regards,

Cameron Scott

ABRON GROUP

Project Management and Property Development

Mobile +64 272424026

sa ~GHOUl '

3

9940 ATIACHMENT[£1

Date Subject

19 November 2014 Open Session Omokoroa Special Housing Area Approval

-- --- ---·--·---~~-· ·- - ----- - ----- ---~- .. -----

Western Bay of Plenty District Council

Policy and Strategy Committee

Omokoroa Special Housing Area Approval

Purpose

The purpose of this report is to seek approval of the Omokoroa Special Housing Area under the Housing Accord and Special Housing Area Act, and to forward the application to the Ministry of Business Innovation and Employment for approval through an Order in Council.

Recommendation

1. THAT the Resource Management Manager's report dated 19 November 2014 and titled "Omokoroa Special Housing Area Approval" be received.

2. THAT the report relates to an issue that is not considered significant in terms of Council's Policy on Significance.

3. THAT the Omokoroa Special Housing Area Application (Attachment 1) be approved and be forwarded to the Ministry of Business Innovation and Employment for approval through an Order in Council

4. THAT the Chairperson of the Policy and Strategy Committee be delegated the authon"ty to make any editorial changes to the Special Housing Area Application

Phillip flljart e.l li Jtesom re 1·1anagemeut Man~gm

I' l<f ,, I

100Date Subject

41 19 November 2014 Omok.oroa Special Housing Area Approvai

ATIACHME T[] Open Session

1. Background

1.1 A Housing Accord was signed w1th the Government on Thursday 14 August 2014. The Accord identified Omokoroa as the first area for special housing development in the District. Information about the Accord and the Special Housing Area (SHA) is contained in the Omokoroa Omelette Article in Attachment 2.

1.2 Consultation was undertaken with the community through the following: letters to directly affected and adjoining landowners, landowner meeting to discuss implications, two community meetings to discuss implications (combined with discussions on the L TP and Western Avenue Reserve Plans), meetings/discussions with key developers at Omokoroa, an interactive page on Council's website where individuals could post their comments, and including staff responses where appropriate (Attachment 3), and written comments from individuals (Attachment 4 ). Ten others also sought clarification on various matters but did not submit any comments.

1.3 Comments received generally were around the following: • Cost of development (particularly financial contributions) .

This is being addressed in part by the recently notified Plan Change 62 regarding the roading financial contributions, as well as the broader review of the financial contributions section of the District Plan that is currently underway.

• The need for more land and competition with existing developers. Because of the focus on housing at a cost that is lower than what is readily available on the peninsula, competition is not seen as an issue. See also the discussion below.

.. The appearance of any development and concerns about low cost "ghetto­type" subdivisions. This will be addressed by the SHA being required to meet the Medium Density Residential provisions of the District Plan which have a strong focus on urban design.

• The standard of the State Highway to Tauranga, and the intersection with Omokoroa Road . NZTA are currently looking at safety issues on SH2 from Omokoroa to the Wairoa Bridge. It is intended to have options finalised in the first half of next year. Council is involved with this study.

• Lack of local employment opportunities, There are Industrial and Commercial Zones on the peninsula, but it is up to the market to create businesses. It is also a function of there needing to be a population threshold for some activities e.g. supermarket. Other matters to consider are that t here is significant emr loyrnent in the surrounding area, plus the distance to Tauranga is c.loser than Papamua to Tauranqa -- it is

perception rather than fact about Omokoroa being a "long way" out larl' of ·rhooling, part in 1larly seconc:Jr-wy This is _ irnilar t() t lw 1 mrmlCTJt on er~trloym!:'rtl i'lbuve Di':>lUSSiP 15 tln'te bP<•r, hdd with thf-' f"l inistr y uf [ dw (I t iw 1 wf IP att~ t w t :Ill ly 1 PViE>VJIIIQ ulqr ot ionr-11 requuerTICOnts in l hf.'? rnJtth"lll tt) l t idnt with IH trM!Itll,fi pf llfPll\!1 ny lhPil linrling~ i11 f·Ji;1rctl nro..vt yPilr

l 't ~<t• · /

101Date Subject

42 19 November 2014 Omokoroa Special Housing Area Approval

TTACHME Tl.§] Open Session

1.4 The Tauranga Community Housing Trust expressed an interest in being involved with any development on Council -owned land.

1.5 An application is now to be made to the Ministry of Business Innovation and Employment to formalise the SHA through an Order in Council. The Application attached has been tentatively approved by MBIE staff.

1.6 Council's stated intention throughout the consultation has been to focus on housing that is affordable. The reason for this is that the medium to upper market in Omokoroa is well catered for, but not the lower segment. Thus there is no need to open up more land for the former. To achieve the outcome sought there is provision in the SHA Application to specify how the affordability criteria should be met. In its consultation Council has been referring to a maximum price point of $350,000 (land and house) as being the upper limit for affordable housing.

1. 7 This raises the point about whether all the housing in a proposal should meet that price point. From both the urban design and social perspective it is important to have a mixture of housing typologies and price ranges to cater for a range of different socio-economic households. The question is then how much of a development should be affordable housing. Alongside this is whether Council should be concerned about opening up additional competition with other developers at Omokoroa. A counter argument to this is that competition is up to the market and Council should not be concerned. It is also noted that developments in Omokoroa, and commonly elsewhere in the District and Tauranga, typically aim at the middle to upper markets because of greater profit margins. Thus unless a minimum amount of affordable housing is specified, the outcome that Council is seeking will not be achieved.

1.8 Where Council land is used for housing, Council can control the types and price points of housing. However there is not the same control on private development unless it is specified in the SHA Application. The biggest challenge is going to be the price of sections because of the cost of land, financial contributions, and civil costs. It may be necessary for developers to offset the price of sections for affordable houses by trimming the profit on these and/or loading the price of other sections. The suggested proportion of affordable housing is a minimum of 50%1 which will give effect to the outcome of more affordable housing as well as providing sufficient flexibility to developers to apportion costs. lvlBIE have expressed concern that the Minister of Housing is likely to be uncomfortable with a high figure of 50% and that it needs to be properly justified. The counter argument is that if the figure is 25% then 75% of any development will be above that price poir1t, and therefore resu lts in "more of the sarne" rather than providing choice.

1.9 Tt1e next step will be for Council to infor m the tlevelopment cumrnunity of the t--xistence of tli r: SHA Council wtli also nfTd to dPc ide what role" it warrt. for ib own pr<JP<~rty within ttH' SHP, l his will hf' n separat(: eH·r ri ~t:· undert.ai'''P by thf: Str ati:~J if P1opr>r y r•Jidllagr·r anrt n ~utkd h•H 1. InC o'm' 11 111 the l ~t'.W YhH

102Date Subject

43 19 Novem!Jer 2014 Omokoroa Special Housing Area Approval

------------

TT C MET~ Open Session

2. Issues and Options Assessment -----~-~---

___ ,_l

Option A I I

Proceed with recommending a SHA for Omokoroa to Government

Council will be in control of any development. Benefits in terms of

Creates the opportunity to increase the level of development at the present and future interests of the District Omokoroa. This in turn will grow the population and hence

taking a sustainable attract more facilities.

development approach • Opportunity to use Council land and hence contribute to paying off debt.

Costs (including Costs will be met by development. present and future costs, direct, indirect and contingent costs)

Assessment of cost - Effective in that it provides opportunity to gain additional! effectiveness for development at Omokoroa which in turn will help to take the households and pressure off property rates. businesses

Other implications --· --

Option 8 (If applicable) I Do not proceed with a SHA for Omokoroa

Benefits in terms of Less competition for existing developers at Omokoroa. the present and future interests of the District taking a sustainable development approach ------------ --Costs (Including By Council not declaring an SHA leaves it open for develope] present and future to apply independent of Council . costs, direct, indirect and contingent costs)

r-- ----------- ·- - -~ ----- -- --- ------Assessment of cost Not effective for managing the future development of · effectiveness for Omokoroa. I households and ! businesses

what development will occur on the peninsula. J - ------ - ... - --- - ..--.~--.,-...-. ~--~-~------- .. . ~ - ------ - - - - - - --

3. Statutory Compliance

·nte rerornrm,ndC>tion~; rneE:t thP requin->fltPntc, of ihr> Hm tSII19 /l.< cord nltd ~~peuCi l

tlfHI'>ItlY /~H>ac, /l.rt

103Date Subject

44 TIACHME Tf.§ 19 November 2014 Open Session Omokoroa Special Housing Area Approval

4. Funding/ Budget Implications r----------------~------------------------------------------.

Budget Funding Information

Relevant Detail

Within current work programme and budget.

s. Significance Assessment

The Local Government Act 2002 requires a formal assessment of the significance of matters and decisions in this report against Council's Significance Policy. In making this formal assessment there is no intention to assess the importance of this item to individuals, groups, or agencies within the community and it is acknowledged that all reports have a high degree of importance to those affected by Council decisions.

-] Not Significant Reason

Not Significant This item does not trigger Council's policy on significance.

6. Consultation and Communication

Consultation occurred as outlined in the 1.2 and 1.3 above.

t. t• .,, . 'r'

10445 JTACHME

Western Bay of Plenty Housing Accord- Special Housing Area

Location Summary

Recommended Tran~h~--+---------- __ ______ . ___ . _] SHA Name

1

Omokoroa · --

Property Address Omokoroa Road, Omokoroa. See legal parcel information below.

Approximate Size 75.6ha gross (35 net for housing, 8 net for other activities) -- ,----- -• -·-

Local Board Omokoroa Community Board

Landowner Multiple

Developer Expressions of interest from three developers, but no developer selected at this time. The most likely land to be used initially is Council-owned, thus Council is yet to decide what role it wishes to take prior to going to the market.

···-SHA Request Received Initiated by Council.

Brownfield/Greenfield Greenfield

Approximate Yield 580 dwell ings

Qualifying Development Criteria • Development t o be in accord with the Western Bay of Plenty District Plan's medium density

residential provisions. This sets out the requirements for heights of buildings ( 9m, max 2 story character), lot sizes (max average 400m2

), yards and other urban design controls.

J

• The density of a maximum average of 400m2 allows the provision of smaller lots, thus allowing developers to offset the cost of providing affordable sections against other sections in the development.

The median house price for the f inal quarter of 2013 was $325,000. The mortgage payment ' required to service a median-priced home in the District exceeds SO% of the weekly take home pay for an individual (Source: Western BOP Housing Accord).

• Affordable housing is to comprise a minimum of SO% of total stock of a development with a

maximum land and house price of $350.000. The figure of $350,000 is chosen because it aligns (though slightly higher) to the median price referred to above, and that developments in Ornokoroa cater for the higher price brackets with no developments catering for the lower price range of housing. Marketing in Omokoroa for two current developments advertise start points of $360,000. The areas likely to be developed first (because of proximity to infra!.tructure) are Council-owned. In its research for the Special Housing Area

L___ ~:~~~:~;:~~:~e~ec~~~~~~~~9n~ f~~:~~:~~:,e~~-~~~~;~ic:~~oin~ ~f ~~~~~00 was teasibl~ it__j

r---- ·- - ··-- ---·· -··-· - -.- -1 Legal information per· parcel ·~---- - ------~---~ - .. - -- ·~- -- ,---~~ ---le~~J -~-~~crip~~!l ~e_rtifi~_ate ?f T~t l e Lot !!2~Sh_?21t4 Sl\~~~~~ I ot J DPS 4524 S/1.24A/1 no . . P;:rt Allot ?47 It" P1111 <1 I'Sii

l r•i ! IW 3!1 / ~d~

[ I c,! I f)!' ~II / tj V,

\f',Jrt In! Ill!"• l.:n!4

-• A~O}f 1 3Y 2'J2l::l(l 29.lg1

i ~ i\ 1~ lll!/t3~;,1

1 ~·i~~·••!il>I ; l 'i. Otl 'l~ I (11/l 10

I j _:1fJ99 !.l 3HB!J

~ O.Fl~(

10546

r--· -----·--~- ·-- - --- ---------Section 1 SO 348720 246522 2.0061 ---Part Lot 1 DPS 65560 SASZD/195 2.6623 --- . -~ .. . · -Part lot 3 DPS 68314 SA54D/455 7.2312 --Part lot 2 DPS 65560 SASZD/19~-- 9.8971 --lot 2 DPS 67533 SA54A/874 2.1485 lot 1 DPS 29552 SA26D/929 13.6818 -Part lot 1 DPS 16684 SA50A/597 3.0569 lot 1 DPS 61801 SA50A/596 1.0000 -Lot 1 DPS 21267 SA21B/116 0.5937

lot 2 DPS 29552 SA26D/930 2.5000 lot 3 DPS 29552 SA26D/931 12.7000

lot 2 DPS 41630 SA36D/621 2.3450 lot 1 DPS 67533 SA54A/873 0.2155 Part lot 1 DPS 11439 SA54A/874 0.6827

j Criteria ____ Summary Notes I

l

1 Consistent with WBoP Housing Yes I Accord Alignment with district plan Not currently-

multiple zones: Density Residentia l Zone provisions of Commercial, Light

SHA will be consistent with the Medium I the District Plan.

Industrial, and Future Urban. --

Consistency with RPS and other Yes strategies Infrastructure Yes availability/readiness, includ ing available capacity

' I

I I I

~ Within urban limits as defined by the RPS and consistent with SmartGrowth. I Omokoroa has a Structure Plan that is I contained in the District Plan that shows I through the use of maps and a schedule the capital work projects, costs, and I t iming of providing infrastructure. This in turn is used to calculate financial contributions throllgh the Annua l Plan process. Wastewater will need to connect to the central pump station located on the eastern boundary of the SHA. Water supply is available with (opatity from a main located along Omokoroa Road. Stormwa e t will need to b~ 11 1a nag~d on

1 site and using the adjoining gully J net":'ork ( a~ per the Development Cncle) : \feluc IE- orce:;~ Will n<:ed to ht: p 1 Oll tdc,ri I i lu On .ctl..(l tcJri Hr.c.~d.

1 ~ I I?: ( IHJIH' il i'> irwohlh-!\'.ll (h r'.l/1 h

lr~.:t;arrl lf l~ '>oiPty tmpro\JrlltPfl l ~ tu 11 ... •,lj

1 ~; huoi'.: \.Ptmt t ll ~ v1ililll ll' '"' lt-l· •l!t ,;( I! ' · ·- -- . . - . ~ .

I I

I I

10647

TIACHMENT~

[

-- - - ---------_-_------ --- -----------~--------~~~f~r-o--m---M~~o~E~r~e~g~a-r-d~i-n_g ___ a_r_e_v--i-e~w~-o-f~~~~~-~-l schooling needs on the peninsular as I part of a wider study on the northern corridor.

lwi views Yes lwi were extensively consulted as part of

Land ownership requests and Yes views

preparing the Structure Plan for Omokoroa of which this area is part of, and also as part of establishing this SHA. As a consequence specific earthworks protocols are contained in the District Plan for Omokoroa.

I Between the Railway and Prole Road, 6 of the 10 titles are owned by Council covering 2Sha of the 36ha. All

I landowners were contacted by letter and most attended a meeting to discuss i the implications. 1------------------------,_ _ _____________ ~---~--------------------~

Loca l Board views

Demand to build

Demand for housing

Yes

Yes

Yes

Supportive __ _

Omokoroa is growing from a village of 2,000 people to a town of 12,000. Thus because of the small size of the village, supply is limited, particularly for affordable housing. (see comments in next box below).

Omokoroa development to date has largely been upper middle to high priced

sections and properties because of the extensive views that are available. There is a lack of lower-priced properties to cater for that end of the market, particularly for young families and

'---· ---------------- -'·- ~ ·---·----- -j

couples wanting to start on the housing ladder, as well as older people seeking to downsize.

Comments ~------ ·--~--------··· --- ---·~------~

Reasons for using SHA process The HASHA process is more cost- effective than

the standard plan change process and enables Council to change the planning regime for

..

l<illllittl,l Uhtr)t y

I Ornokoroa to make development more viable. This includes reviewi11g the Structure Plan to I reduce financial contributions. possibly r hange 1

I the sile and locat ion of t he> pr opo~ed town I 1 r.Pntre . ?.nd fafilitat f' t he df' vf loprnent of

I affordr~hlf' twu!>irw thol 11as not bi('E>H ;:v~ li <J h l t> II; I the ma t l<f>l in Oa nokoro.'J to da tP I I O r • roh ur oil t;a~l;~.,n i.dt ntifit-'d ~ •• u ~·_;owth 11mh: 1

I for llan ny der advc. l ht!. 1/VI'lS ll'li <:~hh: !1.1 Itt

I r•'<l li ,,t f- lltnti l llw ,.,., ,,, r.t wrlsl!•w<•tu t1is p•·~~<!

Wol' · II •,ol\wd f hi• Wtl. i:IC h it'VI•d If I IOU!> whu a ,,

10748 ATTACHMENT[§]

......

~--·----· ----· ...... --···---·-·-··--- --·---~--- ... -----·----~----·-------- -~-... --~-

Consultation

I Reviewed by: Site visit: -Transport Storm water Waste water/water Open space

pipeline was constructed to Tauranga. Consultation was undertaken with the community through the following: letters to directly affected and adjoining landowners; landowner meeting to discuss implications; two community meetings to discuss implications; meetings/discussions with key developers at Omokoroa; an interactive page on Council's website where individuals could post their comments, and including staff responses where appropriate; and written comments from individuals Ten others also sought clarification on various matters but did not submit any comments.

-I Resource Management Manager: P Martelli

Group Manager engineering: G Allis Group Manager engineering: G Allis Group Manager engineering: G Allis Group Manager engineering: G Allis

10849

( .~

\ \

I \ /

Su.iile /1.5 1 10.00()' - M~tr:r ~

L .. : 0 50 !00 200 300 400 ~ --·- --~-- ~,_ .. _ Jj_ .,. ___ -·~' .

PROP~s::~~;~~~0Ro~ Sl -nAi~- r-~ J IJI•'! ' J \f,fi.Jjlf \h.~l HirJl;,ipV>lnt•!'fHP:" :;pl r 1< I Ho1J::H1p / .1< ii rmrd 1 1; il· i:t /IIW/ !1 14

10950 ATTACHMENT[]

September 2014 Omokoroa Omelette Article

Special Housing Area Opportunity for Omokof'oa

Omokoroa is the first area in the Western Bay that will be designated as a Special Housing Area under the Housing Accord signed in August between the Western Bay of Plenty District Council and Centra l Government.

The area Council is considering for a Special Housing Area (SHA) is the land between the State Highway and the railway, adjoining the northern side of Omokoroa Road. This area is shown on the map on the opposite page.

Letters have been sent to landowners inside and adjoining the proposed area.

Under the Housing Accords and Special Housing Areas Act 201.3; Special Housing Areas can be established to provide for the fast-tracking of new housing to the market.

Under the Accord Council has the power to streamline resource consent approvals thus allowing consents to be processed faster than under the standard provisions of the Resource Management Act

Omokoroa is one of the District's growth areas in which Council has already invested substantial infrastructure to cater for a future population capacity of 12,000.

The development of a special housing area in Omokoroa will complement the current higher priced developments on the peninsular by making purchasing a home more feasible for a wider range of people, including first home buyers and those on low and medium incomes.

Among the benefits of this SHA will be the broadening of the ratepayer base and the ability to recoup the costs spent on infrastructure. It also gives Council the opportunity to sell some of its land to assist in recovering costs.

'Affordable housing' in the Omokoroa context does not mean low cost or social housing. It will provide housing that is contemporary, affordable and accessible to a wider range of buyers.

Any development in the special housing area must meet the provisions of the Accord Act in order to use the fast-tracked and more permissive planning and consenting processes.

Another benefit of the Accord is that Council is in control of where special housing areas are created and what rules apply to developments within those areas. This is important to ensure that there are quality developments in the right location.

Developments must be predominantly residential and Council intends to apply the medium density residential provisions of the District Plan which have a high level of urban design control.

More information can be found www. westerr1Qa y.gu)LL nz/l1avevour sayJ omokoroa~tu:~.

on Council's website at

This wehrage also allows yCJil to provide commt>nt·~ i'lnd t· k~-> part in a forum discussion. A.!ternatively you tan write to Phill ip ~1ar to::lli at ( oum il nt ern oil him at Phillip . nt~rttlli@Wt~sternl!iN . guyt ,rJt

I HI! II'•' Ill l <j

l'ltll!il· r• H IH '·I>''! I It II• oll'·.hrq r-i• . I ri<Jt · l n t j

I 'II' ! Jo /·. l -~I I I l'

11051

heatherfrugaiiS Nov 2014, 06:09PM

ATTACHMEN ·d J.(;t-~I\IIL N'l

Throughout NZ we are using very good agricultural & horticultural land for housing. the sooner we stop doing this and develop a viable & socially acceptable style of housing that uses a minimum of productive land the better. I a!,>ree that this housing area ought to be nearer the city. because if people are environmentally and/or budget conscious they need to be able to cycle or use public. transport to move about. Please look at the Stonefields development in Mt Wellington Auckland, they have turned a dis-used quarry into a marvelous housing area. The planning has won awards, each street has it's own or a nearby green space, the storm-water is aU contained in the subdivision and used to create ponds, wild-life refuge areas, as well as cycleways etc.Ail with a brand new absolutely TOP school, that people arc vying to get their children into. As the "baby boomers" age they will not want big houses and sections .... .in time there will be a surplus of family homes because the birth rate has dropped and is still dropping .... it is these homes that once belonged to the baby boomers that the young fam il ies will fill..provided they can aftl1rd them! Although the popularity of the Bay of Plenty as a wonderful place to live & retire to will possibly upset this scenatio .. .Jikewise if immigration continues to climb, the balance will be upset. Sooner or later NZ needs to stop tilling it's open space with buildings and compress the people into a tighter space. Look at Britain/UK, with a much larger population than ours they have kept their countryside .. I admit they have not housed their people perfectly. Surely NZ could learn from their mistakes and achieve the right balance ... keeping our country as the food bowl of the world. Statistics: UK 243,610 sq km Population 64.1 million NZ 268,021 sq km Population 4.47 million

Food for thought??

spinne)'hill 26 S c.•p 2U14., J l :50 AM Can you please say whut density nf housing is ex pct:ted ? Alsn \vhat arrangements will be made fi1 r the dangerous turn-uflli>om SJ 12 which \'\' ill pn::'umahly st't:' a higher tra ff k V!llume with nm l't' resicknts?

PhiUip Madtlli lhM •t!lu. lviwWt?.ttm nl l\,1a l i:t~!.~e f \h' ·: ~tc.tn B< II' I >i)'! ll l t

I 11!11 willl'.l 4 ld 10 t t ()1) Oh /\f\'1

11152 ITACHME T~

v. ,.,Li' JIJ~LN't The density proposed is the same as provided fcx in the Medium Density Residential Zone (nnw available on this webpagc). The expected density will he between 15-20 dwellings per hectare. With regard to the intersection of Omokoroa and SH2, NZTA (controller of the SH} is cum:ntly looking at improvements from the Wairoa Bridge to Katikati , and this intersection is on the list. Phillip MarteJii WBOPDC.

sandra-bruce 19 Oct 2014, 10:42 AM While the 'expectation' of the Council is 15-20 houses per hectare, the Medium Density Residential Zone infbrmation refer: to 'not more than' one dwelling per 250m2. This is 40 dwellings per hectare.

Phillip l\lartelli-Resource Management Manager Western BOP District Council21 Oct 2014, 0!:!:13 AM Not quite. It is not a direct conversion of 250m2 lots to the hectare. The conversion needs to take into account the likes of roads, stonnwater drainage, and reserves which can use up to half of the land supply.

sandra-bruce 19 Oct 2014, 11:05 AM Also, check out the housing ac<..'.Ord agreement. the tota1 estimated number of dwellings is '350 - 500, depending on final design and density achieved.' This is in the footnote under the table, and a much greater number than the WBOPDC talked of at the community meeting.

Phillip .Martelli-Resource Management Manager Westem BOP District Council21 Oct 2014, 08:13 AM The number referred to at the meeting is thr the fi rst 2 years of the Acc.ord . 11te tigure 350-500 is what the number could be if the total area was converted to housing.

Roger 29 Sep 2014, 11:54 AM What is the cost to us to put all the infrastructure in? I hope we are not going to get another hint on the land scape ie Victora Key

Ab'Tee (2)

Disagree( 1 )

Ph illip Mar tclli-Reso un.:t: Management Manager Western BOP District Council 09 Ot:t 2014, 08:58AM The cost wi ll he met hy the develope!, including cnntrih tl tiom: IP inti'astruct un: al ready construdcd. Phill ip Martelli . WROPDC

l{o~er 09 Oct 2UI4, J I :!H 1\ M J d<,n't ~: ~.::cIlia! 111crc 1~ nny infiTIStnldlllt in thai urea. hut dun 't Wt' h <lVt' ihl

i'll~ l • d :-tnnn \'1. a l ~i ouh id ~: t lw dli\ d np ' I:- \II ea?? & vhat is happl.n ili!J ;~h. 1UI

:ww•l~.t' twalllrl'ltt'!'.''l

l'hmi11 M:uadti l<t..,~>tu~·( · 1\l:H ta)wtll tl l! rv1:1n:wu \Vt!:kn' HIH' Di'; t i• t l ~t UIWdf11 )(), _,(!I· J. Il \~,J\t-.1

11253 ACH

Storm water can be Jllanaged onsite through the likes of detention ponds. Sewerage will have to be pumped to the main pump station behind the Omokoroa Hall.

Roger 09 Oct 2014, 1 2:58 PM

E

l11at means that all change on the Sewerage, we were told that it was tor us & no others. That when stage 2 comes in they would not go on our system.

Phillip l\1artelli-Resource Management Manager Western BOP District Council13 Oct 2014,07:27 AM The Wastewater system is designed for the whole of the peninsula (from SH2 ) and includes Stage 1 (Railway to the point plus land on the SH side currently zoned for urban purposes) and Stage 2 which is the remainder from the SH to the railway).

rainbow 14 Oct 2014, 12:01 PM May be if the developer completed the Victoria Key's project both you Roger and the residents might be happier.

youngsonresident 28 Sep 2014,06:46 AM Does this mean the surrounding area cDuld become sub-dividable?

Phillip Martclli-Resnurce Management Manager Western BOP District Council 09 Oct 20 14,09:01 AM There will be no changes to the zoning and therefore subdivision of the surrounding area. However once the special housing area is full then Council will look at zoning more land for subdivision. Phillip Martelli WBOPDC

poppy 04 Oct 2014~ 02:20PM Tc Puna should be the area for this development as it is a closer commute to Tauranga and lessens the congestion further out and as an extention ofTauranga City it can be included in the the public transport timetable as the owners of these properties after their builds may rely on public transport at times and will be handier to Bethlehem shopping and police response time when needed. Omnkoroa is more isolated . longer trek to facilities. supennarkets etc and gning hy the map properties will be closer to horticultural operations which will he a concern fiJr nwncrs with commercial crnp . praying litera ll y nvcr the had fem:t:

.Jorcl~·n Wirm ood CH Ort 20 14, 07:1 7 AM I am ~urpri scd and disappuintcd to tl'l.ld that Omoknron ll a:-: hl'cll d~t~scn in ptdcJCilH' io ., c Ptuw as a designated itn:a li n hn mc 1csidc:ntial dt:vclopmcnt ! I lnH,knn'a is so liu fh lln Tmmm g,H Ci ty wi th eyual disi<HH'l' to n:w:h k;il i Kat i h HVIl n-:ntn; 110 jnh liiJ (lOI Wnilit;~ ami u lo11g di~.tam c In dii\T on ;; d anger ou~ wml lu 1 t:iit.:h H lt ywh~:lt.

r lnto~ n1oa 1, .. ., lil~·i l ilil'" ' ' ' l i! d t at Jlll·~;,_ nt ..... ntd lw d\.'. ·u ilwd H., pri mi livt· nl ht:st ! ·1 t.'

J' l lllilttlltiH.' nlht'l ltfll•ll i.: thl.' llCX I Slihll h uut fi ·•HI! lh.~tiJJdu.:m ·wht•n- ;11Jialilitirs Dil'

ic , piau 1!11 i!.ltm!h e.lipi11l:--illll arotttt1llhat m~:<l. l t amH•I undet :.l it iHl v~ •m dtci~- i n11 !

11354 A

Agree (3)

Roya129 Sl'p 2014, 12:58 PM People might be able to afford the special llousmg. but they wiJJ never aft(mi the higher rates in Omokoroa. it's dearer than when I lived in Auckland.

Agree (1)

Kahu 27 Sep 2014. 03:02 PM Please con-ect spelling. Nut ''Spacial" (it is likely to be any thing but spacious)

Agree (I)

11455 ITACHME T[ill ~11hrnission to the Western !lay of Pllmtv llistrirt Co~~~~ilj j LJ 'ME IV !

Plan Changes regarding the New tiousing Accord liroposa s. · ·

Mrs. Miriam Taris

Tht> area origindlly zoned commercial by the recognised professionals in town planning. Beca Carter,

i~ ~till the logical zoning. Indeed, recently asking Mr~ Christine Ralfe - CfO Beca Carters in Tauranga

- why it was designated so, she promptly replied ''Logic; it is the obvious place"

1} Central, only a kilometre from State Highway Two.

2) There is a large area opposite, SO-· 60 hectares of the most stwming residential housing in New Zealand . looking West to the Coromandel and the Kaimai's and East to Mount

Maunganui and White Island.

3) Many re!>idents will be able to w~lk to the Superrnatket .

A few years ago three or four cars roared in. Mr. Martelli and 7-8 Councillors spilled out. He said

"We have come to look around your orchard". So I took them up a very steep bank to view the lower end of the Orchard where the Shopping Centre cou ld be established. Two Lakes at right angles, one to the West, One to the E:ast, with 2 smaller ones which could easily be formed and fenced off for a Native Reserve. The Conservation Department have already offered to pay for that fencing. Adjacent to the two f01mer larger lakes would be the social hub of the whole township; with its Cafes, Coffee

Shops, lunch Bars, Restaurants and some Retail shops in the most magic settings. The creative

potential here is epic; l:.'-@1 talented planne!sJ

Indeed it continuously reminds me of my year in london, with IBM, scarpering for summer weekends to Maidenhead, a beautiful area along the banks of the Thames. staying with family

friends in theit charllling, thatched 300 year old cottage, with the lawn running down to the River . M ost eat outside in the warm evenings overlooking the river, sparkling under the tall antique black steel lights be low which wild ducks, swans and water fowl cavorted endlessly, chasing whatever

thrown to them or inspects or sprats attracted by the light; plus the echoe!. of chatter and laughter

from neighbouring houses, bars and restaurants. The river reflections stunning and !'.parkling as far as one could ~ee, Fairyland. Said to Mr. Martelli "It doesn't get any better than that". Implying that something similar with the right people, dev<'lopers and town planners, (IMPORT THEM IF NECESSARY!)it (Ould happen here. WHY NOT? He rather scornfully said "My wife and I have done our or, in six weeks''. "Hell! '' I would probably have o11ly just made it to La Pal by then Having

boarded the last Passenger Ship to leave our shores for good. Progress is fur positive people. N<>"ivt:! tHJreauuacy impedes flare and progress.

Walking bark lo tlteir < <lfs; Mr . P;wl Thom<~5, C ounr illor ftom ·re Puke and Vrre Chairman. said "lhE pol nlicJIIu:> rt• is unlirnitt'd" .. ~mnetirne litter . Mr BlcJise Willianr:, drove in to hav£• a louk too So tuok him around hut una different route to I he r-ncl uf the On haul and barli; ht too :>did: ''The p(ltentinl here is unl imiterl".

While Mel (Jtllt l• li I'Hli iPtt ie!. w<.:.re lt~re. we had o tllti:- llflb with Senior lnwu rl ~l<iff H• th f:' t fO'~

offH f> mlatu<lllga i> hout whrthlhPy were no! ve ry m1pn·~~r·d 1\flpr we rt'IWHt:d hPH " '"'Y a!:>h·d t!

thcrt. Wf r£· ;wy ut lar dt:•v~:>lnprm~l!t5 in !ht.: iilh\, I ! .• ml "Vl''>. r..mv 1111 r.lliw11tlw rued' ~P tr,ol; thPn• dov;tn to tynl<"V l't:H I· W1th in /1• r r •"t•~r· of d ;i ''" ' ~ 11111,, y ~c< i d. 'Th i~. i:·l·ll ~cru JU;!Ir, !Ius i:, il l tly third to~lc·. ,1uvwh( If' t l•.t :> '• ttiPI •I. lh•·n•lo !lu 111 w ll• ·t lddtt•IJI l .. wn<iiiJ• '' lh·llll i ' l'· l'./n!•r. \'>'l•ll rhd

rhi,,'. liytt.: l lf·H~' I• ! · "" lot•llll! ,,, "!' It• tl1• I A·~ • ~.ufuliVIW•r• tr• l i t~· H r 1!-ll •. idr ~~: I ll o• "" unlv ''l'll!11' •;•1IH HI'· !II!'h,<~I I ••Hl < tll·tp l !ild '\flilll,dwr· .. litt!fl.,!it·tllltf•!ii!Pt•ly• <nndr,;>i,· ~ .. tut

II.! P I hrl,'l' tlll•!l'll .11,;11_lliil"wtt_:h i!w ~olmrldoill<t 1 ,; rttn;. I.Hu " "~'" P•: ':t!ith• Hr1:i 'h-'v !w<· tlt•flh·

11556 CHMENT~

~liiJIIIi~sicmto the We IPrn Bay of Plenty Di !>tric t (OIJO\ ill r li ' I h nL U" Plan C:hanges regarding the New Housing Accord rbpt#Sa stJVI r I ~ I

Mts. Miriam Taris

tlw new <KCP!>S road across the gully to the Paul Adam's Bethlehem Subdivision, which is a b1lhon times better than anything I have seen in the Western Bay of Plenty District. Superb Pay neanuts you gPt monkey.s

Sadly, there is ldck of experiente and ex!Jerti!>e at the Western Bay of Plenty Distnct Council to get

it right. Some years. ago on route to Auckland, I detoured at the Bombay Hills, towards Pukekohe, to il McCor.nell Properties' completed development, prior to any house building. They had built a nice lake - st ill ernrty -· everything else had been completE>d One could instantly see why they were appalled at lynlfy Park WHEN YOU PAY PEANUTS YOU GfT MONfi<V. It is just !>O bac; ic it 11ever rhanges, it's that simpiP.

I have seen in Petersf1eld · lngland: quality, smart, two storey, double brick wa lls, find tile roofed, back to back housing, two adjoining houses with small gardens. Most attractive. '10- 15 of one design, then another set of a d1fferent design. light years ahead of New Zealand. One saw similar housing development in Holland, only this time, 4 in 1 house/apartments Single storey housing is extravagant .

So three inde>pendent people, Messrs Martelli and Williallls, and Mrs. Christine Ralfe, all on the same wave length, lAnlirnited potential ami the logical posit ioning of the Township. They l:annot all be wrong.

Now Mr. Martelli seeks to change it all He has been involved since the inception of the original

plam, one asks why didn't he express his oppo5ition then? Nothing of any consequence has happened exct!pt denser hou!>ing. Logic never cha nges. Indeed. It is of huge signifirance here betause th is new accord housing need only encircle the presently zoned commercial township, which can only be logital

Now rVl r. Martel li want~ 2 or 3 shopping areas, which total ly denies the sacwsanrt dictum of " retai l dogma'' tlen!.e foot traffic. Slatlered shopping will only increase its inefficiency thereby driving shoppers l.Jack onto th(' highway to Tauranga .

Yours fa rthfullv

Ill lOi i ll tdl

'lClil C lr>~ u k<ll (•.: Hd

i ; l•!

} y l ( •

11657

LY 1\J LE . ' PA H J<.

Phillip Martelli Wcstem Bay of Plenty District Council Tauranga

Dear Phillip

Rt:; SJlecial \fousinc Area Onnorlunitv for Omokorua.

TIACHME T~

Durham Property Investments support the SmartGrowtli Strategy in particular in relation to Omokoroa and enjoy the relationship we ha\·e with Council in our !>hared \>ision for the area. Omokoma is a rich resource and with careful management is able lO be both enhanced fen the existing population and also shared by a gr~ater population. More tha11 just 'Property Developers' in Omokoroa we are residents and kno"\ first-hand the unique nat11re <'f th community and environment that makes Omoko10a so spt"cial.

We know the importance of 'getting things right' to avoid anything detrimental to the community a.:; we only get one chance at this. We would be the first to admit we didn't get the ii"ontage of Lynley Park with Omokoroa Road quite right. While ""e're proud of our entrance \\a) s, in hind-sight we probably s.hould have plantt:d and prult:ded hedges in. tcad of allowing ad hot fencing. Fortunate)) Council':; own planting vi11 soon hide this, hut hopefull) \H' have learnt from our mistake .

Oanolutroa Road

( >mokowa Road is the entrance wad 'cntram:~ :tatemtlnt' to the ( hnokoma < ·ommunity. It establishes some of the \'alues and Jh!l nf the community. The appropriate th;velopment of< hnokorua Road and its border~ is <:ntcial fi>r the t·ommunit). In the past a 'boulevard of tre~s· WitS proposed to rdlect the upen 'green' ll~cl of a community with 1 ural roots. While this might not lw appropriate along tht: \!ntin· lt:ngth of Unwto10a Road \\here vic\.>. shaft<: are a priority. it is in keeping. with the l 'ommunit~. \!.,'}tile Omokmoa RonJ nel."ds \1• rcmai11 a minimum access n1ad the t·tle~·t i'l that hornt:s then had; IJlltO Om• •l;moa Road To a\·oid ad hoi.' fe:win!! aloug On,oJ..,,wa Rnad csptda!l~ of<~ type as:odakd wiih 'ait(•rdahlc housing' appropriah. S\."1 wniug to complimu1t tlw houle\ ani of 11\'e:­

nc~·tb to b~: t:mplo) ·d. ·1 !lis \\0\lld prdcrHbly hi.' hl.'dt-! irw ''I 1 pl;mkd h;md out could b' a uoiltlllll wall. I hi'!< IW'" d~ ll, lw t•ddt\', ~l d \'\t'll it r orrnullt:.id t"lll ia l dt·\elopnH>HI ~''· nua·d tl" • •1il own ~ J>p::riuwt" h:.s ~·.hmvn

11758

( 'ustilag

House:

ATTACHM • /• ( I IMl t IL . ' t\ ·I I lr ,, I

Taking as an example an entry lcn:l tv.o b~droom plus ofticc doubk ga.agt:' (living in Otnokorns W{IU!d necessitate 2 l'ar:) home· nf 140m2 on a 400m2 st:clion.

I he construction en. 1 of the dwelling inrludint! lands~aping. fencing and drivt.~\Va) $::!30.000

Land: ro come in at or w1der !b350,000 f(ll house and land the co ·t of the de\ eloped section -would need to be S I 20,000 or less includinl,! Wrt. rouncil's financia1contrihutions ar~ S,48.416.61 including GS l per lot plus Reserve Fund Contribution of 5Jll% on say land value~ 120,000 is $6,900 including GSl gi' ing a total contrihutiou to Council t,f $55,300. Council may choose 10 reduce these contrihutions hut this would be contrary to Council's objective of debt redm:tinn through devdopmcnt. Cost of servicing would ht: at least $40,000 per lot including consultants fees, earthworks, removal of orchards, sewer pump stations (due to low I) ing land relati\"e main pump station) and ground contamination reports etc. But doesn't include the cost of screening from Omokoroa Road. Original land costs say $400.000 plus GST per hectare. For a 400m2 lot that's 20 lnts per hectare including roading giving an undeveloped land value per lot of $20.(100. At $120.000 this leaves $4.700 profit margin fbr a developer \\~thout alto ving for holding costs .

Tht margin 'ers~s risk just doesn't \\ork ·o either the price point for house and land n~ds to increase or costs ueet.lto come dm\11. The allowance tor the dwelling won't move much as this i!­alrcady a relatiYcly low co.L Thl;! servh.:iug costs are likely to increase rather than dcl:rcase. The land cost is relatively low leaving only Council contributions and reserve fund contributions. As developers we have hrcn struggling with the high cost of Council contributions fur a while and would suppot1 a drop in colllributions to encourage development hut not just for the Special Howing Area but actoss all development. We would strongly oppose a reduction in Ievie~ for tlw Special Housing Area without a reductio1J fot oun~lvcs given our current struggle to make development viable in Western Ba:y of' Plenty largely due to Council contributions. Altemativdy if lower occupanq ('ould be proYcn (a · \Vith retirement type dcvelt,pmenL) tlteu a rt>duction could h~:'

mude to le\·ies pw-rata. llowev('r this isn't consistent \'l-ith the purpuse of Sp~dul llou'!>ing Ar~..~~l.

Affm·dahle Housing

A ffoniahlc Housing needs to ta~.e inlo nmsideration th~ wl11ll.: uf lin: and l:OSI oflidng of the ocl'upants. This indudes transport, schooling. r~·cn:ation . servkes. employment etc. All nfthese are \ery limited in Omnl,oma. Oilen.'\flC.)tdahlc Housing is ·imply a cheap plal'e toliw relative to m·cessities. B 'cause ' f it'5 relati n.:ly i~nhtt ,d l{lCaljon and high rates Omokowa d<>esn't t11 th~ criteria Onwkowa ha: ah\a. !"- betl\ lllife.-tyk ·hoi\:c 11ot an a!TonJahility rhoicl'. I r ~call sornL~orw telling me )l'1HS ago thai i11 tough timt>~ re;ll estate :-;ak~ in Omokoroa drop bt;•r aus~.· IIC' mw want:-> io

P<i} H.1r tl1t p tn1l to Cllllll.' oul hl'lC I \ ~· n il afthniahlt htlltsiug \ ·l:H: availahlt in ( >nwtorna it \\(lllkltl!lly LK' <lll{lfd tll.le lilr the.: filS! llll)'t"lS \Ito \\llli ld :hl,;'ll sdl rot a plufil. IlK uul) w:t)

;Jffi•tdnhk huu:-.iu~; \\nuld !->la~ affor lahll i11 Omll!.onn-J \\ o,!ld ht' if th,· :dll.tflhthk htnt. iklt! 'pt1i:~1111ed' !hi.' tt:sl nl 1!11:· hll.llnmrl, "i II' k<"t"J"> pJi,·,- h '\ '

I )J!IHI.IIIHi\ (ulltil!l l,· ip ••ll il;l d Jdi n·d "' ·,t'li' i pln• d t•··p ,\,, l!I HJ l h. t' "i '• ~' •"' illtlii~'lni II.

I lq,., ),ollll;l duv In lh• I>: rlltnl< I J.~ ~,l- •' h •.., !n-,j II• II! <' hli;\, Pl l!:n ~·l ou In\' h1 Jlln l l : liP 1'11"1'•111•. '

h qlliH" illl Hf\ 1<\!llll• ol II 1h1 , ;lJ I• oft t'i< • h) fh••' l I< l!!•'tf [\ io•! u!l! .'l !h• lllia.•.) 'J! I' Jill f;;

-'IO,, li, l ~; >t i o>n , )oifid•H o' !h,. 1 Iii• I ' ·HI ll!cfo l dio.pfit,,I~•IJ!IJIIJ'P'<Jtilll ' lh ~;j f ~•·l' .! 11! iLilO"I,loP

11859 ATTACHME~T[I 1d ! !: ( :1-11\~f-ITt

area. Th~y also lit well with th~ c"iisting populijtion and the pas~ivc l ~:t:rcation that ah.Hmd~ in Omulwroa. \Ve have rcalisL~ll thi<i om·s~:h-cs and Lynlt:'y J>ark is nnw developing the \Vatervi~:w E~tak unit d~\dopmem. Whilt: 1101 uflicially a r.;tirement villagi., its focus i:- on r~:tirement age residents. Initial enquir)· h~ heen guod and we hope to huild th~: first units early in the new year. Rt:tircment typ.: gatt:d.communitil".- wht:ll set amung mmnal residential d~vel(lpments h~Jp to meet tln.' overall densities Council hope:- to a ·hie\·e. ·1 ht>y art' also able tu leg.itimatt'iy attract lo\\er Council contributions due to lower occupancy and vehicle movements etc and so are easier to adtit:\'c n prniit fhr devclop(·rs. Jn reality even if a Spccialllousing Area did gu ahead uuless it excluded retirement age it would probahly attract the retired rather than first home buyers nr low im:ome ~.;arners. Also a gated community surh as Waterview Estate isn't allowed to restrict ou tht: basis of age despite its retirement focus and tht' afrordahle hou ·ing it ()fiers is open to first home buyers or to those on a lo\\ to medium income provided they meet the nther criteria nf the hociy corporate.

Conclusion

While I appreciate the pressure~ Coum:il is under to achieve the goals of the Smat1Growlh Strategy I do not believe the Special Housing Area will achieve these goals and if it did the type of cost cutting involved would likely hann the existing Omokorua community. The alternative would he to allo\v and foster u natural grO\\·th in n:tiremcnt type communities within larget residential areas. Thi- would a~hii:.'\'C the rcsic.kntial density CoLUldl is seekinv. without changing the dynamics of the community.

I um not opposl?u to aftordahlc hou:-ing but recogni~c it requires ~ardul planning of \\hole or life' facilitie~ to avoid some of the negatives a~socinted with and e\ ~n furct'd t)n low income familie ·. Omokoroa just doe:-. not offer tho!>e f~dlities .

Yours faithfully

PH l'aim~r (l'hillipl l )irect<IJ

11960 ACHMENT [ill

-r~ I 1 AI :HMf_,f i! Phillip Martelli

from: Richard Coles. <Richard.Coles@boffamiskell.co.nz> T11ursday, 6 November 2014 8:13 AM Sent:

To: Phillip Martelli Cc: Subject:

Dave Morton; bob.turner@xtra.co.nz; Roger Coles; richcnz@icloud com RDB Ltd Submission Re SHA Omokoroa

Philip,

ROB generally supports a SHA overlay at the land at Omokoroa but has the following comments.

1. ROB do not support a zone change that may change the zoning of the land from Commercial to Residentiat but do support a SHA overlay and the options of medium density housing and/or mixed use land use opportunities.

2. ROB would like to be consulted on how the SHA may rote out. We have some ideas that may assist Council including servicing the land. ROB would be reluctant to be the last piece in the jigsaw puzzle and having to hold the land for extended periods of time.

3. ROB has owned the land at 412 Omokoroa for over 7 years and is now looking at opportunities for site development but also the option of selling the property.

4. ROB are supportive of urban development growth at Omokoroa. 5. Improving the State Highway access would assist accelerating growth opportunities.

I am on vacation for 10 days and back on the 11'h if you wish to discuss the above.

Regards

Richard Coles

This electronic message together with any attachments is confidential II you receive it in error: (I) you must not use, disclose. copy or retain it, (i1) please contact the sender immediately by reply email and then delete the em ails. Views expressed In this email may not be those of Boffa Miskell Ltd. This e-mail message has been scanned for Viruses and Content.

12061 1 n Con ,ur.• y

V~h oiiio

SubJect: Response to proposed Omokoroa SHA a d o ll P ( pr onsultaUon)

Fron1: Tauranga Communit v Housing Trust

ltu~ h:elit).ark i~ bn. ed t•n hmttea intormatiOfi. iSS rorttalflEd m the s1gn~d ttousing At.(or d, l ht:' t::J~ISt,ng Oisttatt Plot) f{H n~sloentia! subclivl~ion ar~d . he p-·o~o~ttd Cif'rtitl

mi:lp of thr- ommddrtes. We arrept the Q C~nd A webs1tc as.suranc~~ that thHrf\ Will b~ no futther mtra$thtt tltrt.-- dP-mttntis dur: 1ft f'Yistlng washhVotf:T l'aparily lrweMmen , proposed o··· 5itf' ~ tnrm v ater contt 01 rnea~ure$ and develo•>H tunded r aadmg and new loc:a · grr·ensJ. iir:es

We note thP key Governmr:m inu::nt1ons of tne Housing At:r-urd find SHA to enhantt housing (ltfofdiibJIIty lhtaugn ~evetal new legisttttive measures Tt c: AgreemPnt offer'5 opportunirti'~~ t-or Efldblmg ru:w optu: r::. fo1 CJChieving tl,f'.' Goverornent and C..uuncil agreed shared t)OUSit19 go"ls Anv rnitlatives t<.t ac:hleve the apparent target or 75 SH~ titles tn tr•e ftrst yeat from Aug;.;st 2014 no 10n in ·he se{.ond year are commended a~ this ~hm.ild piOVlde for antteaseo hous!ng rholn~s in Ornokort'ld VJe Nlt~ ttl;H thert is no specift target fc.or ~tiA homc5 to actu~li't' bf! b~1lt w tht- average mdtktt ~rtU! How many nf tt'em wtlJ b•~ affordable· IE.' annual coc.ts es!: than '30°. or thE: household lt•COt11t:- Will OF.: tOE.> r€'&1 tH:'8'5Uft Of S\ltfPSS .

A 16'>' •,pf.~t.ltlt commr.n ~from TCH1, b~ cd em our h:r. ve:cPf. of •• ~per.t?nc· ut itll.al

tinu~~ng cont~:r ns for Council t QOSidPr~ttcm C!te J Hc~w wll1 good 11rban desrgn outromm~ bt: artut.:ve:d e-nd ho ~ n'l11th ·o~eighl will

b. 9 •en to thest: ltldHt-rs of Countll t. ratrol {S14.5.l{aP We ht:iH the ft":f.:d'tJad:. atmut cheap housmg lowenr g pr«,pe• ty Viti \.It:", but ur bc;sn plnnt'it't~ ~m; th&t thert: "'te ••\tt~asrng numlH;-r'!: ttf e.ltc:rnpiE!'. of good rnot<: IntensivE> ocs1gr , but unfor \H'IcUJy tnest: hc:'i!E nut yo bt!t.:n "H II tJcmofifjff.uh~d locally l·1r.f1\" only JudgE tty whitt tf\t)' !<.t • of small (p~;;.cls 1n i:l pml) dEtclOf:d ht'J1.l!:.H.

Wilt~ httlc mtlm to• mHd<mr hvu1p J): s.t areo o~;rn 'ottHtlt.tnit~ ~ret n sput~S W"t:: a!l ~£· k ; ".~bit tt'l\i w· Un:b!e rommunittE!: ~hot on:: dt:~s,gm~d t•'J or:- Agt-f;, ndly ""d ;lf ·Up r~ohJru·. flrtnk{JH.t .. J1C!S t1' hpp !i;l(lltr to th~tnt>hSt!cilt lht:~t ·w~t.;U getJ!~ tFHJ peJhc.ps r:.·t.:r intt-rp;jrr: tt: c ti dutt:d lf'Vi;l ot rOiHi~

tl ~ ·~.ir• p, that li:lt<:: ~·(. t11 ~· hr• tint ,tr~'lt kulo.lt'- t~·! st arrr1 h,n:r·~n.~h ,.·dt'\\t::VlJ'i'int.liH., !A ;.f.\t' D~th~ .~~~- . 1n thi~ ~~,111.

12162 ~rT ACH ENT If]

··I ,#JIMfN'l ! .· Wf· noh· ttl. unrt:"m I) ~~CII t. n~r· 4>JIInl\!:. i'nd '(~llifflb ~:ft.ot }. qte~H:r mtt·rt'lr••t• j

LJC!tlt.'f't::-11 f>UlJju .and Pll"-'oh !;.f)nt€'- ittld "ig cf(1 attrartl~1 i: nr;f \O~k f(JI

rn.b,:(Htte"lt s ~ J 4 • .t 2 ( 4 · S) a no Itt: tmpon ~un;. • or being ~-:lose to ama:mtt 1r:s om:! ... ona' m fa .. ftlH t :h ~ 14 i.2 l \1f.' have not heard c;ny q;riou!> pubhc: discu~!.IGfl o•, h~,v. Coum 11 will mt<-r; iVISe d~ ·~hpe-r!: 1n U·t': SHA to plate t-!ff\lhos•- or. the~€ PoHc1e~. tether than JUSt hultd.ng th« tt!>t • .al lay(}u rtf 'afme ~ablr~·· t1 -,,i!!.f-~ i r. r~ngE- of prire brc :~· t~ Wit. the StiA res.tlur-(\­rcn~r:nt fast tradtr Q pr1 v:sicm~. ll•, t.tm"tl .mii't' w•ll ha e httlf' oppmhJm'v u: cr~tnm(;flf or. su• t. arner t\' value I.:.:.ues, and v,;H! havt h.r rdy on Cmmui to set a Oiwlitv of de!~: n standaai

1 Den.og"aphtr da a art<J li ''119 auangement tt .:nd. all lflditi:tC tht mc:re-af m dente:nd for one and two bedroom homes for singles 01 doubles or very hmiU:d lm:.omes.. All de·;ptorPr~ know this. but makE u>mmetr.ta! rhoit:es to prc.ln''iPt(! larger hCHl'\fi!:~ vlher thert- ·~ a better prof1t margn1 and no need tn sc ._ anv variations to nofmal f€StcenUal planntng romrol!> to c:c:hittve htQher mlensity. Quanti y 5 vt=yors and ngine rs ha..-<: •ower costs whe; ~ standard formal ~~ t-JSt .. ti tt·u c: • lust~r ot cornes/urHts ·nJt f~w hcWf: yet adot:H~d ~tandaro 3.6m moch.:lcl (Of1SUuttlon design~ that re~hJi.t~ on slu~ <:on:sttuc:Ptm co:,t!). We cat o~tel soetl1't< tn;J Jt ·>r. such CIC!islgr. f<»rmct::. .

.J let·H ,- rc:rn•har V.tlh th~: ohJf::Ulves of several k(;y !neat {l(!vetc,pe send sum»nrt tht:-u '· nrrbm1i:m t.o e)C tf'!titng the suppl\• «)t standar-d 100,150 SC:! m hom-son smaller ~cditm~ lut yur.mgN first htJme buyers. We ar..u~pi that rh•s i~ the CitNWtH'Htdtt StiA pfior•tv. but terrund Couru.il that unt,J t; · F£1 are mute focal l.".ork oppt:.>!H.Hlltu.:~, c1 ti~~; Nur'he:--r ll•te•;~~ ur a tast loll lmk to tm; City, th • d~,,l'iiflld · 31 tJt I rn.teo 1r. Omo :r•· oa f \:'11 11 ~~ • d{l

;; A9· if1 TOH w•~he to lf:itlfo1tt: thar ·w 9lOW1t19 sub r~gwr ht~'iltte g1eatest neta rot ~t:t: trc, \!tiOU quality 10>»9 tctn1 reutal~. r>ve1 40 -~ oft: ••o~· renters ti\t t~t th~r l10ttle nwn~n. Houstng NZ rroprnie" nr>w li t'l\' t• ht> svtd, •ne:

tlil l .cttw t.ht.ifllolJie 'w.ddHS a; aln.:nC1y 1mt:~hh: to <,f((•r dh(ltditl•le opnon~ tu hWJ[ r Hit m (:;flrners Hm e t1wn~r~ht~ ;~, not 1/11£·1· • ht, g a• i JSl il

rt.>J~im.Citllto pliK'f: I·• i1•euson.:~Llr· lr c.at;w; \:\filth tt.flot htel· to ht snld tm to~e w• !f't) t t t if· lr.rH11ur-d. Wt ( fHih;riQto t "lilt ,, tl' c.rYl!>:d,~· ·,car loPQ tf.' m r_QflH'~Yiilt'l \•.il:tlt•CitiQ QOCIIS and In •(·<;'IQilt '(tpt:l.)t S !{tf },l-{i!tHj ._,:,:d' ,e SffW!I

pon,. r, " t" c ·~r: J U ct tnt:~ ,,,._,n f;;.; :··.•t.h io• g tNrn IPWN tU:.t f£·1ltl': !­

,-,,·ttr~tiJ.· •ht. .,,..n1.P ·~t111rry dt'l~!; K ot f•t:Vt If !.1 t(•h1a! hou!:•r;g d:<.Hn !-;. c.~llfl 1 ~t'r :tPit;. t1fll!> ... n· II:.·¢ :v' W'- •c~r.gt uf iJ>vr:r:_,!l\· (,! pi:npl~ lr! It~ u rr.nmt-r:~

,,:_, Jllf t:> ~, I I; f. ' 11 ·' ~I \>! < H (' " ' { 1 t ' '{~iII •1 If, t, 11 "t •.

it I' I; If ! 11•?

12263 ATTACHMENT liD

..... . Cmt: n '1CE:Bi ~~ 1hvt tr• t:r~a IOPI..\"i:<Q 11~ u t: St1A appt:c.tfl. ven• a:>IE-11.,\.r ... ~nd

~prP.,;;et ~1u119 the rrtnl" i!H<.:na! rocti w -n o>•aY rom tt.e turrt;nt fat•hhe-:;~ and Hils rrlc 'l Ot~ly tE.'~U!l.. H1 p?.ppf:t pot SU ,(it\.•L!On~ fut u r,umtmr of ve~r!.. . Withuu best 1 He:griltiW ae~1gn antl hnkvges.

7 lCHT gi;t n subrwts to Lounn. that ''·t.: bfolif2H: th~t w1th your land ana our • CJ\tJ

pt<h't:f\ ex• erienc.'-'" or nmtQI propt:n;: rr.mst!uct4o • inul manag€mc11t. ~r-.e could ht.•t ~ tog ·U•er rt help meet your Sti limn: tatget~ 1 you 1'\(:ed hu rete!. w~romt:: c,nc tl!St• pruvldt: c good !<Kal t~-xC~mplf' of lnttmswe and sustalniibl"' hO\Js-,ng spfution!'. as -.eJ o5 i1damg Cll:i'i: homes to out r;col tt' rentals Wr. iJisc; strong/•' P'1"1ote tlu:: matft"J as e prnjen tu be ,rJc.ntifted for- mrlu rem m tltc2 ne::tt t TP ana ask tfud tills subrmssion he cos,•1ee1 as part or the current pre r.on:.;,JilcHicm proce55 rot furtnet L rl1 rammumt~ con~Sultat,on on how atfcwt1dbft­i1fld so .1a1 imH!itng nee::t5 cnn be bt:Sl .ac.ldrc:~:=ea m our are£~

\·"oft; lo '!~ forw~ro to f~;r1hcr more spertfH:: dtSnJ~Stt n. uf' tht::H: <S!!:ue_ wl!h yo Wr.: = su .t~rnair. vel) tnh·• .st~tj trl f\f-QOtli?iCm~ ~u(Jl\: dfhzrt9tnnem v•th Counc11 for land that ymJ h<1lti i1f::'iH tht:: HertH.Jtcna Po.ao oe~1gnat1or .

1 J.t G11 · i1 C:Hr Ch:mPiirs '"

123

Sandra Barns and 13rul:t: Willoughby 42 Links View Driw Omokoroa RD2 Tauranga 3172

29 Octob~r 20 14

Mr Phillip Martelli Western Bay of Plenty District Counc il PO Box 12803 Tauranga 3143

Dear Mr Martelli

64

Thank you for the opportuni ty to make comments on the Omokoroa Special Housing Area . Our comments are recorded below. and we request that we be kept informed of progress on the Accord, and on devdopment of the area .

Regards

Bruce Willoughby & Sandra Barns

The Omokoroa Special Housing Area

Background In the early 2000s, on the basis of planning for ongoing population growth. the Western Bay of Plenty District Council (the Counci l) purchased land fnr infrastructure wllkh included provision of a second road to service the Omokoroa community. The land owned hy the Council is situated between the railway lines and State Highway 2. This land i ·now par1 of the larger area designated for development in a I lousing Accord agreement made hy the Co unci I w·it h central government (see maps Appendix I and 2).

l !nder the llou~ing Accord agreement. Omokoroa b ~pcL'ifkall) identified a!> a Special I lousing Area (SIIA ). The gross area fht development i~ 75 .6ha. with a net developable area of 4 3ha made up of private and publil· land. 1 Once the process tP

~:stahlish tht' :m·a as a SHA has been has been estab lished t h~: Cmmeil will ·Junk at whnt opt ions it has and mny \\ish tn fHir!-m' r-:ganJing the land it mvns. ·.' ·1 hat is. the land it bought on he ha lf of ih rah.:·paye1 :- fi.1r a !-.ped lk purrn e \\'hkh "as nnt the n .tahlishmenll11 a Sl It'\.

'I •11 1illi••11• I ' !' l:i! l<:llt !•• ·\, !\il!ll' '' l l ~\ ill" lithh 1\ l ltJ.,I>,·i .!ll!·i ln •<.Jil ' '"'"l ' ldan. Jli 1"' h.•n•' '' H v, ill· •• whi·l t: ' ,. !·•l•<t ' fill

12465 ATTACHME TJ1] <-, I i I I: 'MtNl I l

Engagi!l£. with the community The Omokoroa tommunity is a functional L:ommunity. activl:ly interested in its future. Many of the people who live on the peninsula moved there because of the strength and tharacter oftht: local community. It would be easy to present this issue as one of property va lues and ignore the real concern of many residents that adding a large area of dense housing that is affordable because of small sel:tion size, cheap construction. and its location (hctween the railway lines and the state highway) has the potential to change the character of the community.

The Council informed the community of the Housing Accord agreement at a public meeting in the Omokoroa Settlers Hall in September 2014. About 200 Omokoroa residents attended the meeting. The Accord was the 4111 item in a 5-item agenda. Relatively little detail was provided by Councillors and staff about the plans regarding the SIIA. A low·detail infonnation on the area (behind the hall and out to State Highway 2). with some vague figures about the number of houses which differed depending on which politician or staff member w·a talking. No handouts were given out.3 few people would have been satisfied '"' ith Council's response that the community was fortunate that the Council wa~ doing the development and not central government. Development under central government would have meant 4-storey apartments. he said. This theme was developed further by email:~

... another rea.wm.fiw Council heing ilwolw:d is that with the <iowrnment declaring an Accord.filr our Districl ... ( 'mmcil had the choice l~{ heinx pro­actil·e. and therefore being in control t!/ lrhat would happen and where, or be passive and let Cenrral Gorermnent make those deci.\iom in re.\ptmse /0

del·elopers applications.

Discussion at the ptlhlic:: mectin2 was cut ntl by Mayor Ross Patterson, who brought it to a clost: by introducing Janine Birch of the Omokuroa Public Art Group. Junine then talked as some length about the design of a li7ard lor a sign on the Omokoroa Road. It was unlikely that anyone at the meeting was going to continue to talk over or interrupt the octogenarian who ·tnod shaki ly at the pc1dium. The Council" s arrangement of the agenda suggt:stcd appeared to be :1 cynical approach to halting requests for more information.

Ma)nr Ross Path:r~on guvt: a report about tlw public m~::cting in tht> Katikati Advertiser' where he noted that ofthl' ·w<?ll m ·ct 100 people" \\:ho attended the puhlk meet iug ·many ... had come along tn find out more abollt thl' Housing Accf'rd that l'llliiK' il had rc~c ntl y signed with rcntrnl government' . In the same anic le. the Mayor d i scus~cd the (lmernam:t' (.rnur fomwd h~ a cOil-"lH1illl ll of<:oliiKils and (lesigncd to · impmvt> lontl gov rnment t'Hit:kncy ;md c fl cctivt'n~ ss in a ~.·nllahnntl i vt' way· He 'if!):.:

· llal•d·n•l·· "' tlu ,. l id , ~ h .. d lw~o11 J• l<p;,,, .. d ''"" '''·'' ;.1 1111 '"~""ill." ·.1,:11 !;!I ,J, :1: !h• h•·n1 ••I 11!, l,.dl i:ut \\ •·It lint l o:nhh tl 11!!1 II" l I I ) 1c p •litkol lo 'll.\ t• •!I 'V 1 I·~ ': '\in;· ·rh\ •l .11 . I• I ,. ," 111 h f, •I , 1t •)"II• I tn. ol il •;" I" l<t'i'll lk -:

'! m;ti l h<•lltf'\L!!I\I!iu.SBa•n·./1 ll \'•i fl ut l ~hbj l!t1dd,, , ' fil l

I· .l;.L.Ii ;,j;, ili·,·• 'ltl.-r .. f;,' ' 'i! ·l htt1ll! i ~o!• ,;I J, ,. ,I .ol·l, 1;,.,,,..

12566

In t'X(I/IIiningjuture optiom /ill" t::{/iciei/C}' anti e.tli.'('/il'L'fl£'.\.\, 11 '(' will nt' assl:'.\'sin}!. iS.\'IU!s ~~!'leadership, demoaaq and decision· making. mmmw1il it'.\ t!f infen•st mui how diverse communities (urhan. rural. isolatetl) c:m1 he t!.f/ediPe~l' reprnt•nted

This does appear to hi! an area where the Council could improve its perf(mnance. All in all, the process was and is discmpowering. and the low response on the ·Have Your Say· webpage following such u well-attended public meeting is a tilting testament. The Council website had no more detail than was ofTered at the publk meeting.

The District Plan Medium Density Residential Zone The tv1edium Ocnsity Residential Zone rules in the Council's District Plan state that the outcomes sought have been developed through consultation \\ith the district's communities. and should be provided for in development proposals. While this is not a development proposal, it will lead to development proposals (that is its purpose). rrom the outset, the proposal to develop a SI-IA in the Omokoroa area conflicts with the District Plan.

The Accord agreement states 75 houses in year I and I 00 in year 2. These were the numbers prov ided at the public meeting (dcscrib!o!d above) and confirmed by email.1

'

llowever. the table from the Accord agreement contains a footnote that says the total estimated dwellings are 350 to 500 (Figure I). considerably more than were mentioned at the public meeting or in the email - in fact. the numhers were not given on any of the slides presented at the public meeting.

Figure I: I low many houses in the Omokoroa Special Housing Accord? 22 The agreed goals are set out below. They include targets to identify special housing areas, for

those special housing areas to deliver new sections or dwellings on to the market , as well as an overall level of construction activity in the District.

Year1

Consideration of special housing ~le,:a:s1t0:il - to,-w· o~~~;~~o5th- e~tr·1, -~C·~ 0o~u-rn~cei 1- ... ~~

areas In Western Bay of Plenty Omokoroa District potential special I minutes

1 _ _ _ _ ___ _ _ _ housi~~~*::as_ ,_ _ __ --J

~~~~~~~~sco~~~~~h~~~n~~vere~~~~i~~j 250 ' 250 I BuUdin~ jj

B'2'~Pier~ly Dislr ict~e~~ SH_A~) _ _ _ t-_ ---· I ~ns~ _s l SHA titles issued 75 1 00 1 ----- - · . - -- ·- - - ·- - . -· .. - ··· -- __ ..L_ .. - - - I Note: Total estimated dwellings for the Omokoroa SliA Is 350 500 de~1ending upon final design and density achieved

Sourel': Western Ha~ of J>ll'nt~· Huusiu~ Accord agn•c.•ment

I ht• f\.h:d iurn IJen. it) K~:sidential ndc~ inthl' l>i~trirtl'lan ;tl lm\ Ji11 ' no more th:tn Pt ic lhu; lling pet 2 ~0m ' 1 (IJI' Sedinu 1-L p.(,J -,he C 'olnh.: ilt 'Pill l. uutthattltb is tht: dm·umc:nt that till' l'llllltiHIIlil) "hould rl'fi:t In rq:urdinr tlw p!npt N'd f.\I IA atca :

l ll (o dt l !~ ilji p r! •pt:::,, :i i< Ill< !,S,• •n<, d~ p;"·'l t <:<l fu t 111 !! n.t,nuliiHII I 1( ;•"(~ ! .c:. llh .t,!i~ l

'!.;·;, (l• r •W;lV~·i l t< l.il p ;• li >l ~ l',:~·t;p;• q P.) ll!i f,>:l·<··l•;ldt i f •IV\.'I'i ll h.l•!tNr:dl i~· ~'[ ~

12667

ciwt=llinys pel ltectare Reply from P Martelli to SpmneyHill on ·Have yow Si:ly webpage. VVBOPDC, ~October 2014

While the ·expectation· may be 15-20 houses per hectare. the allowance for 250~111 sections suggests higher numbers. The public meeting specifically referred to smaller sections and smaller d\\<CIIings. at the same time referring to a ·mix of housing types e.g. 2 bcdwoms. fami ly homes'.

Socia l infrastructure The SHA 'aims to ensure good quali~v urhan design ·. 1

Under the District Plan. Medium Density Residential Zom:s should 'only be developed in . . . locations that are close to amenities and social infrastmcture. have adequate open space and can be efficiently serviced" ( DP. Section 14. p.4 ).

Omokoroa is not well served with social infrastructure. Omokoroa is IOkm along State 1-ligh,a,•ay 2 from the neatest shopping centre at Bethlehem. There is provis ion for a supermarket. and locals speculate on its arrival datc.R Currently Omnkorna has a couple of general stores, a couple of cafes. a boat club, two pharmacies. a vet. and a local library branch. For groceries. hardware, banking, clothing, footwear. and any medical serv ices outside GP visits, residents must travel the I Okm to Bethlehem. Similarly, high school-aged dtildren must travel into the city. as must worl-.ers - the peninsula prov ides little work.

Sate. usable and attractive networks The policies in the District Plan require that Medium Density Residential Zones ·provide safe, usable and attractive networks and associated linkages for pedestrians. cyclists and motor vehicles· (DP. Section 14. p.4).

Omokoroa has a single road in and out, leading onto State llighway 2. State I Jiglw\'ay 2 is a busy route for cummuters into Tauranga, freight to and from Auckland. and tourist traflic between the Bay of Plenty and Auck land and Commandel. It has long been seen as a problem and the Transport Agency has been endeavouring to improve safety for more than I (l years.'~ The New Zealand Transport Agency recognises the section of State High\\'ay 2 between Taunmga and Waihi a~ an unsafe pic('e ofroad 1u:

In the lasrjlw yean (2009-20/3) this streTch t?(state highwt{l' hm hadjimr fi1tal . n H'rious and 72 minor cmshes. 'lhe moi11 c·cm~cs of tlu:se crashes l1 't'I 'C'

crossi11g the cenTre line. tun,ill}!. an o.,_, lf't!ft1c and running t!f/'th(' 1 omi

I he Omu~urua au:a \\ill not ·p!O\idc !>alt:. u~Hhk anJ allra<:tiVt' tll.' lwork~ and as:.ociateJ lillkage'l 1! 11 pedestrians. qdist s nnd motor veh icle~· (IJI>. Section 14. [1 .4 1

· 1'11hli•· 1m, liug ~ li dt

\ 1 tilt: puh li,· nH t' l ing a .. l id, ~>•lll·d I a ,!I ( ·l,.•in h t\11 ih "·;,.\ ·, I •ill 1u • .bit ,., "' g i , ··n , •n tiJ,. 'li th·

I "<Hint il ,!;d1 'di1'L"'' lr ,l i1 iW•) l•t ;J~ l iiJ h ';. 1\ 1a\ ~~~ ll• lint l lt 1· lll<lll.d \Wllld u! tiuwlt 1:; dt h tll•inr.'

1dwn <,; , foi L '<!i"l'!t 30111 '·< / l kt;;h l drfi, !.: f{l·;. id tnl· :,11!! 1,1 •nn <.,IP -;; f, '"'" · dt · i- i c.~o·

; , 1 • 1 • \ . 1- •• , ' , • • ' • ._ • , 1 ~ \ • 1 i. ~ 11 -1 , · · l \ -, ••• , i ! 1 , r 1 , · • , ~ i ' . . ' . 1 ~ , . \ i j , i t .. ~ ;

11 t•11i. ·•, \._t"' • l 1 ' ~~.t~· ·,,J. j1 rjl 1 :0!1' h 'i!. I <d f ~: ' ' il· •.f \'-P J

f•nil 1 ·:~, q i,dt f.{ ·n·d·· 1 i!

12768

lc>r the planned 350-500 huusclwld~ in tile SIIA The suggestion that it will i~ at udJs with the stated objective of' the Cnum:il to cnsun~ good quality urban design.

The dangerous road is a concern to other local residents. On the Have Your Say page on the Council wehsitc, Spinneyll ill asks:

what arrangements Will be made for the dangerous turn-off from SH2 which will presumably see a higher traffic volume with rnore residents?

The Council replies (I lave Your Say webpage) that NZTA is looking into changes along the Main Road:

With regard to the intersection of Omokoroa and SH2. NZTA (controller of the SH) is currentiy looking al improvements from the Wairoa Bridge to Katikati , and this intersection is on !he list

The intersection probably is on NZ I 'A ·s Jist. but given NZTA ·s guidelines fur urban design. the pmpt>sed Sl JA for Omokoroa is pl'onably not on the list. 11 The NZTA guidelines (20 13, p.30) state that:

Wide or bu.,y roads through urban areas can deter social interaction hy severing visual. physical. social or ('Uilllral linkages. Even when it is fJhysically possih/e to <Toss a hwy road, high .~peed.~, he{l\:J'tn~ljic. noise. poor air quality. perceived danger, pedesTrian delay and the general unpleasamness (~lthc experience may lead too reduction in local trip.~ and c·ommunity participation. This effect is generally referrt:d to as 'wmnwniiy severance·. the opJIOsite c~f'community connectedness.

7he burden ojcommzmity wvcrance falls most heavi~v on those groups cd low mobiliryfor ll'hom walkin?, is the principal.fhrm (!{transport ami em I'Uinerahle rom/ users. The.\·e groups include childn:n. the eldel'iy, people with disabilitie.'. people without easy m·cess to a car cmd people onlmr incomes.

While the planned subdivision could be seen as a community in and of itself. the lack of the social networks including the lOkm stretch of high traffic road bt:tween the ncaresl Bethlehem and Omokoroa is likely tn result in community severance and the isolation of vulnerable residents.

l: valuating costs anJ bene. fi ts Fflicienc) and cffe~:th encss b l'nsured hy mhusteval uat ion nf (;nsl s aml b ·m:fll~ or prujc1.:ts. and i ~ broader than econontir con:.ideratium. Mayor Ross Pattcr~on rders t(l l:'HiCil'llC:) <tnd cnl>ctivcne~~ in thl· Katikati Adn.'rti!'.l!t article. but it has gl:ncrally hcen ignored h•r this SJ lA projet:t. In responding to a rcqu~:st fi1r in fimnationllll the ~·nsb and hl:'nl'fil. PI' using this land li•r housing . the Coundl replied thnt: 1"

12869 ATTACHMENT (U • r ! /\~ ; 1M I N'll

.. lhert' \1'ere costs and benefit.~ prt:fJtlrcd for a parcel t~f ( 'oundlw enwre rlevclopmem wm'f£•m·il>/e. lhis is commercialzr s£•nsifi\'(' il?fm mal ion ond i.'> '·t n?fidenl ial.

( >n heing presseJ lhr the lllHH.:nnfidcntial parts uf the cost-benefit evaluation. the Council stated that the costs and bencfits: 11

.. . consi.rt 1?{ atohle t{/igurl!s to see (/subdil•ision t!faparticular hlock t?f < 'mmcillond IHmld be feasihle mul ;,, all considered lo he cm?lident ial. ami there.fiwe cannot be rdeased ...

The council"s decision is a big change in a small community, and so an evaluation of benefits and co t~ covering the social. cultural. environmental and economic aspects of the decision. rather than simply focusing on the benefits and costs to the Council itself~ would seem appropriate. Far from considering costs and benefits, it seems doubtful that the Council has even (;Onsideted the possibil ity of l"ontamination of the land from its long-standing usc as an orchard. for example.

Jn summary The public meeting (24 September 20 14) in Umokoroa was well attended. and residents were keen to learn more about the SHA the Counci l had signed with Central Government. The design of the agenda and the four slides prov ided little information to an engaged and active Omokoroa community. We contend that the consultative process has been disempowering to the community. and the evidence is the high at1endance at the public meeting with low input in the "I lave Your Say· website. Peopk need to be well informed in order to have meaningful dialogue. and the Council has fai led to provide adequate information.

At the r uhlic meeting the Council stated that it aimed "to ensure good quality urban design· for the Omokoroa Special I lousing Area. We {;Olllpletely support the n~:ed liH· gond quality urban design. The District Plan refers to requirements in M~dium Density Residential Zones. which inc lude the presence of amenities and social infrastructure, adequate open space and efficient servicing. V\'e t:nntend that the proposed Sill\ does not meet these requirements. nor docs it meet the NZTA guidelines f()r good urban design . t Imler tht• NlTA guiddines. the proposed SH/\ ·s distance from ~ocial infrastructure and the barrier uf I Okm of state high\\ BY would suggest that the SIIA would result in wmmunity severance and isolation of the most \'Ulnerahle res idents.

llw cflid~: i H.:y and effi:L·tivcnt·ss of the SIIA proposal do not appt>ar lo have b ~l'n t'valua1cd. Re4uests for infonnatinn on cost~ and benefits haw been met \\ith dcniab llll the ground:-, Lll" contith.:nliality. and c~;:plaJJatiiln~ rd't'r on ly to Ct'lliHHHi<: l.:O.sts and hcncli ts to tlw Council. I 11ickm;y and dTcctiH'Il~!-s is judged by tlw n111gc of ~:c<~n~rmic ·mironmt"nta l. ~n{~ial ami nlltma l t <•sls and bcnelit. . \Vt' cnlltt-lld that IIH:se ~hnuld httVl' h,_ ~ll c\:.alualcd. ;md hdtll~' ariJ dn eh,pmcnt p1ou·~d..; !Ill Cuw11:i! . ltould uml·riid·t' ~ulh ;H ! , . ·a lua1 i•m <111d nwh· il puhlk h it\·ai lahk.

12970 ATTACHMENT If]

r l .fl .Ctlf~FN~l !

PROPOSED OMOKOROA SPECIAL UOUSING ARfA

I I'

I 1

13071

[;;) ( •

fi.

L

' t<

L

I

------------ --- _ _j

131 ATTACHMENT Ill Western Bay of Plenty District Housing Accord -Special Housing

Area

SHA Name Omokoroa

Property Address 336- 344 Omokoroa Road, Omokoroa .

Approximate Size 19.7 ha gross {10 ha net for housing)

Local Board Omokoroa Community Board

Landowners Western Bay of Plenty District Council, Turner Trustees Limited

Developer Classic Developments

SHA Request Received Initiated by Council.

Brownfield/Greenfield Greenfield

Approximate Yield 240 dwellings

Location Summary

Qualifying Development Criteria • Heights of buildings (9m, max 2 story character) . • A density of a minimum of 15 dwellings per hectare of net developable land. This will

provide for a range of section sizes, including smaller sections which will contribute to affordability.

• Affordable housing is to be provided fo r as follows:

• A minimum of25% of the dwellings in each qualifying development, must have a

house and land package less than 80% of the residential market median for t he

Western Bay residential market median1;

• A minimum of25% of the dwellings in each qualifying development, must have a

house and land package less than 90% of the Western Bay residentia l market

median.

• Remaining properties be sold at or above the Western Bay Median for residential

properties.

• Current developments in Omokoroa cater for the higher price brackets wit h no developments catering for the lower price range of housing. Current market median for Omokoroa, for residential properties is $703 000. The comparable figure for the whole of the Western Bay is $550 000.

• With the exception of approximately 6600 m2 the balance area designated for the SHA is in Council ownership, and will be developed in partnership with Classic Developments.

• The figures for the percentage splits are selected to ensure the SHA creates a difference in housing typologies on the Peninsular through a genuine attempt at providing affordable housing, rather than providing developments that continue the existing market regime.

1 As determined by the most recent figures available from Real Estate Institute of New Zealand

132 AC MENT[l

Legal information per parcel I Legal Description Certificate of Tit le Land Area(ha) Lot 1 DPS 4524 SA24A/1220 5.0972 Part Lot 2 DPS 65560 SA52D/196 9.8971 Part Lot 1 DPS 65560 SA52D/195 2.6623 SEC 1 SO 348720 246522 2.0061

Criteria Summary Notes Consistent with WBoP Housing Yes Accord Alignment with district plan Not currently- two The total Land currently zoned

of the properties are Commercial in this location is zoned Commercial, substantially more than required to the other Light meet future needs. With the SHA there Industrial. will still be sufficient land zoned

Commercial, plus there is also the option of shifting the Commercial Zone closer to the state highway.

Consistency with RPS and Yes With in urban limits as defined by the

other strategies RPS and consistent with SmartGrowth.

Infrastructure Yes Omokoroa has a Structure Plan

availability/readiness, including contained in the District Plan that

available capacity shows, through the use of maps and a schedule, the capital works projects, their costs and timing of providing infrastructure. This in turn is used to calculate financial contributions through the Annual Plan process. Wastewater will need to connect to the central pump station located on the eastern boundary of the SHA. Water supply is available with capacity from a main located along Omokoroa Road. Stormwater will be managed on-site and using the adjoining gully network (as per the Structure Plan and the Development Code). Vehicle access will need to be provided via a new intersection with Omokoroa Road. SH2 : Council is involved with a study being undertaken by NZTA regarding safety improvements to the State highway. Schools: Council is waiting for feedback from MoE regarding a review of schooling needs on the peninsular as

133HMEN (£]

part of a wider study of the northern corridor.

lwi views Yes lwi were extensively consulted as part of preparing the Structure Plan for Omokoroa of which this area is part of. As a consequence, specific earthworks protocols are contained in the District Plan for Omokoroa. lwi were also consulted as part of establishing this SHA.

Land ownership requests and Yes The SHA contains 3 Council properties views and one privately owned. There were

no specific requests. Local Board views Yes Supportive Demand to build Yes Omokoroa is growing from a village of

2,000 people to a town of 12,000 over the longer term . Because of the small size of the village, housing supply is limited, particularly for housing at the affordable level. (see comments in the next box below).

Demand for housing Yes Omokoroa development to date has largely been upper middle to high priced sections and properties because of the extensive views that are available from much of the peninsula. There is a lack of lower-priced properties to cater for that end of the market, particularly for young families, those wanting to start on the housing ladder and for older people seeking to downsize.

Other Comments Reasons for using SHA process The HASHA process is more cost-effective than

the standard plan change process and enables Council to change the planning regime for Omokoroa to make development more viable . This includes reviewing the Structure Plan to reduce financial contributions, change the size and possibly location of the proposed town centre, and facilitate the development of affordable housing that has not been available to the market in Omokoroa to date.

Planning History Omokoroa has been identified as a growth node for many decades. This was not able to be realised until the issue of wastewater disposal was resolved which was achieved in 2006 when a pipeline was constructed to Tauranga.

134

Consultation

Reviewed by: Site visit :

Transport Storm water Waste water/water

Open space

ENTIIl Consultation was undertaken with landowners and the community based on an earlier larger SHA through the following: letters to directly affected and adjoining landowners; a combined landowner meeting to discuss implications, and one on one meetings with those who requested such; two community meetings to discuss implications; meetings/discussions with key developers operating at Omokoroa; an interactive page on Council's website where individuals could post their comments, with staff responses included where appropriate; and written comments from individuals. Ten others also sought clarification on various matters but did not submit any comments. The main concern expressed was to ensure that any developments were of good quality in terms of urban design and construction .

Resource Management Manager: P Martelli Strategic Property Manager: B Williams Group Manager Engineering: G Allis Group Manager Engineering: G Allis Group Manager Engineering: G Allis Group Manager Engineering: G Allis

135

,/· .. ) .

I,

\ '• \ \

\ I

JA MEN

I .. --~ __,,/ /;v--

1

... .___

........... , ....

/ "-.. , l ...................

\ ;' I I

\ \ .// II I

I ~ I \ II _.-/

I I ,.,.

\ \ ./_./

II \ ... ....--1 I ~ I \ \ \ \ ~ I

\ \ \ II

- 5I: DOD \ 11

1....---- -------......__ f--...,_--...... ••c•.c· --c==--~ ' - -"1·---/ ---} -------- D -"!5 5D 11:D tiD 200 / . --

[ lltllllmliiD!. ~OHroos: 1 . lNG AREA liTl ~·.c~ .... "~•: ui fl't't11~' .._ ________ ~TRAN--1-_o_Hu ________ ___,! liJ

• LEJi.Map omot.c:ma SpedalliJOti:Sifl!l Area- n:a e t .rnxd Date :O 1!2 15