28 Tauriko Business Estate

Transcription

Tauranga District Plan
28
Tauriko Business Estate
28.1
Introduction
This Chapter of the District Plan contains
provisions for the Tauriko Business Estate.
Special objectives, policies and rules for the
Tauriko Business Estate are identified. These
form an overlay of resource management
provisions for business activities that are in
addition to the general objectives policies and
rules in the District Plan.
The special provisions must be read in
conjunction with the other provisions of the
District Plan, including, but not limited to,:
n
n
Part A Policy Statement - Chapter 7
Physical Resources;
Part B Management Rules - Chapter 20
Business Activity Zone Rules.
(Amended as at 01/12/2008) Part B - Management Rules
(c)
Hazardous substances (Section 6.2)
(d)
Transportation (Section 7.4)
(e)
Wastewater and Stormwater (Section
7.8)
In addition to the foregoing, and for the
avoidance of doubt, Table 24-1 of the Tauranga
District Plan (Activity Status of Transportation
Activities and other Network Utilities) shall
apply to the entire Tauriko Business Estate
area.
Tauriko Business Estate Issues,
Objectives and Policies
28.2
Issue: Achieving "Good Urban
Design" Outcomes
The Tauriko Business Estate straddles the
boundary between Tauranga City and Western
Bay of Plenty District. The development has
been planned to address cross boundary
issues. The same land use, subdivision,
servicing and funding policies are applied
across both areas. The policies of the
Tauranga City area are applied.
Effective functioning of the
Business Estate, both internally
relation to adjacent areas, may
achieved unless the design
development
is
considered
comprehensive manner.
The direct control of discharges to air and
water from business activities are outside the
scope of a District Plan and are addressed
under relevant Regional Air, Land and Water
Plan provisions.
Past planning for industrial business areas has
tended to place little emphasis on urban design
or the quality of the environment. There is an
increasing need to consider the amenity
provided within business areas to enhance
appeal for business investment, and to promote
an attractive, convenient and accessible
environment for workers. The interface
between industrial activities and sensitive
activities such as residential development also
needs careful management.
Three special issues for the Tauriko Business
Estate are identified and addressed in this
chapter:
(i)
Achieving good urban design
outcomes;
(ii)
Mitigating potential adverse
visual effects on what was
originally a relatively intact rural
outlook;
(iii)
Achieving effective and efficient
services provision and funding.
Aside from these special issues, other issues of
significance (and policy section references in
the District Plan) are:
(a)
Amenity values (Section 3)
(b)
Heritage values (Section 5)
Chapter 28: Tauriko Business Estate
Tauriko
and in
not be
of the
in
a
Issue Statement
Tauriko is an important landmark location for
the City and enhanced visual quality and a
sense of place should be provided. The form
and function of the main spine road through the
development area is designed to support this
with street tree planting and frontage
development controls, and landmark features.
Landmark features also provide an opportunity
to celebrate the cultural heritage of the area.
It is important to consider the accessibility of
business areas both internally and externally
and for range of modes of transport. This
requires planning of safe routes for pedestrians
and cyclists, and layout that supports public
transport. The public transport route through
Page 1 of 34
Part B - Management Rules(Amended as at 01/12/2008)
Tauriko and associated facilities is within a
five-minute walk of all parts of the business
estate.
Protection and enhancement of natural and
cultural heritage features is also required.
Storm water management areas provide
multiple benefits of passive recreation, open
space, and restoration, protection and
enhancement of ecological features.
An urban design vision can be used to ensure
long-term development makes the most of
opportunities for integrated and coordinated
development to meet these needs.
28.2.1
Objective - Urban Design and
Accessibility
Provide an industrial and commercial business
centre that promotes strong land use and
access relationships in the southwest corridor
of Tauranga, and provides for protection and
enhancement of the natural and cultural
environment.
28.2.1.1 Policy: Urban Form
Policy - Subdivision and land use and
development should occur in an integrated
manner, that:
(a)
(b)
Provides functional access links to
adjacent development, in particular
Pyes Pa West;
Provides safe and convenient internal
routes for cyclists and pedestrians
and
enables
future
links
to
surrounding areas;
(c)
Supports the efficient and effective
provision of public transport to, from
and within the area;
(d)
Enables people working and carrying
out business in the area to meet their
day-to-day needs.
(b)
Sympathetic design
building frontages;
of
site
and
28.2.1.3 Policy: Protection and Enhancement
of Natural and Cultural Heritage
Values
Policy - The natural and cultural heritage of the
area should be recognised and provided for in
development through:
(a)
Maintenance,
enhancement
and
restoration of ecological features,
biodiversity, and linkages, particularly
in
association
with
stormwater
management areas;
(b)
Inclusion of species, such as rimu, in
planted areas that reflect the natural
ecology of the area;
(c)
Incorporating
landmark
features,
such as traditional or contemporary
art works, into the street network that
reflect the history of the area;
(d)
Protecting natural landforms and
landscapes that contribute to the
identity of the area;
(e)
Naming of streets that reflect cultural
associations of Tangata Whenua of
the local area;
(f)
Protecting heritage values, including
monitoring the effects of development
on heritage features such as
archaeological sites.
(g)
Maintaining the function of the
floodplain area along the Kopurererua
Stream and associated overland
flowpaths and ponding areas to
manage the discharge of storm water
from the catchments.
28.2.1.4 District Plan Methods
28.2.1.2 Policy: Enhanced Visual Quality
Provide an Urban Design Plan to guide and
coordinate the development of the area, and to
enable the implementation of plan rules.
Policy -The development of the main
thoroughfare through the Tauriko Business
Estate, and adjacent development, should
promote distinctiveness and a sense of place
and provide a street scene that is attractive to
passers-by through:
Require subdivision and the development of
public space to be consistent with the urban
design elements illustrated on the Urban
Design Plan.
(a)
Specimen tree planting on roads and
on property frontages;
Page 2 of 34
Require land use to comply with special
permitted activity rules to promote high visual
quality on the sub arterial road (called the
"Spine Road") and collector road to Pyes Pa
West.
Require subdivision and development to
recognise the cultural heritage of the area
through the use of appropriate plant species,
landmark features, and road names.
Establish
appropriately
located
small
convenience centres, with a high level of
amenity that will provide for the day-to-day
needs of workers, including features such as
sun shade, seating and bus shelters.
Provide public transport routes, stops and
facilities as development proceeds.
Provide cycle and walking paths and lanes that
will encourage use by those working and doing
business in the Tauriko Business Estate and
linkages to surrounding areas.
28.2.1.5 Other Methods
Provide landmark features that will promote a
sense of place and arrival at defined locations,
and maintain and enhance cultural heritage
values.
28.2.2
Explanation and Principal Reasons
The ultimate outcome from sustainable growth
management should be to create an urban
environment which offers a diversity of lifestyle
choice with a sense of community ("live"),
employment
prospects
("work"),
and
recreational
opportunities
("play").
The
interrelationships
of
housing,
business,
community and recreational activities are
critical to ensuring accessibility, in minimising
energy use and in reducing vehicle emissions,
and fostering social cohesiveness.
At the sub-regional level, "live, work, play"
includes the provision of land and services for
housing, business, community activities and
recreation to support the SmartGrowth
Strategy. At Tauriko, this is achieved in
association with the Pyes Pa West Residential
area.
At a local level it includes providing the
opportunity for people to meet most of their
daily needs within their own community and a
vibrant social community. The Urban Design
Plan for Tauriko will guide the overall
development to produce an urban form that will
achieve this outcome by providing appropriate
linkages to the surrounding community and
within the development.
outcome. Rules for permitted activities seek to
avoid creation of blank featureless walls.
The provision for convenience centres will
enable people working and doing business in
the area to have access to services such as
news agents, hair dressers, cafés and child
care. These centres will also be promoted as
locations for public transport stops, as they will
be recognisable, pleasant places with enough
activity around them to make people
comfortable and safe. Convenience centres
will be initiated as part of the subdivision
consent process. Any subdivision of land that
includes a convenience centre will be required
to show the design and layout of the centre
including design elements within the public
domain such as shelters, seating, and shade
trees. These elements will be created as part of
the subdivision development.
As in other industrial business areas,
residential activities are not permitted in the
Tauriko Business Estate. Residential activities
are also not permitted in the Commercial
Business 1 Zone.
Natural and cultural heritage values also
require protection and enhancement. At
Tauriko, there is an opportunity to restore the
ecological corridor alongside the Kopurererua
Stream, providing a continuation of the
approach being undertaken to enhancement
downstream.
In addition, there is an opportunity for densely
planted stormwater management ponds to form
natural features within the corridor while
serving
to
maximise
the
removal
of
contaminants from stormwater.
There are important cultural values for Tangata
Whenua in the area. A cultural heritage
management plan has been prepared by
Tangata Whenua that sets out a series of
actions that will need to be taken as the
subdivision and development of the area takes
place.
The following table summarises the mitigation
measures applying to public and private open
space areas within the Tauriko Business
Estate:
At site level, it includes ensuring the design of
individual sites and buildings will contribute to
public amenity. Frontage controls on important
roads will contribute to the achievement of this
Page 3 of 34
28.3
Issue: Mitigating Adverse
Effects on Surrounding Areas
28.3.2.1 Policy: Mitigation of Cumulative
Noise Effects at Tauriko
The Tauriko Business Estate is located
within the outlook from existing and future
residential development at Pyes Pa West,
State Highway 29, and surrounding rural
sites. Development of business land has the
potential to have adverse visual and noise
effects.
Activities carried out in the Industrial Business
and Commercial Business Zones at Tauriko
should be carried out in manner that avoids the
creation of cumulative adverse effects on
residential activities in the surrounding area.
Issue Statement
Maintain the escarpment features that provide
a backdrop and screening to the business land
development using rural zoning.
The Tauriko area has a strong existing rural
character and provides a good quality outlook
to surrounding areas.
Business development will lead to the loss of
rural character and reduce the visual quality of
the outlook for surrounding areas.
Business land uses may involve noisy activities
that may have an adverse effect on sensitive
surrounding land uses.
28.3.1
Objective: Landscape and Visual
Amenity Protection
Mitigate potential adverse visual effects of
business land development at Tauriko on the
outlook from surrounding areas.
28.3.1.1 Policy: Large Scale Mitigation
The
visual
effects
of
business
land
development at Tauriko as viewed from the
surrounding areas should be mitigated through
large scale landscape planting of roads and
open space and adjacent industrial sites, and
maintaining landform and vegetation that
provides visual screening and a backdrop with
rural character.
28.3.1.2 Policy: On-site Controls
28.3.3
District Plan Methods
Maintain the escarpment features within the
Tauriko Business Estate that provide visual
mitigation through permitted activity rules and
resource consent requirements.
Specify requirements for amenity planting on
defined areas.
Require land use to comply with rules to
promote high visual quality at the interfaces
between the business and residential activities
in the rural and urban areas.
Require establishment of buffer planting at
zone and other key interfaces to reduce the
visibility of development from rural and
residential areas.
Require a setback for buildings and structures
located along the boundary with rural activities
at Belk Road.
Impose reduced building height limits on areas
directly visible from residential areas in Pyes
Pa.
Impose controls that limit the use of high visual
impact signage and colours on sites and
buildings that are visible from areas
overlooking the business estate.
The
visual
effects
of
business
land
development at Tauriko should be mitigated
through controls that limit the scale of buildings
and impose building setbacks in prominent
locations, limit the extent and location of signs,
and limit the use of high impact and highly
reflective colours on buildings visible from
residential and rural areas.
Require street and open space networks to
include large scale mitigation planting
consistent with the Urban Design Plan.
28.3.2
Impose special night-time noise controls
between sites where business activities are
being carried out.
Objective: Noise and Vibration
Objective 3.1.1 and associated policies shall
apply, with addition of the following policy:
Page 4 of 34
Require the creation of "green link roads" and a
grid of connected streets accessing the area,
and provide a visual linkage to areas of
protected open space.
28.3.4
Opportunities are available to reduce the visual
effects of business land development at
Tauriko. A combination of measures is in place,
tied to the overall form of development
emphasising the use of public roads and open
space. Control of site development and
buildings to reduce effects is also in place.
The general Business Zone permitted activity
rules provide a range of controls on building
scale and location where development
interfaces with sensitive land uses such as
residential areas and reserves. There are also
policies that promote planting of landscape
trees within roads and open space in business
areas to provide improved visual quality.
At Tauriko, the potential for overlooking into the
business development is heightened due to
topography of the adjacent areas. Therefore
additional controls are imposed to reduce the
cumulative visual effects of development
particularly when viewed from Pyes Pa West
and State Highway 29.
Primary emphasis is placed on large-scale
mitigation, through the planting of landscape
trees within roads and other open space.
This includes the careful design of open space
and roads, and provision of buffer planting to
maintain large scale screening that replicates
the species typically found in the surrounding
rural landscape.
The street network is used to provide a
framework of large-scale trees in public
ownership to assist in mitigating the visual
impact of industrial scale activities. This is
particularly important in relation to land in
surrounding areas that can overlook business
activities.
The escarpment and plateau landform provides
a backdrop to the site development and
screening of views from residential and rural
areas. Maintaining and enhancing the existing
rural open space character of the escarpment
can assist in reducing visual effects.
Escarpment areas within the business estate
area are defined on the Urban Design Plan.
Modification of any defined escarpment area by
earthworks will require resource consent where
consideration must be given to maintaining
landform and vegetation to provide visual
screening and a backdrop with rural character
for surrounding rural and residential areas. This
requirement is in place of the general
requirements of the district plan requiring land
use consent for earthworks.
Stormwater management areas also provide an
opportunity to use space for planting to create
visual buffers that can screen views into the
estate and can add to the natural character of
the area.
Secondary emphasis is placed on-site controls.
The way in which sites are developed can
reduce the extent of adverse effects. Height
controls reduce the potential for dominating
structures when viewed from the developing
Pyes Pa residential area. Scale controls to
reduce the visual clutter of signs, and colour
and reflectivity controls to reduce the visual
impact and contrast of buildings all contribute
to a reduction of adverse visual effects.
The following table summarises the mitigation
measures applying to public and private open
space areas within the Tauriko Business
Estate:
Area
Method
In addition, the alignment of streets can
connect open space, visual amenities and
recreational areas.
Spine Road
and Green
Connectors
Large-scale tree planting Councilwithin the road.
managed street
trees.
Landform and specially created buffer planting
are used to reduce visual effects by screening
views from areas of rural and residential
development.
Visual
extension of
Green
Connector
Continuation of street
tree types within a 5 m
corridor.
Privately owned
and maintained,
and enforced by
consent notice
on title.
At the rural zone interface at Belk Road, a 80m
building setback is imposed to assist in
mitigating reverse sensitivity effects on
adjacent rural activities. Within this setback
rural activities are allowed for including
landscape and amenity planting.
Streetscene
protection
Specimen tree planting
on property frontage.
Privately owned
and maintained.
Rural
Escarpment
Area
Rural Zone controls continuing rural use.
Privately owned
and maintained.
Implementation
Page 5 of 34
Belk Road
Escarpment
Area
Industrial Business Zone Privately owned
Controls - permitted uses and maintained.
limited to amenity
planting. Earthworks are
a discretionary activity.
Visual
Mitigation
Buffer
Industrial Zone Controls
- permitted uses limited
to amenity planting.
Establishment of amenity
planting following
completion of earthworks
as part of subdivision
development.
Established at
developer cost
(not funded
through
development
contributions)
and vested in
Council for
management in
conjunction with
Stormwater
Management
Area.
Stormwater
Management
Area.
Creation of ecological
corridor, varying in width
but generally not less
than 20m from the
stream edge, with
appropriate native
species as part of
subdivision
development.
Councilmanaged
stormwater area.
Buffer Strip
Large scale screen and
specimen tree planting
within 5-10m strip.
Privately owned
and maintained,
and enforced by
consent notice
on title.
Setback for buildings
and structures.
Controls on height of
vegetation to avoid
shading effects on
adjacent horticultural
land.
80m
Separation
Area
28.4
Privately owned
and maintained,
and enforced by
consent notice
on title.
Issue - Efficient and Effective
Services Provision and Funding
Development of the Tauriko Business Estate
requires full urban services to be provided
and funded. Detailed preplanning of
servicing and funding methods and the
staging of development is needed for this to
occur in an efficient manner, and ensure
adverse environmental effects are avoided
or mitigated in a timely manner.
Issue Statement
Ad hoc and uncoordinated development of
services may lead to inefficient and ineffective
mitigation of effects on natural and physical
resources. In the long term costs may be
passed on to the wider community to mitigate
these effects which may not be financially
sustainable.
Page 6 of 34
28.4.1
Objective: Provision of Services
Avoid or mitigate potential adverse effects on
the natural environment and infrastructural
services arising from subdivision, land use and
development at Tauriko Business Estate.
28.4.1.1 Policy: Provision and Standard of
Services
Services should be provided in a manner
consistent with the standards defined in the
Tauriko Estate Services Structure Plan and
Council's Code of Practice for Development.
28.4.1.2 Policy: Timing of Services
Timing of services should follow the staging
shown on the Tauriko Business Estate Staging
Plan and associated staging prerequisites set
out in the subdivision rules unless unforeseen
circumstances result in the need for an
amended sequence, the amended sequence
does not result in any adverse effect on the
performance of any infrastructure, and any
resultant increase in costs fall on the
developer.
28.4.1.3 Policy: Services Capacity
Land use should be restricted to activities that
will generate effects that are within the design
capacity of services, and in particular, the
street network.
28.4.2
Objective - Funding of Services
Ensure that sufficient financial resources are
available to provide required services at
Tauriko Business Estate.
28.4.2.1 Policy - Contributions to Services
New subdivision, use, and development at
Tauriko Business Estate should meet the fair
and reasonable capital costs of providing local
and city wide infrastructure needed by the
development.
28.4.3
District Plan Methods
Through the subdivision and land use consent
process require:
(a)
The funding and provision of services
to be consistent with the Tauriko
Business Estate Services Structure
Plan
and
related
Development
Contributions policy.
The upgrading of intersections with
the State Highway network prior to
development occurring.
land south of Gargan Road should not occur
until the intersection improvements on State
Highway 29 have been completed.
Show the indicative location of the possible
corridor for a SH29 bypass as information only
on the Urban Design and Structure Plans.
Land uses within the Tauriko Business Estate
will be restricted to activities that will not
exceed the design capacity of services,
particularly streets. Any retail or office uses
that do not comply with the conditions for
ancillary-type retail and office activities will
need to establish through the resource consent
process that traffic effects are within the design
capacity of the street network.
(b)
28.4.4
Other Methods
Apply Development Contributions under the
Local Government Act 2002 to the Tauriko
Business Estate in accordance with the
Councils Development Contributions Policy.
Provide information to the public about the
likely timing of development and infrastructure
provision through the Long Term Council
Community Plan.
28.4.5
The provision of infrastructure services is
required as part of the mitigation of effects from
development. Services design must also take
account of existing services networks to ensure
that systems have adequate capacity to cope
with increased demand.
The development of the Tauriko Business
Estate will be in stages that will ensure
consolidation of development and sequencing
that will avoid premature extensions of services
and ensure that the adverse effects of
development on services capacity can be
minimised.
The staging prerequisites set out in the
subdivision rules are defined in terms of the
development of the street network. The streets
within the development also serve as trunk
service corridors. The intention is to achieve
logical implementation, including provision of
an access link to Pyes Pa West as part of the
development of Stage 2. Any departure from
the defined staging will require consideration
as a discretionary activity where it will be
necessary to establish that the objectives and
policies for urban form and servicing will still be
achieved, and that any financial effects of
changing the staging of development are not
borne by the wider community.
The latter stages of development (Stage 3,
generally south of Gargan Road to Belk Road)
are partly reliant on access to State Highway
29 using existing intersections. Traffic
assessment
has
identified
that
these
intersections will require improvements to
accommodate traffic in a safe and efficient
manner. For this reason, development of the
A cap on the floor area for retailing in the
Commercial Business 1 Zone is designed to
ensure that the capacity of the street network is
not exceeded.
The Urban Design Plan indicates the position
of a potential bypass route that is considered to
be generally suitable, subject to further
investigation.
Infrastructural services for Tauriko Business
Estate have been planned in detail to ensure
efficient and effective provision is made to
meet the expected units of demand. The cost of
services provision and upgrading can be
estimated accurately on the basis of detailed
services structure plans, giving confidence for
setting development contributions under the
Local Government Act 2002 and the Councils
Development Contributions Policy.
The project is long term and the effects of
development may not occur for several years.
The existing policies, systems, and procedures
for planning and provision of infrastructure for
urban growth areas will also be applied to
Tauriko.
Tauriko Business Estate Management
Rules
28.5
Permitted Activities
The permitted activities in the Business Activity
Zone Table 20.1 shall apply subject to the
exceptions set out below and subject to
compliance with the conditions in Rule 28.6.
When the circumstances in Rule 28.10(b)
apply, the use shall be a non-complying
activity.
28.5.1
Commercial Business 1
The gross floor area for development within the
Commercial Business 1 Zone shall not exceed
50% of the total site area.
Page 7 of 34
For the purposes of this rule "total site area"
shall mean the area of the site exclusive of any
escarpment area, stormwater management
area or area of road to be vested in the
Council.
28.5.2
Convenience Centres
For areas within 100m of the centre of the
nodes defined in "Tauriko Business Estate
Urban Design Plan" as a Tauriko Business
Estate Convenience Centre permitted activities
shall also include:
(a)
General Retail and Service Retail not
exceeding 500m² in total gross floor
area within each centre provided any
one tenancy shall be limited to a
maximum of 100m²; and all ancillary
or accessory activities, including
parking, shall be located within the
centre.
(b)
Childcare facilities.
28.5.3
Buffer Strips, Escarpment Areas
and Visual Mitigation Buffers
For the areas defined on the "Tauriko Business
Estate Urban Design Plan" as Escarpment
Area or Visual Mitigation Buffer permitted
activities shall be limited to protection,
establishment, enhancement, and maintenance
of landscape planting, and provision of
walkways.
This rule shall apply from the date that a
Certificate is issued under Section 224 of the
Resource Management Act for any subdivision
of the subject land approved in terms of Rule
28.7.2.
Note:
28.5.4
Earthworks within any Escarpment Area require
resource consent except where such works comply
with Rule 28.5.6
80m Separation Area
For the areas defined on the "Tauriko Business
Estate Urban Design Plan" and Appendix 28C
as 80m Separation Area:
(a)
Use of the 80m Separation Area shall
be limited to:
(i)
Page 8 of 34
Protection,
establishment,
enhancement, and maintenance
of landscape planting, and
provision of walkways.
(ii)
Uses (excluding any buildings)
provided for as permitted
activities under Rule 21.1 in the
Rural Zone)
(iii)
Stormwater detention ponds,
and associated earthworks and
structures,
(excluding
any
buildings).
(b)
Notwithstanding (a) above, parking,
access and manoeuvring that is fully
screened from view from any
adjacent site in the Rural Zone may
also be undertaken provided this shall
not be closer than 60m from the
boundary of any property in the Rural
Zone.
28.5.5
Landmark Entry Treatment Areas
For the areas defined on the Tauriko Business
Estate Urban Design Plan as "Landmark Entry
Treatment", the following shall also be
permitted activities:
(a)
Cultural and
features;
heritage
landmark
(b)
Composite Signs that comply with
Rule 28.6.5. For the purposes of this
rule a "Composite Sign" shall mean a
sign that indicates the location of one
or more business activities physically
located and operating within the
Tauriko Business Estate.
28.5.6
Earthworks in Escarpment Areas
For any area defined on the Tauriko Business
Estate Urban Design Plan as an "Escarpment
Area", permitted earthworks shall not exceed a
cut depth of 1m, or a volume of 50m3 .
28.6
Permitted Activity Conditions
Permitted Activity Conditions 20.2, shall apply
to any permitted activity in the Tauriko
Business Estate subject to the exceptions set
out below:
28.6.1
Tauriko Business Estate Special
Height Area
(a)
All buildings on a site shown in
"Tauriko Business Estate Urban
Design Plan" as "Tauriko Business
Estate Special Height Control Area
(Recession
Plane)"
shall
be
contained within a building envelope
measured 8m above ground level at
the boundary of the Industrial
Business and Commercial Business 1
Zone and the Greenbelt Zone, and at
an angle of 20 degrees above
horizontal into the site to the
maximum height applicable for the
zone; (See Diagram - Appendix 28C).
(b)
All buildings on a site shown in
Estate - 12m Height Limit" shall not
exceed a height of 12m above ground
level.
28.6.2
Traffic Management, Safety and
Convenience
(a)
Rule 20.2.1.5 (a) shall not apply to
any site within the Tauriko Business
Estate;
(b)
(c)
(d)
(i)
All buildings on the site shall be
set back a minimum of 5m from
the Spine Road boundary;
(ii)
Loading and unloading, or
outdoor storage activity shall be
set back behind a line parallel to
the Spine Road, no closer to the
nearest part of any building to
the boundary with the Spine
Road, and extending across the
full width of the site;
(iii)
In the Industrial Business Zone,
for any exterior wall that faces
the Spine Road and which is
greater than 150m² in face area,
provision shall be made for at
least two of the following:
n
Between the roundabout at Takitimu
Drive/Spine Road and the second
roundabout on the Spine Road
(approximately 400m) no direct
vehicle access shall be provided onto
the north side of the Spine Road
unless that vehicle access is directly
off the first roundabout on the Spine
Road.
n
n
No direct vehicle access shall be
provided onto the south side of the
Spine Road between the roundabout
at Takitimu Drive/Spine Road and the
first roundabout on the Spine Road
(approximately 200m).
Every activity shall provide on-site
parking, manoeuvring, loading and
access in accordance with the
provisions
of
Chapter
24
Transportation Activity and Other
Network Utility Rules.
28.6.3
Visual Amenity - Streetscene
(a)
Rule 20.2.1.6 shall not apply to any
site within the Tauriko Business
Estate;
(b)
For sites within the Commercial
Business 1 and Industrial Business
Zone having a direct frontage to the
Tauriko Business Estate Spine Road
shown on the "Tauriko Business
Estate Urban Design Plan":
n
A step or protrusion in the
wall of at least 2m in depth
for the full height of the wall.
Doors and windows that
cover at least 20% of the
wall.
A variation of surface
texture that covers at least
30% of the wall and that
provides relief from the wall
of at least 20mm.
Vegetation in the form of
vines and other climbing
plants attached to the wall
or free standing plantings
that cover or screen at least
of 50% of the wall
(iv)
In the Industrial Business Zone,
front entrances to buildings
shall face the street and be
entirely visible from any vehicle
entrance off the Spine Road;
(v)
Specimen tree planting shall be
provided and maintained by, or
on behalf of, the landowner on
sites adjoining the Spine Road
boundary at the rate of one tree
for every 10 lineal metres of
road
frontage
or
fraction
thereof.
The required trees
shall be located in the area
within 10m of the front boundary
of the site with the Spine Road;
(vi)
At least 50% of the setback
required by clause (i) above
shall be landscaped in the form
Page 9 of 34
of shrubs
species.
and
shall not exceed an area in
excess of 10% of the total wall
area of the building, within the
profile of the building. For the
purposes of this rule, a sign is
considered to "face" an area if
the outside face of the sign is
parallel or at an angle of 45 or
less to the boundary of the zone
opposite.
groundcover
(vii) No more than 5 vehicle parking
spaces may be located within
the 5m setback required by
clause (i) above;
(c)
For all other sites in the Tauriko
Business Estate, specimen tree
planting shall be provided and
maintained by, or on behalf of, the
landowner at the rate of one tree for
every 15 lineal metres of road
frontage.
The required specimen
trees shall be located in the area
within 10m of the front boundary of
the site with the Road;
(d)
For the purposes of this rule,
"Specimen Tree" shall mean a tree
species set out in the Species List in
Appendix 28E.
(e)
For the purposes of clause (b)(iii)
above a wall is considered to "face" a
boundary if the outside face of the
wall is parallel to or at an angle of 45
degrees or less to the boundary.
28.6.4
Visual Amenity - General Signs
(a)
site within the Tauriko Business
Estate;
(b)
(c)
No signs shall be placed on or above
any building roof, ridgeline or
parapet;
(d)
Any illuminated sign shall be
designed and operated in accordance
with Rule 20.2.1.13.
(e)
For the avoidance of doubt, no sign
shall be placed within a Visual
Mitigation Buffer, Escarpment Area,
Stormwater Management Area, Zone
Interface 10m Planted Buffer Strip or
5m Planted Buffer Strip, or Visual
Extension of a Green Connector, or
the Greenbelt Zone (with the
exception of interpretive or directional
signage associated with the use of
public open space).
28.6.5
Visual Amenity -Signs in
Convenience Centres
(a)
site within a Tauriko Business Estate
Convenience Centre.
(b)
For any site, signs shall not exceed:
For any site, signs shall not exceed
any combination of the following:
(i)
One freestanding, double-sided
sign not exceeding 10 metres in
height, or the maximum height
for the zone, whichever is the
lesser, and up to 2 metres in
width;
(ii)
One freestanding sign not
exceeding 3 metres in height
and 2 metres in width for every
30 linear metres of road
frontage;
(iii)
Signs, whether painted or
attached, covering up to 30% of
the total wall area of the
building, within the profile of the
building; subject to (iv) below.
(iv)
Page 10 of 34
Where the sign faces the Pyes
Pa West residential area or Belk
Road rural area the sign,
whether painted or attached,
(i)
One freestanding sign not
exceeding 3 metres in height
and 2 metres in width for every
30 linear metres of road
frontage;
(ii)
Signs, whether painted or
attached, covering up to 30% of
the front wall area of the
building, and up 30% of any
other wall within the profile of
the building; subject to Rule
28.6.6 (iv) below.
(c)
No signs shall be placed on or above
any building roof, ridgeline or
parapet;
(d)
28.6.6
Visual Amenity - Composite Signs
(a)
Within a Landmark Entry Treatment
location identified on the Tauriko
Business Estate Urban Design Plan,
one composite sign may be erected
subject to the following:
(i)
A design theme for the sign has
been approved as part of a
subdivision consent for the
Landmark Entry Treatment Area
as shown on the Urban Design
Plan;
(ii)
The sign is a single, doublesided
sign
not
exceeding
10metres in height, or the
maximum height for the zone,
whichever is the lesser, and up
to 3 metres in width;
(iii)
The sign is not located on any
public road or other public open
space;
(iv)
The sign is not located within
200m of the intersection of the
Spine Road and Belk Road.
(v)
The use of colours under this
rule shall not include any of the
colours listed in Group E 49 - 58
in British Standard 5252:1976;
(vi)
For the avoidance of doubt, this
rule shall not apply to any
window frames, guttering, or
down pipes.
(b)
Notwithstanding 28.6.7(a)(ii) above,
any buildings on a site shown on the
Estate Special Height Control Area
(Recession Plane)" shall have all roof
elements pitched so as to avoid
creating glare from the sun when
viewed from the Pyes Pa West
residential area.
28.6.8
Visual Amenity - Outdoor Storage
Outdoor storage of materials, products,
containers and the like shall not exceed 16
metres in height, or the maximum height for the
zone, whichever is the lesser.
28.6.9
Noise and Disturbance
(b)
28.6.7
Visual Amenity - External
Appearance of Buildings and Other
Structures
(a)
Rules 20.2.1.12 (a), (b), (e) and (g)
shall apply;
(b)
Rules 20.2.1.12 (c), (d) and (f) shall
not apply;
For any site within the Industrial
Business Zone:
(c)
Noise from activities on any site
within the Industrial Zone, measured
at or within the boundary of any other
site in the Industrial Zone or
Commercial Business 1 Zone, or
Greenbelt Zone shall not exceed the
following limits:
(a)
(i)
No part of any surface of any
exterior wall shall have a
reflectance value exceeding
35%;
(ii)
roof shall have a reflectance
value exceeding 25%;
(iii)
(iv)
other exterior structure or
building shall have a reflectance
value exceeding 35%;
For the purposes of this rule,
the term "reflectance value"
shall have the same meaning as
used
in
"BS5252:1976
Framework for colour coordination
for
building
purposes";
For any site within the Industrial Business
Zone:
(d)
(i)
Monday to Sunday 7.00 am to
10.00 pm: 65 dBA (L 10);
(ii)
All other times: 55 dBA (L 10 )
and 80 dBA (L max);
Prior to commencement of any land
use within 100 metres of any dwelling
existing as at 10 December 2005 on a
Rural Zone property, an acoustic
design report prepared by a suitably
qualified and experienced acoustical
engineer shall be submitted to the
Council. The report shall outline the
range of activities, their potential
Page 11 of 34
noise levels and any noise mitigation
/ management measures that will be
implemented
to
demonstrate
compliance with Noise Rules (a) and
(c).
(vi)
(b)
Where a land use is being carried out
on a lot created from a subdivision
under Subdivision Rule 28.7.4, the
land use shall be deemed to have
complied with Rule 28.6.10 above.
28.7
Restricted (Limited)
Discretionary Activities
28.6.10 Stormwater Management
No development shall occur in the Tauriko
Business Estate unless management of the
quantity and quality of stormwater to be
discharged is in accordance with the criteria
provided in Appendix 28F including the
following:
(a)
(b)
(c)
The 50 year ARI flood peaks from
each stormwater catchment as shown
on Structure Plan SP14 shall not be
greater
than
50%
of
the
predevelopment peak runoff rates
(i.e. pastoral land use);
The 2 year ARI flood peaks shall be
reduced to 30% of the predevelopment peak runoff rates;
Sediment and contaminants are
removed in accordance with the best
standards and best practices relevant
to the management of industrial and
commercial contaminants within the
discharge.
28.6.11 Compliance of Land Use with
Structure Plan, Services Strategy,
Staging Plan, Urban Design Plan,
etc:
(a)
No landuse shall occur in the Tauriko
Business Estate unless it complies
with the requirements of:
Appendix 28C - Mitigation and
Landscaping
Features
and
Buffer Zone Diagrams.
Rule 20.4 Limited Discretionary Activities shall
apply.
28.7.1
Restricted (Limited) Discretionary
Land Use - Matters of Discretion
and Conditions in the Tauriko
Business Estate
28.7.1.1 Visual Amenity - Streetscene
The Council restricts the exercise of its
discretion to:
(a)
The extent to which the activity will be
consistent
with
the
relevant
objectives and policies for the Tauriko
Business Estate;
(b)
Architectural detailing of the building
that avoids the creation of blank
featureless walls;
(c)
The screening of outdoor storage
areas from passersby;
(d)
Building entry location and visibility;
(e)
Car parking layout and design;
(f)
(i)
Tauriko Business Estate Urban
Design Plan;
Landscape planting that will soften
the appearance of structures and
promote distinctiveness and a sense
of place.
(ii)
SP14 Tauriko Business Estate
Services Structure Plan;
28.7.1.2 Visual Amenity - External Appearance
of Buildings and Other Structures
(iii)
Appendix
Business
Strategy
Schedule.
(iv)
Tauriko Business Estate Staging
Plan
discretion to the extent to which the site and/or
building and/or other structure will be visible in
whole or in part from rural and residential
properties in the surrounding environment.
(v)
Page 12 of 34
28A
Tauriko
Estate
Services
and
Sequencing
Appendix 28B - Mitigation and
Landscaping Specifications.
28.7.1.3 Activities within the 80m Separation
Area
discretion to the extent to which the activity
may result in restrictions on the carrying out of
lawful activities on adjacent sites in the Rural
Zone, and the maintenance and enhancement
of rural amenity values.
applications need not be notified or served on
other persons in respect of an application made
under Section 28.7.
28.7.1.4 Earthworks in Escarpment Areas
discretion to the extent to which the activity will
maintain landform and vegetation that provides
visual screening and a backdrop with rural
character to business development, when
viewed from residential and rural areas
28.7.2
28.7.4
Note:
Restricted (Limited) Discretionary
Land Use - Standards and Terms in
the Tauriko Business Estate
Special Rules for Controlled
Activity Subdivision - Standards
and Terms in the Tauriko Business
Estate
For the avoidance of doubt, where any of the matters
in this rule have been addressed through earlier
subdivision consent, they need not be readdressed in
any subsequent subdivision application.
28.7.2.1 Visual Amenity - Streetscene
(a)
Rules 20.3.1.1, 20.3.1.2 (a), and
20.3.1.5 , shall apply;
A qualified landscape architect (or other
suitably qualified design professional approved
by the Council) shall prepare a visual
assessment in respect of any application under
Section 28.7.1.1.
(b)
Any application shall demonstrate
how the subdivision will be developed
in a manner that is consistent with:
28.7.2.2 Visual Amenity - External Appearance
of Sites, Buildings and Other
Structures
A qualified architect or landscape architect (or
other suitably qualified design professional
approved by the Council) shall prepare a visual
Section 28.7.1.2 with particular regard to the
appearance of the site, building, or structure as
viewed from rural or residential properties in
the surrounding environment.
(i)
Tauriko Business Estate Urban
Design Plan;
(ii)
Tauriko Business Estate Staging
Plan;
(iii)
SP14 Tauriko Business Estate
Services Structure Plan;
(iv)
Appendix
28A:
Tauriko
Business
Estate
Services
Strategy
Statement
and
Sequencing Schedule;
(v)
Appendix 28B: Mitigation and
Landscaping Specifications;
(vi)
Appendix
28C:
Mitigation,
Landscaping
Features
and
Buffer Zone Diagrams;
28.7.2.3 Earthworks in Escarpment Areas
A qualified landscape architect (or other
suitably qualified design professional approved
by the Council) shall prepare a visual
Section 28.7.1.4 with particular regard to the
visibility and appearance, including glare, of
any industrial development as viewed from
rural or residential properties in the
surrounding environment.
28.7.3
Non-Notification
In respect of:
(a)
(b)
(vii) Appendix 28D: Typical Road
Plans and Cross Sections;
(c)
A Landscape Concept Plan shall be
submitted
specifying
the
work
required to achieve the requirements
set out in (b) above, including, but not
limited to:
(i)
Activities that do not comply with
Rule 28.6.3; and
Streetscape for Spine Road and
Green Connectors;
(ii)
Activities that do not comply with
Rule 28.6.7;
Visual Extension
Connector;
(iii)
Walkways
linkages;
and
of
Green
cycleway
Page 13 of 34
(iv)
Stormwater Management Area;
(v)
Escarpment Area;
(vi)
Visual Mitigation buffer;
predevelopment peak runoff
rates (i.e. pastoral land use);
(vii) Zone Interface 10m Planted
Buffer Strip and 80m Separation
Area;
(ii)
The 2 year ARI flood peaks
shall be reduced to 30% of the
pre-development peak runoff
rates;
(iii)
Sediment and contaminants
shall be removed in accordance
with the best industry practice
with particular regard to the
removal
of
industrial
and
commercial
surface
and
chemical contaminants within
the discharge.
(iv)
Stormwater ponds shall be
provided with
all weather
access that will enable ongoing
maintenance to be carried out.
(viii) Planted buffer;
(ix)
Landmark entry features;
(x)
A design theme, including
location, for any composite sign
within
a
Landmark
Entry
Treatment area.
(xi)
(d)
Convenience Centres
how the provisions of the Cultural
Heritage Plan for the Tauriko
Business Estate have been given
effect to including:
(i)
(ii)
Provision for cultural gateway
structures and historical panels
within the defined Landmark
Entry Treatment Areas;
Naming of streets, parks and
other public amenities;
(iii)
Riparian protection and native
planting
alongside
the
Kopurererua
stream
and
stormwater ponds;
(iv)
Archaeological site monitoring
and protection;
(e)
how the recommendations of the
archaeological
assessments
prepared for the Tauriko Business
Estate (Mathew Campbell - June,
November and December 2004) have
been given effect to;
(f)
Management of the quantity and
quality
of
stormwater
to
be
discharged shall be in accordance
with the criteria provided in Appendix
28F including the following:
(i)
Page 14 of 34
(g)
The 50 year ARI flood peaks
from
each
stormwater
catchment
as
shown
on
Structure Plan SP14 shall not be
greater than 50% of the
A report shall be provided by a
Category 1 Geotechnical Practitioner,
or other person acceptable to the
Council,
to
demonstrate
that
consideration has been given to
geotechnical aspects, including:
(i)
Earth filling and peat deposits;
(ii)
Earthworks excavations;
(iii)
Slope stability;
(h)
Notwithstanding compliance with the
Sequencing Schedule set out in
section 7 of Appendix 28A, Section
224 Certification shall not be allowed
for more than 500 Household Unit
Equivalents (19 units per hectare for
water supply) in the Tauriko Business
Estate prior to a water reservoir site
being secured and the double endfed water supply being provided via
the Kennedy Road link route,
provided that this standard and term
shall not apply to that area of
development
adjacent
to
the
intersection of Cambridge Rd and
State Highway (approximately 5ha)
as described in the Services Strategy
Statement.
(i)
section 7 of Appendix 28A, Section
224 Certification shall not be allowed
for more than 1,100 Household Unit
Equivalents (19 units per hectare for
wastewater) in the Tauriko Business
Estate prior to the construction of a
Business 1 Zones with the Rural
Zone;
pipeline (known as the "Southern
Pipeline") to redirect the wastewater
catchments in Tauranga South to the
Te Maunga wastewater treatment
plant as described in the Services
Strategy Statement.
(j)
section 7 of Appendix 28A, the
following additional requirements
shall apply in respect of Stormwater
Ponds B1 and C:
(i)
(ii)
(k)
prior to a section 224(c)
certificate being issued for the
subdivision of any land within
the catchment of Stormwater
Pond B1, or for Stormwater
Pond B1 itself, the pond shall be
fully constructed in accordance
with
engineering
drawings
approved by Council and a
value for the land involved shall
have
been
determined
in
accordance with Tauranga City
Council's
Development
Contributions Policy;
prior to a section 224(c)
certificate being issued for the
subdivision of any land within
Stages 3A and 3B, or for
Stormwater Pond C itself,
Stormwater Pond C shall be
fully constructed in accordance
with
engineering
drawings
approved by Council and a
value for the land involved shall
have
been
determined
in
accordance with Tauranga City
Council's
Development
Contributions Policy.
Public transport routes and facilities
shall be provided for within the
development.
28.7.4.1 Special Rules for Controlled Activity
Subdivision - Matters of Control and
Conditions in the Tauriko Business
Estate
(a)
The location of the following features
shall,
where
relevant
to
the
subdivision, be delineated on the plan
of subdivision and identified in a
consent notice:
(i)
Boundary between the Industrial
Business
and
Commercial
(ii)
Boundary between the Industrial
Business
and
Commercial
Business 1 Zones with the
Greenbelt Zone;
(iii)
Escarpment Area;
(iv)
Landmark
Area;
(v)
Convenience Centre;
(vi)
Special Height Control Area;
Entry
Treatment
(vii) Visual Mitigation Buffer;
(viii) Visual Extension
Connector;
(ix)
of
Green
Zone Interface 10m Buffer Strip
and 80m Separation Area (Belk
Road);
(b)
Establishment and maintenance of
landscaping on land to be vested in
Council shall be at the consent
holder's cost and shall be a condition
of consent.
A minimum two-year
landscaping maintenance programme
shall generally be established as a
condition of consent. A maintenance
programme period of up to four years
may be required where there are
special circumstances that apply to
the site. Annual replacement planting
shall be carried out for any plant
losses.
(c)
Notwithstanding (b) above, the
minimum
three-year
landscaping
maintenance programme shall be
established as a condition of consent
for the Visual Mitigation Buffer.
(d)
On subdivision of any land that
includes any part of any Road,
Escarpment
Area,
Stormwater
Management Area, Buffer Strip, or
Visual Mitigation Buffer, provision
shall be made for the planting of that
area in accordance with Appendix
28C Buffer Zone Diagrams, Appendix
28D Road Plans and Cross Sections
and 28E Species List. The planting
shall be completed as part of the
development of the subdivision.
Protection in perpetuity through a
consent notice shall be provided for
any planting on land that will remain
Page 15 of 34
20.4.1.2 and 20.4.2.1 shall apply (i.e.
Traffic Impact Study and assessment
of transportation effects) and the
application shall detail consultation
undertaken with Transit New Zealand.
in private ownership.
Ongoing
maintenance and development shall
be identified as a requirement in the
consent notice;
(e)
(f)
Provision shall be made for a wire
mesh (or other visually permeable
material) fence or other physical
barrier generally no greater than 1.2
metres in height to be erected at the
time of subdivision and maintained to
prevent any encroachment of any
activity into any escarpment area,
Visual Mitigation Buffer, stormwater
management area or 5m or 10m
buffer strip (Refer Appendix 28C).
The Stormwater Management Area
and Visual Mitigation Buffer and 10m
Planted Buffer Strip shall be vested in
the Council;
(g)
Conditions may be imposed relating
to earth filling and excavations,
building and infrastructure setback
distances from the crest and toe of
escarpment slopes, debris retention
measures, and batter slope design;
(h)
Provision shall be made for practical
access and servicing of any land
adjacent to the subdivision to ensure
that adjacent land parcels are able to
be reasonably developed for their
zoned purpose.
(i)
The 10m Planted Buffer Strip shall be
established at a ground level that
maximises its screening effect in
relation to permitted buildings on
adjacent industrial land.
(j)
Where applicable, conditions may be
imposed requiring completion of
relevant
works
listed
in
the
Sequencing Schedule contained in
Section 7 of Appendix 28A.
28.8
Restricted (Limited)
(a)
Rule 20.4 - Limited Discretionary
Activities shall apply with the
exception that 20.4 (d) shall not
apply;
(b)
Any activity that does not comply with
Rule 28.5.1 (i.e. floor area limit for
the Commercial Business 1 Zone)
shall also be a limited discretionary
activity. The requirements of Rules
Page 16 of 34
28.9
(a)
Rule 20.5 - Discretionary Activities
shall apply;
(b)
Any land use that does not comply
with Rule 28.6.11 shall be a
discretionary activity.
(c)
In addition to the foregoing, the
following shall also be discretionary
activities:
(i)
Any subdivision or land use
within any Stage of the Tauriko
Business Estate (as identified in
Diagram 9) where any of the
prerequisites set out in Column
2 of the Sequencing Schedule
table contained in section 7 of
Appendix 28A in relation to that
Stage have not been completed.
(ii)
Any subdivision of land within
any Stage of the Tauriko
Business Estate (as identified in
Diagram 9) where any of the
prerequisites set out in Column
3 of the Sequencing Schedule
table contained in section 7 of
Stage have not been completed,
unless the application for
subdivision consent specifically
undertakes
that
those
prerequisites will be completed
prior to a Section 224(c) RMA
Certificate being issued in
repect of the subdivision.
(iii)
Any land use within any Stage
of the Tauriko Business Estate
(as identified in Diagram 9)
where any of the prerequisites
set out in Column 3 of the
Sequencing Schedule table
contained in section 7 of
Stage have not been completed
unless the land use concerned
requires
resource
consent
under some other rule in this
Plan and an application for
resource consent for that land
use specifically undertakes that
with Appendix 28A including
Sequencing Schedule.
those prerequisites will be
completed
prior
to
commencement of the activity.
(b)
(d)
Notification and service of any
application shall be in accordance
with the matters set out in Rule
11.1.3.
28.9.1
Assessment of Applications and
Conditions
Unless otherwise stated in the Plan, in
considering an application for a discretionary
activity under this rule, and without limiting
Council's general powers under the Act in
respect of such applications, Council shall have
particular regard to the Assessment Criteria
under Rule 28.9.2.2
28.9.2
An assessment shall be provided that:
(a)
Identifies any relevant effects
(b)
Includes both short and long term
effects and cumulative effects
(c)
Includes an assessment of effects on
all services (including the local road
and state highway network) and an
assessment of the extent to which the
proposed activity is consistent with
the Tauriko Business Estate Services
Strategy Statement and Sequencing
Schedule in Appendix 28A. Where it
is contended that the effects on any
particular service will be negligible,
the basis of any such contention shall
be specifically addressed.
(d)
Has been prepared by a person or
persons who, in the opinion of the
Council, are suitably qualified to
provide the relevant assessments.
28.9.2.2 Assessment Criteria
Without restricting the Council’s discretion to
consider other matters, in making a decision
the Council will consider:
(a)
Where, at the time the application for
resource consent is considered, any
prerequisite in the Sequencing
Schedule has not been completed:
(i)
Whether the activity will result in
any adverse effect on any
infrastructure, including any
effect on the safe and efficient
operation of the local road and
state highway network.
(ii)
Any effect on the funding and/or
programming of the provision of
infrastructure, when and on
whom any resultant increase or
decrease in costs will fall, and
how the applicant proposes to
mitigate any adverse financial
effects.
(iii)
The
outcome
of
any
consultation with the network
utility operators in respect of the
infrastructure to which that
prerequisite relates.
Special Standards and Terms for
Activities that require Consent
under Rules 28.9 (b) and (c)
28.9.2.1 Information Requirements
The effects (including short term and
long term, and cumulative effects) of
the activity including any effects
arising from the activity not complying
(c)
the
Matters relevant to Council’s general
powers under the Act in respect of
discretionary activities.
28.9.2.3 Conditions
Without limiting the Council’s general powers
under the Act to impose conditions on
consents, particular matters that may be
addressed through conditions include:
(a)
Requiring
the
provision
infrastructure at a specified time;
of
(b)
Requiring the payment of a bond to
ensure specified infrastructure works
are undertaken;
(c)
Restricting the scale of an activity.
28.10
Non-Complying Activities
(a)
Rule 20.7 - Non-complying Activities
shall apply;
(b)
Any land use or subdivision within the
Tauriko Business Estate shall be a
non-complying activity unless a
Development Contributions Policy for
the Tauriko Business Estate is
adopted and in operation under the
Local Government Act.
Page 17 of 34
(c)
Any activity accessory or ancillary to
an activity in the Tauriko Business
Estate Convenience Centres which is
located outside of the Convenience
Centre
locations
identified
on
Structure Plan SP14 shall be a noncomplying activity.
(d)
Notification and service of any
application shall be in accordance
with the matters set out in Rule
11.1.3.
28.11
Prohibited Activities
There are no prohibited activities.
Page 18 of 34
Appendix 28A: Tauriko Business Estate Services Strategy Statement
and Sequencing Schedule
This statement describes key proposals for
the development of infrastructure at Tauriko
Business Estate that are illustrated on the
Services Structure Plan SP14.
1.
Roads, Internal Roading
Transport services are all road based, with no
available alternatives such as rail. Provision
for road access to the site is external, relating
to the connection to the existing arterial
network, and internal, relating to the functional
hierarchy of access within the development.
External Roading
Improvements
to
the
intersections
of
Cambridge Road/State Highway 29, and Belk
Road/State Highway 29 will be required as a
result of traffic growth in the network whether
or not development at Tauriko takes place.
Improvements (additional left slip lanes as
shown on Concept Diagram, Mitigation
Measures and Staging at Lakes and Route K/
SH29 Roundabouts, Drawing No. Z1040601,
Sheet No. G004, Rev. B Diagram 12) will be
required to the intersection at Takitimu Drive/
State Highway 29 and the intersection of
Takitimu Drive/Spine Road, as a result of the
development at Tauriko. Timing is tied to the
staging of development. These works are
shown on an inset to the Structure Plan.
As a result of the business land development at
Tauriko either:
n
n
Interim improvements to the intersection
of Belk Road/State Highway 29 will
need to occur; or,
If a long term solution for that
intersection is developed prior to such
an interim solution being implemented,
that long term solution will need to occur
at an earlier date that would otherwise
be required.
Any such intersection improvements will
require substantial reconstruction of part of the
State Highway. Diagram 11 (Concept Diagram,
Mitigation Measure at Belk Road) illustrates the
type of intersection improvements which are
likely to be required as an interim solution and
the location of the proposed works is shown on
Structure Plan SP14.
However, the final
design of any interim solution may differ from
that shown.
Prior to any intersection improvements of the
aforementioned nature proceeding, separate
notice of requirements and designation
procedures under the RMA may need to be
completed.
Belk Road will be upgraded to a width and
pavement standard suitable for heavy
commercial vehicles.
The design of the
improvements will include provision of
streetlights in the vicinity of the intersection
with the Spine Road, footpaths and kerbs to
provide a safe environment for vehicles and
pedestrians.
In association with Transit New Zealand and
the Tauranga City and Western Bay District
Councils, preliminary investigations have been
undertaken to assess the benefit of providing a
possible re-alignment of State Highway 29 to
bypass Tauriko that will pass through the
structure plan area. Whilst the bypass is not
currently on Transit New Zealand's 10 year
plan, nor required to serve the Business Estate,
there is significant merit in considering possible
route options that may be capable of being
protected and secured for the future as the
development proceeds.
The staging of development means that route
choices exist that will not become critical to
development planning for several years and
therefore the parties will continue to cooperate
in order to achieve the best possible option into
the future. A possible future alignment for the
bypass is shown indicatively on the Structure
Plan for Tauriko.
Should a decision be made to proceed with the
bypass, the route will require authorisation by
way of a publicly notified requirement for
designation under the Resource Management
Act. A notice of requirement will address the
mitigation of any actual or potential
environmental effects of the proposed road.
If the Tauriko Bypass is constructed, the
improvements to the Belk Road/SH29
intersection described above are unlikely to be
required.
Page 19 of 34
Internal Roading
The internal road hierarchy comprises a subarterial (Spine) road, other collector roads and
pedestrian/walkway routes are shown on the
Services Structure Plan.
A road cross section is shown for the spine
road in Appendix 28D.
to be prevented from using the Gargan Road/
SH29 intersection. Measure to address this
may include stopping parts of Gargan Road
and/or the use of appropriate road design and
traffic management measures.
A primary public transport network is provided
along the spine road, with opportunities for
secondary routes along collector roads if
required.
Provision for cycles and pedestrians include:
Road
Function
Design Features
Sub
Arterial
(Spine
Road)
Mobility route
connecting all
stages of
development to the
surrounding arterial
network.
Operates as a green
link delivering a high
quality street
environment, and
provides mitigation
of visual effects.
Posted speed - 60 km/h.
Intersection spacing as
shown on SP 14.
Reserve width - 27m.
Provision for Public Transport
- Bus embayments/shelters
at 400m maximum spacings
Pedestrians - Pathways both
sides.
Provision for a cycleway,
central raised median, and
landscaping.
n
Collect
or
Roads
Mixed access routes TCC standards.
connecting to Spine
Road.
Operate as a green
link and provide
mitigation of visual
effects.
The Spine Road includes intersections that will
be controlled by large roundabouts. The Spine
Road has two lanes, except where it
approaches the intersection with Takitimu Drive
where this increases to four lanes to
accommodate increased flows.
The Structure Plan also shows road
improvements and ramps to provide access
from Gargan Road to the Spine Road. These
ramps are indicative only, as they are not
required to enable the servicing of the Tauriko
Business Estate. There is also no provision for
funding by Development Impact Fees. The
purpose of showing the ramps is to flag the
long term potential for rural land at Gargan
Road to be used for urban purposes, and that
an option for access from Gargan Road to the
Spine Road be kept open. This needs to occur
without placing unreasonable or unfair
restrictions on the land owner. At the time a
subdivision or development occurs on the land
where the ramps are indicated, a decision will
need to be made by the Council on the most
appropriate outcome taking into account
relevant matters at that time. In the future
event that Gargan Road was to be connected
to the Spine Road, additional traffic would need
Page 20 of 34
n
n
n
2.
Links to Pyes Pa West residential area;
Crossing
points
roundabouts;
separated
from
Median refuges on Spine Road;
Off road
corridors.
routes
along
stormwater
Wastewater
The management of wastewater generated
within the Tauriko Business Estate shall be
undertaken by a combination of gravity and
limited rising mains and pump stations to the
main pump station that is to be constructed at a
location near to the Kopurererua Bridge at SH
29 as depicted on TCC SP13. This pump
station is within the Pyes Pa West urban growth
area structure plan and will discharge via twin
rising mains to a new gravity sewer at Barkes
Corner and into the existing Maleme St pump
station.
The Tauranga City Council system, into which
it is intended to direct wastewater cannot
accommodate
design
flows
for
the
development. TCC is to construct a pipeline to
redirect the catchments in Tauranga South to
the Te Maunga waste treatment plant. This
project is to be commissioned in mid 2008.
The Tauriko Business Estate development will
be then able to continue unrestricted by
wastewater disposal capacity. Development
staging and infrastructure provision will be
managed accordingly.
Summary details of the proposed wastewater
system are shown on SP 14.
3.
Stormwater
The land drains largely to the Kopurererua
Stream to the north with some to the Wairoa
River to the south. In accordance with best
practice, peak stormwater runoff rates and
discharge volumes discharging into the
catchment areas and will be managed by the
construction of a number of stormwater
detention ponds. These ponds will also deal
with stormwater quality and provide visual,
ecological and passive recreational functions.
To achieve this multi-functional purpose, the
stormwater ponds will generally have a
sediment
forebay
for
retaining
coarse
sediment, and a densely vegetated main pond
for settling out fine sediment and contaminants.
The vegetation will consist of rush and sedge
species designed to reduce the potential for
channelisation of stormwater flow and to
maximise the settlement of fine particles.
The ponds will not be lined. A permanent water
quality volume of water will be retained within
the ponds that is additional to the storage
volume. The water quality volume will be
replenished by ground and spring water as well
as runoff passing through the system. This
recharge in combination with the vegetation,
will reduce the potential for mosquito
populations and odour to cause a nuisance.
Peak runoff will be reduced to pre-development
rates in the same manner as the stormwater
system being developed for Pyes Pa West
Urban Growth Area.
Summary details of the proposed stormwater
management system are shown on SP 14.
Stormwater reticulation and ponds are limited
to standard stormwater runoff criteria.
Businesses which have a higher risk of
contamination are to have restrictions and
conditions placed on them to provide on-site
treatment in accordance with standard TCC
practice.
4.
Water Supply
There are two principal sources of water to
supply both the Pyes Pa West Urban and the
Tauriko Business Estate developments.
The treatment plant at Oropi Rd supplies lowpressure water to Barkes Corner from which
the initial supply to the developments will
come. This system can only service areas
below the RL 40m contour to maintain the
minimum domestic supply pressure of 300kpa.
A high level supply will be put in place above
the 40m contour.
A limited amount of development (500
household unit equivalents) can occur before
the construction of a double fed water main is
provided.
A small area (around 5ha) of development can
be serviced from the existing Cambridge Road
reservoir and reticulation.
Internal reticulation is designed to ensure that
100l/s can be delivered where specified to any
part of the development as this is a Fire
Service requirement.
5.
Utilities
5.1
Power
Power will be provided to the site in line with
staging and will deliver the minimum general
industry standard of 100 Amps per site.
Sufficient supply is available and security of
supply will be provided through industry best
practice.
5.2
Gas
Natural Gas Corporation will supply gas and
there is sufficient supply.
The existing gas transmission line running
through is protected by way of an easement
over part of the site. This line may require
relocation. The cost of relocation will not be
met by the Council or funded through
development contributions.
5.3
Telecommunications
Full industry standard service is available to the
development.
6.
Infrastructure Efficiency
The design, delivery and staging of
infrastructure will be undertaken to deliver a
sustainable system that reflects industry best
practice. Staging has been defined that will
ensure a logical development sequence is
followed.
Full industry standard service is available to the
development.
7.
Sequencing Schedule
The sequence of subdivision and land
development shall be in accordance with the
following
Sequencing
Schedule
[Note:
reference should also be made to the
requirements set out in clauses (h), (i) and (j) of
rule 28.7.4]:
Page 21 of 34
3B
Stage as
shown
on
Services
Structure
Plan
Prerequisite to any
resource consent
being granted or to
any land use
activity being
established
Prerequisite to Land Use
and Subdivision relevant
to Rules 28.9(c)(ii) and
(iii)
1
Spine Road
designed and
alignment
determined for Stage
1.
Pyes Pa bypass
connection to SH 29
completed.
Plant and fence off Visual
Mitigation Buffer adjacent
to development.Left Slip
lane from State Highway
29 to Takitimu Drive.
Left slip lane to Pyes Pa
West from Takitimu Drive.
Left slip lane from
Takitimu Drive to State
Highway 29
2
Spine Road and
Kennedy Road link
and bridge designed
and alignment
2.
Final design and
associated estimated
cost for the Belk
road, State Highway
29 intersection or for
such other
alternative southern
access to State
Highway 29
approved by
statutory road
authorities.
Spine Rd formed and
vested in Council for
Stage 1.
Spine Road
designed and
alignment
3A.
Intersection of Belk
Road and SH29
designed to a
standard approved
by statutory road
authorities, all
necessary statutory
authorisations are
obtained, and any
additional land
needed is acquired.
Spine Rd formed and
Stage 3A.
Belk Road and
intersection with State
Highway 29 upgraded, or
an agreed alternative
provided, .to a standard
approved by statutory
road authorities.
10m Planted Buffer Strip
at Belk Road established.
Stormwater pond C
constructed and
acceptable for vesting in
Council.
Kennedy Road Link and
Bridge constructed and
Council.
3A
Page 22 of 34
Spine Rd formed and
Stage 3A.
Stormwater pond C
constructed and
Council.
Belk Road and
intersection with State
Highway 29 upgraded, or
an agreed alternative
provided, .to a standard
approved by statutory
road authorities.
Stormwater ponds and
50m floodway established.
Left slip lane from Spine
Road to to Takitimu Drive.
Plant and fence off Visual
Mitigation Buffer adjacent
to development.
Left slip lane from SH29 to
Route K.
Appendix 28B: Mitigation and Landscaping Specifications
Mitigation Type
Purpose
Spine Road Street
Trees
Dimension
Planting Density and Specification
Plant Size at time
of planting
Mitigation of
effects on distant
views.
Streetscape
enhancement.
1 tree/15m general spacing.
Both sides of street.
PB150
Central median planted in grass with 1
tree/10m general spacing.
For roundabout diameters less than 10m
no trees in centre, for diameters > 10m
more than one tree can be planted.
PB150
Connector Road
Street Trees
Mitigation of
effects on distant
views.
Streetscape
enhancement.
1 tree/15m general spacing for both sides
of street.
PB150
Visual Extension of
Green Corridor
5m width protected from
Completes
linkages between buildings by BLR.
riparian areas and
escarpment.
1 tree/15m general spacing.
PB95
Visual Mitigation
Buffer\
Screening near
views from Pyes
Pa West to
Business
Industrial Area.
As shown on Urban Design Revegetation species on steep slope at
PB3
Plan.
1m spacing, free from defect, pest and
disease.
Where the natural slope
has been altered by
Trees minimum
Soil appropriately conditioned.
earthworks, it shall be cut
PB95 grade.
Top 5m section of bank - 2 rows of trees at
to a maximum of 30o
5m spacing. Trees true to form. Native and
(1V:2H), prior to topsoil
exotic species appropriate for screening
replacement.
and achieving a height of at least 15m
Stormwater
Management Area
Enhancing
amenity values,
ecological
functioning and
storm water
contaminant
removal.
Screening mid
range views into
the Commercial
Business and
Industrial
Business area.
As shown on Urban Design Species that are invasive, weedy or likely
Plan, but generally not less to infest waterways shall be avoided.
than 20m in width
Revegetation species at 1m spacings.
Reveg species PB3
Root trainers may
used for wetland
areas.
Root trainer plants at 3 plants/m2.
Trees in clump plantings at 5m spacings, Trees minimum
10 trees per clump, and maximum spacing PB95 grade.
of 50m between clumps.
Half area in open grassland.
Pond species provided.
Zone Interface
Buffer Strip
Screening short
and mid- range
views into the
Industrial
Business Area.
80m Separation area
including a 10m wide
planted buffer located a
minimum distance of 50m
from the boundary of any
rural zoned property.
3 rows of staggered tree planting at 5m
intervals.
Shrubs PB3
Trees minimum
PB95 grade.
Vegetation heights
controlled to avoid shading
as shown in Appendix 28C.
Page 23 of 34
Mitigation Type
Purpose
Dimension
Escarpment
Mitigation
Re-establishment
of ground cover
and trees on
modified
escarpments that
provide a
backdrop to
industrial and
commercial
buildings.
As shown on Urban Design Revegetation species at 2m spacing.
Plan.
Scattered clusters of mixed deciduous
species
PB2
5m width
Shrubs PB3
Planted Buffer Strip Screening short
range views into
the Industrial
Business Area.
Page 24 of 34
Planting Density and Specification
2 rows of staggered tree planting at 5m
intervals. Shrubs between.
Plant Size at time
of planting
PB40
Trees 2m minimum
height
Appendix 28C: Mitigation, Landscaping Features and Buffer Zone
Diagrams
Page 25 of 34
Appendix 28C: Mitigation, Landscaping Features and Buffer
Zone Ctd Diagrams continued
Zone Interface
80m Separation Strip and 10m Planted Buffer Strip
Note 1:
Vegetation to be designed to avoid trapping frost on adjacent
horticultural land.
Note 2: See Rule 28.5.4 80m Separation Area for land use and
building controls.
VISUAL EXTENSION OF GREEN CONNECTOR
Page 26 of 34
Appendix 28D: Typical Road Plans and Cross Sections
Page 27 of 34
Appendix 28D - Typical Road Plans and Cross Sections continued
Page 28 of 34
Appendix 28E: Mitigation & Landscaping Features - Species List
Notes:
1. The following list identifies species of vegetation suitable for use in different applications within the Tauriko Business Estate. Species
not listed may be also used with the approval of the Council where they have the same or similar environmental mitigation and/or
amenity characteristics
Davids Maple
9
Acer griseum
Paper bark maple
9
Acer platanoides
Norway Maple
9
9
9
9
9
9
Agathis australis
Kauri
9
Agathus robusta
Queensland Kauri
9
Alectryon excelsus
Titoki
Aristotelia serrata
Makomako
9
Jointed twig rush
9
Baumea juncea
9
Baumea rubiginosa
9
Baumea tenax
9
Taraire
Marsh clubrush
Carex geminata
Carex secta
9
9
Blechnum species
Bolboschoenus fluviatilis
9
9
Astelia grandis
Beilschmiedia tarairi
9
9
Acer rubrum
Baumea articulata
9
Buffer Strip Zone
Acer davidii
Escarpment Mitigation
9
Visual Mitigation Buffer
Trident maple
Stormwater Area
Acer buergerianum
Connector Road
Common Name
Property Frontage
Botanical Name
Spine Road
2. Where the term "species" is noted against a botanical name, the species is to be approved by the Council at the time of landscape
plan approval.
Purei
Carex virgata
9
9
9
9
9
9
9
Carpodetus serratus
Putaputaweta
9
9
Coprosma grandifolia
Kanono
9
9
Page 29 of 34
Buffer Strip Zone
9
9
9
9
Coprosma propinqua
Mingimingi
9
Coprosma repens
Taupata
9
9
9
9
Coprosma robusta
Karamu
9
9
9
9
Coprosma tenuicaulis
Hukihuki
9
Coprosma tenuifolia
Wavy leaved coprosma
9
Cordyline australis
Ti kouka
9
9
Cornus florida
Flowering dogwood
9
Cornus nutalli
Pacific dogwood
9
Cortaderia fulvida
Toitoi
9
9
9
9
Cortaderia toetoe
Toitoi
9
9
9
9
Corynocarpus laevigateus
Karaka
9
Cyperus ustulatus
Giant umbrella sedge
9
Dacrycarpus dacrydioides
Kahikatea
9
Dacrydium cupressinum
Rimu
Dodonaea viscosa
Akeake
9
9
9
9
Dysoxylum spectabile
Kohekohe
9
Eleocharis sphacelata
Bamboo spike sedge
9
9
9
Entelea arborescens
Whau
9
Fagus species
Beech
Gingko biloba
Gingko
Griselinia littoralis
Broadleaf
9
9
9
Hebe corriganii
Koromiko
9
9
9
Hebe stricta
Koromiko
9
9
9
Hedycarya arborea
Porokaiwhiri
9
Hoheria populnea
Lacebark
9
9
Connector Road
Karamu
Common Name
Property Frontage
Coprosma lucida
Botanical Name
Spine Road
Stormwater Area
9
9
9
9
9
Juncus edgariae syn. gregiflorus
9
Juncus pallidus
9
Page 30 of 34
9
9
9
Rewarewa
9
9
Juncus australis
Knightia excelsa
9
9
9
9
9
9
9
9
9
9
9
9
Laurelia novae-zelandiae
Pukatea
9
9
Lepidospermum australe
9
Buffer Strip Zone
9
Connector Road
Kanuka
Common Name
Property Frontage
Kunzea ericioides
Botanical Name
Spine Road
Stormwater Area
9
9
9
9
9
9
9
Leptospermum scoparium
Manuka
Liquidambar styraciflua
Liquidambar
Liriodendron tulipifera
Tulip tree
Macropiper excelsum
Kawakawa
9
9
9
Melicytus ramiflorus
Mahoe
9
9
9
Meryta sinclarii
Puka
9
Myoporum laetum
Ngaio
9
9
9
Myrsine australis
Mapou
9
9
9
Nyssa sylvatica
Tupelo
Olearia rani
Heketara
9
Olearia solandri
Coastal tree daisy
9
9
9
Phormium tenax
Harakeke
9
9
9
9
Phormium cookianum
Wharariki
9
Phyllocladus glaucus
Toatoa
9
Phyllocladus trichomanoides
Tanekaha
9
Pittosporum crassifolium
Karo
9
9
9
9
Pittosporum tenuifolium
Kohuhu
9
9
9
9
Plagianthus regius
Ribbonwood
9
9
9
Platanus species
Plane
Podocarpus totara
Totara
9
9
Poplar varieties
Poplar
Prumnopitys ferruginea
Miro
9
9
Prumnopitys taxifolia
Matai
9
9
Pseudopanax arboreus
Five finger
9
9
9
Pseudopanax crassifolius
Lancewood
9
9
9
9
9
9
9
9
9
9
9
9
9
9
9
9
9
Pseudopanax laetus
Pseudopanax lessonii
9
Houpara
9
Page 31 of 34
9
9
Quercus species
Oak
Salix varieties
Willow
Schefflera digitata
Pate
9
Schoenoplectus validus
Lake clubrush
9
Sequoia sempervirens
California redwood
Sophora microphylla
Kowhai
Syzygium maire
9
9
9
9
9
9
9
9
Maire tawaki
9
9
Taxodium distichum
Swamp cypress
9
Tilia species
Lime
Vitex lucens
Puriri
Weinmannia racemosa
Kamahi
Page 32 of 34
Buffer Strip Zone
Stormwater Area
Connector Road
Common Name
Property Frontage
Botanical Name
Spine Road
9
9
9
9
9
9
9
9
Appendix 28F: Stormwater Management Criteria - Tauriko Business
Estate
The following actions shall be implemented in
the Structure Plan 14 area. These provisions
will be implemented through a variety of
mechanisms, including the District Plan,
No
Design Standards, and the process of granting
individual development consents.
Action
Mechanism
1
The provisions of the TDC Code of Practice for Development is a means of
compliance with the standards of the District Plan.
District Plan
Code of Practice
2
No building shall be located in the 50-year flood plain.
District Plan and Subdivision Consent
3
All developments shall provide a stormwater management plan demonstrating: District Plan
n
that their primary stormwater drainage discharges to an approved
drainage system;
Code of Practice
n
how they will pass surface flows from above without causing erosion SWMP
or flooding of buildings;
n
how surface flows will be captured, or pass safely downstream;
n
management of runoff peaks to downstream so they are no greater
than from the pre-development catchment.
Subdivision Consent
4
Subdivision consent conditions shall be applied to ensure that the provisions of
the SWMP are applied comprehensively to all developments on the Tauriko
Business Estate Structure Plan area.
5
The 50-year ARI flood peaks from each subcatchment/pond system shall be no Discharge Consent Conditions
greater than 50% of the pre-development peak runoff rates (i.e. existing
pastoral land use).
Code of Practice for Development
The 2-year ARI flood peaks shall be reduced to 30% of the pre-developed peak District Plan Structure Plan provisions
runoff rates.
These targets can be achieved through a range of measures including low
impact design flood detention ponds, in-stream attenuation areas, etc.
6
Best management practice for sediment and contaminant removal shall be
required on all development areas.
District Plan
SWMP
7
All stormwater treatment devices shall have adequate access for maintenance
purposes.
Code of Practice, District Plan
8
Stream and riparian areas shall be enhanced with protection works and
planting.
District Plan, SWMP, Urban Design Plan,
Cultural Heritage Management Plan
9
All site developments (both subdivision earthworks and subsequent building
excavations and earthworks) shall comply with relevant EBOP requirements.
(e.g. EBOP publication Erosion and Sediment Control Guidelines for Land
Disturbing Activities, 2001/03).
District Plan, Regional Land and Water Plan
10
The education of the general public, property developers and contractors shall
be a focus for both Regional and District Council.
Councils
11
All on-line structures with natural channel upstream shall provide for fish
passage. Structure design shall incorporate cascading weirs or other suitable
permanent fish passage (for eels and inanga) into the outlet works of all instream structures.
Resource consent for stormwater discharge
12
All structures in the Kopurererua Stream shall be designed with adequate
clearance in accordance with the requirements of the Transit New Zealand
Bridge Design Manual.
Resource consent design and conditions
13
Site development shall include on-site containment and treatment devices.
Sediment and contaminants shall be removed in accordance with the best
standards and practices relevant to the management of industrial and
commercial contaminants within the discharge
Code of Practice for Development, NZ
Building Code, Maintenance programme
Page 33 of 34
Page 34 of 34

28 Tauriko Business Estate

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