Tauranga City Industrial Land Survey 2015

Tauranga City
Industrial Land Survey
2015
City Planning & Growth
Tauranga City Council
April 2015
TCC Ref: Obj A6177353
-1-
Tauranga City Industrial Land Survey 2015
1.0
Introduction
At present there is approximately 895.6 hectares of general Industrial land within Tauranga
City in nine general localities, and 210.5 hectares of Port Industry land in two locations1. This
report summarises the availability of vacant land for industrial purposes in Tauranga City and
provides a comparison of the 2015 results with prior surveys.
The information provided in this report will assist with future decision-making about provision
of industrial land for the City.
2.0
Methodology
The land survey for this report was undertaken over January and February 2015.
2.1
Definitions
Industrial Activity2 - Buildings or land used for the manufacture, dismantling, processing,
assembly, treating, testing, servicing, maintenance, storage, or repairing of goods, products,
articles, materials or substances and includes premises on the same land used for:
a)
The selling of goods by wholesale,
b)
The provision of amenities for employees.
General Industrial Land – all land zoned “Industry”, “Tauriko Industry” and “Papamoa East
Employment” in the Tauranga City Plan.
Port Industry Land – all land zoned “Port Industry Zone” in the Tauranga City Plan.
“Occupied” Industrial Land – Industrial zoned sites where over 50% of the land contains
structures, plant or material.
“Vacant” Industrial Land – Industrial zoned sites that contain no structures and are largely
clear of plant and material. (Land used for livestock grazing has been classed as vacant).
“Partially Vacant” Industrial Land – Industrial zoned sites where up to and including 50% of
the land contains structures, plant or material3
“Vacant but Not Available” Industrial Land – Industrial zoned sites that contain no structures
and are largely clear of plant and material, but are unsuitable or not available for
development, due to being on unusable terrain, or designated for reserves, roads,
stormwater or future wastewater treatment use.
1
In this survey “general industrial land” is comprised of “Industry”, “Tauriko Industry” and “Papamoa East
Employment” zoned land in the Tauranga City Plan.
While the spatial extent of “Port Industry zone” was noted in the 2011 Report (then called Port Business zone)
it was not surveyed as most of the Zone was inaccessible behind the Port security fence. The City Plan review
process extended a large proportion of this Zone beyond the Port security fence and from 2013 it is surveyed.
Port Industry zoned land in Mount Maunganui and Sulphur Point is surveyed separately from general industrial
zoned land, and the results further split between land within the Port security fence (where aerial photographs
are reviewed as it is inaccessible for survey) and land outside it (which can be physically surveyed).
2
Tauranga City Plan definition.
3
The spatial extent of Partially Vacant land is mapped and the area calculated in Figure 2 and Appendix 1. In
the survey results 50% of the spatial extent is counted as “Partially Vacant”, while the other 50% is counted as
“Occupied “, to provide a more accurate indication of “vacant” land that is potentially available.
“Partially Vacant but not Available” Industrial Land – Industrial zoned sites where up to and
including 50% of the land contains structures, plant or material and the remaining vacant part
of the land is not available for development due to being on unusable terrain, or designated
for reserves, stormwater or future wastewater treatment use.
2.2
Area of Study
The survey assessed nine areas of general industrial zoned land and two areas of Port
Industry zoned land under the Tauranga City Plan (see Figure 1).
2.3
Survey Procedure
The survey methodology used was as follows:
1.
Aerial maps of all Industrial zoned land were prepared by Geographic Information
Systems (GIS), overlain with both site boundary information as well as the results of
the 2012/13 survey.
2.
A field survey was conducted, involving visits to all accessible sites, and
reclassifying those that had become occupied, partially vacant, or vacant (or
undergone any significant changes) since the last survey was completed. For Port
Industry zoned land within the Port security fence, aerial photographs were used to
classify land parcels.
3.
GIS was used to calculate the spatial extent (hectares) of:
 Occupied,
 Vacant,
 Partially Vacant,
 Vacant but not available, and
 Partially Vacant but not available land.
4. Results were compared with previous surveys dating back to 1982 and trends
assessed. Subsequently maps for each industrial area were produced (see Appendix
1).
5. In the 2013 survey, properties for sale and/or for lease were recorded but not reported.
This record was repeated in the 2015 survey to allow results to be compared to provide
a general indication of property available to market for lease or development at time of
survey in 2013 and 2015.
6. Employee and Geographic Unit counts from the Statistics New Zealand annual
business demographic survey for each industrial area have also been included in this
survey as at 2001, 2006 and 2013 to show current levels and to indicate change over
time. Employee counts have also been used to provide an indication of employee
density (employees per hectare).
2.4
Zoning Changes
In 1997 some areas of land that were previously zoned Industrial B under the various
transitional district plans were rezoned to Commercial Business under the Proposed
Tauranga District Plan. This applied to land at Newton Street, Owens Place (Mt Maunganui),
Fraser Street, Glasgow Street, and Burrows Street (Tauranga). This led to a decrease in the
total amount of zoned industrial land, although land continued to be available for general
business use.
Tauranga City
Industrial Land Survey 2015
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-4-
Since 1997 two parcels of Recreation A zoned council reserve (Te Maire Reserve (1.078
hectares) and Aerodrome Reserve (0.0717 hectares)) were rezoned to Industrial Business,
which Council sold in 2000.
In addition to the 9.2 hectares for Tauriko included in the 2006/07 report (rezoned via District
Plan Change 32 (Pyes Pa West)), a further 255.2 hectares of industrially zoned land at
Tauriko was included in the 2008/09 survey (rezoned via Plan Change 41 (Tauriko/ IMF
Westland)). A boundary change was enacted in late 2008 which extended the Tauranga City
boundary to incorporate the full 264.4 hectare area rezoned from Rural to Industrial Business
zoning.
Papamoa East Employment zone in Wairakei was made operative in May 2011. It is noted
that while the map of Wairakei in Attachment 1 identifies an area of 119.27 hectares of
industrial land, a figure of 101.06 hectares is used in the calculations as it excludes 18.21
hectares of land designated for a Tauranga Eastern Link interchange and Te Okuroa Drive.
As a result of the City Plan Review commenced in 2009 a number of zoning changes
reduced the area of industrial zoned land as follows:
Judea – 1.06 hectares of Industrial Business zoned land rezoned to Commercial zone
(land to the north side of Waihi Road).
Oropi – 2.87 hectares of Industrial Business zoned land rezoned to Passive Open
Space zone.
Sulphur Point – 3.42 hectares of Industrial Business zoned land rezoned to Port
Industry Zone. 0.838 hectares of Industrial Business zoned land rezoned to Road
Zone. 0.482 hectares of Port Business zone rezoned to Road zone. Overall the
decrease of Industrial Business zoned land is 4.26 hectares while the increase to Port
Industry zone is 2.94 hectares.
Mount Maunganui – 25.29 hectares of Industrial Business zoned land rezoned to Port
Industry zone. 5.42 hectares of Industrial Business zoned land rezoned to Open Space
zone and Road zone.
Te Maunga – approximately 25.82 hectares of Industrial Business zoned land rezoned
to Special Purpose – Baypark Zone.
Owens Place – 2.23 hectares of Industrial Business zoned land rezoned to Commercial
Zone (site containing Harvey Norman and a number of other retail outlets).
Greerton – 0.56 hectares of Industrial Business zoned land rezoned to Rural Zone.
Tauriko – 1.44 hectares of Tauriko Industrial zoned land rezoned to Greenbelt Zone.
4.02 hectares of Tauriko Industrial zoned land rezoned to Road Zone








A number of “scheduled site” overlays were also applied via the City Plan Review at Tauriko
(7.24 hectares), Sulphur Point (2.25 hectares), Te Maunga (59.95 hectares) and Owens
Place (0.81 hectares) industrial areas which allow for a range of activities not generally
permitted under the industrial zone provisions4.
Overall general industrial zoned land was reduced by 57.3 hectares in Tauranga City from
the Industrial Land Survey conducted in 2011. While the area of general industrial zoned
land was reduced, the Port Industry zone increased by 30.5 hectares, of which 28.7 hectares
was formerly zoned Industrial Business. These changes were captured in the 2013 Industrial
Land Survey Report5.
4
See Chapter 18 Industrial Zones of the Tauranga City Plan for further information.
In the 2013 Industrial Land Survey Report due to significant zoning changes a separate table was included to
filter out sites that had been reclassified to improve the accuracy in measuring uptake of industrial land. As no
industrial land zoning changes occurred between 2013 and 2015, other than where new roads were developed
within Tauriko Industry area, this table was not necessary and not included in this report.
5
Tauranga City
Industrial Land Survey 2015
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Since 2013 the only zoning change that has occurred is within Tauriko Industry area with the
new road construction reducing the industrial zoned area as subject land is rezoned to Road
Zone (2.6 hectares).
In addition to zoning changes a Special Housing Area (SHA)6 has been approved in
Papamoa East which includes approximately 24.27 hectares (or 24%) of Papamoa East
Employment zoned land at Wairakei. This land may be lost to industry by way of
development of housing under the declared SHA.
3.0
Industrial Land Vacancy Results
3.1
General Results
The industrial land vacancy data for each category is provided in Tables 1 and 2 below for
general industrial land and Tables 3 and 4 for Port Industry zoned land. The location and
extent of vacant industrial land is identified in Figure 2 and in more detail in Appendix 1.
Table 1: General Industrial Land Vacancy Results, 2015
Degree of Vacancy
Vacant
Partially Vacant
Total Vacant
Vacant But Not Available
Partially Vacant but not Available
Occupied
Total Occupied
Total
Area (hectares)
387.37
19.09
406.46
16.82
34.75
437.57
489.14
895.60
Table 2: General Industrial Land Vacancy Results 2015
AREA
Vacant
(ha)
Partially
Vacant
(ha)
Judea
Mt Maunganui
Oropi
Greerton
Sulphur Point
Te Maunga
Owens Place
Tauriko
Wairakei
TOTALS
0.00
12.50
0.06
0.32
0.24
62.89
0.37
217.55
93.44
387.37
0.00
9.61
0.00
0.90
0.00
0.00
0.00
8.59
0
19.09
Total
Vacant
(ha)
Vacant but
not
Available
(ha)
0.00
22.11
0.06
1.22
0.24
62.89
0.37
226.14
93.44
406.46
0.00
0.82
0.59
0.00
0.06
7.73
0.00
0.00
7.62
16.82
Partially
Vacant but
not
Available
(ha)
3.26
0.00
6.16
0.00
0.00
25.33
0.00
0.00
0
34.75
Occupied
Total
Occupied
(ha)
Total Area
Hectares
(ha)
20.46
245.04
42.65
11.05
2.76
80.20
5.76
29.66
0
437.57
23.72
245.86
49.40
11.05
2.82
113.26
5.76
29.66
7.62
489.14
23.72
267.96
49.46
12.27
3.06
176.15
6.13
255.79
101.06
895.60
Note: while the areal extent of “Partially Vacant” land is 38.18 hectares, 50% (or 19.09 hectares) of this
has been retained in the “Partially Vacant” category while the other 50% has been added to the “Occupied”
category to provide a more accurate indication of land potentially available for development.
6
In August 2014 the Tauranga Housing Accord was signed by Tauranga City Council and the Government to
help address housing issues in the City by creating “Special Housing Areas” (SHA’s) under the Housing
Accord and Special Housing Areas legislation.
Tauranga City
Industrial Land Survey 2015
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Table 3: Port Industry Zone Results 2015
Within Port Security
Fence
0.58
0.00
0.58
0
0
156.56
156.56
157.14
Degree of Vacancy
Vacant
Partially Vacant
Total Vacant
Vacant But Not Available
Partially Vacant but not Available
Occupied
Total Occupied
Total
Outside Port
Security Fence
1.08
6.83
7.91
0
0
45.47
45.47
53.38
Table 4: Port Industry Land Vacancy Results 2015
AREA
Port
Security
Fence
Mt Maunganui
Sulphur Point
Both Areas
Within
Outside
Within
Outside
Within
Outside
Total
Vacant
(ha)
Partially
Vacant
(ha)
Total
Vacant
(ha)
Vacant but
not
Available
(ha)
0.58
0.00
0.00
1.08
0.58
1.08
1.66
0.00
5.00
0.00
1.83
0.00
6.83
6.83
0.58
5.00
0.00
2.91
0.58
7.91
8.49
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Total Area
(hectares)
1.66
6.83
8.49
0
0
202.03
202.03
210.52
Partially
Vacant but
not
Available
(ha)
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Occupied
Total
Occupied
(ha)
Total Area
Hectares
(ha)
87.08
20.32
69.48
25.15
156.56
45.47
202.03
87.08
20.32
69.48
25.15
156.56
45.47
202.03
87.66
25.32
69.48
28.06
157.14
53.38
210.52
As at January 2015 there was 895.60 hectares of land zoned for industrial purposes in
Tauranga City. Of this land 489.14 hectares has been classified as “occupied” with 51.57
hectares of this “occupied” industrial land either unavailable or unsuitable for use due to
being on unusable terrain, or designated for reserves, stormwater or future wastewater
treatment use. This leaves 406.46 hectares (or 45%) of Industrial zoned land theoretically
“available” for industrial development in Tauranga City (see Appendix 2).
It is noted that while 406.46 hectares is identified as vacant and theoretically “available” for
industrial activity the development of certain industrial land is reliant on the provision of key
infrastructure and/or works. The release of future stages at Tauriko requires completion of
stormwater ponds and a number of roading projects7. Development of industrial land at
Wairakei requires construction of Te Okuroa Drive, and the completion of other key
infrastructure projects. Te Maunga is subject to flood hazard in certain areas which may
require substantial earthworks to raise building platforms depending on the industrial use
proposed8.
7
8
See Appendix 18G.7 Sequencing Schedule, Tauranga City Plan.
See Planning Maps L37, L38, L46 and L97, Tauranga City Plan.
Tauranga City
Industrial Land Survey 2015
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A comparison of the 2015 survey with the earlier surveys undertaken since 1982 is provided
in Graph 1 and Table 5 below. The “Vacant” figures in Graph 1 and Table 5 include both
vacant and partially vacant land. For the purpose of comparing the 2015 results with
previous years, the Occupied area and land classed as Not Available from Table 2
(comprised of “Partially Vacant but Not Available” and “Vacant but Not Available”) have been
added together to calculate the Total Occupied category. As a result of Tauranga City Plan
Review zoning changes becoming operative, the area of general industrial zoning in
Tauranga City fell from 955.3 hectares in 2011 to 898.1 hectares in 2013. Of this 57.3
hectare reduction, 28.7 hectares of former Industrial Business zoned land has been rezoned
to Port Industry zone (not available for general market use). From 2013 to 2015 the total
industrial zoned area has decreased from 898.1 to 895.6 as a result of road construction in
Tauriko industrial area and the consequential rezoning of these new roads from Tauriko
Industry zone to Road zone.
Graph 1: General Industrial Land Availability 1982-2015.
Table 5: Occupied Industrial Land Per Capita
Year
1982
1988
1992
1999
2001
2003
2005
2007
2009
2011
2013
2015
Vacant Area (ha)
480.9
441.6
335.7
210.4
181.6
153.3
147.3
115.3
359.5
452.6
416.1
406.5
Occupied Area (ha)
182.0
220.9
322.9
371.8
409.7
438.0
443.9
485.2
496.2
502.7
482.0
489.1
Estimated
Population9
Ratio Occupied
Area:Popn. m2
52,240
63,570
71,120
85865.0
91143
96238
101333
105439
108555
111672
114789
118620
34.8
34.8
45.4
43.3
44.9
45.5
43.8
46.0
45.7
45.0
42.0
41.2
9
Population is estimated from Census data and Statistics NZ Annual estimated projections. At 2013 Census
the Resident Population for Tauranga City was 114,789 people.
Tauranga City
Industrial Land Survey 2015
-8-
Table 6 provides an indicative measure of the uptake of general industrial land. Since 2013
uptake has decreased from 5.3 hectares to 4.8 hectares/year, 5.5 hectares below the
average annual uptake of 10.3 hectares per year as calculated from 1982 to 2015 results.
Table 6: Uptake of Industrial Land 1982-2015
Annual Land
Uptake (ha)
1982 1988
1988 1992
1992 1999
1999 2001
2001 2003
2003 2005
2005 2007
2007 2009
2009 2011
2011 2013
20132015
Annual
Uptake- 33
years
6.5
25.5
7.0
18.9
14.1
3.0
20.6
5.5
3.3
5.3
4.8
10.3
It is estimated, based on the 2015 survey results and average uptake in Table 6, that if the
uptake was to continue to average 10.3 hectares per year, there would be sufficient vacant
zoned industrial land for a further 39 years.
However City and subregional population growth, which is projected to double by 2063, is
likely to increase uptake and accordingly reduce the theoretical remaining years of provision.
While uptake rates have been relatively low over the last six years (averaging 4.5 hectares
per year), the release of significant tracts of land at Tauriko and Wairakei coupled with a
recovery from the current economic recession is anticipated to result in increased uptake.
Other factors likely to reduce the theoretical remaining years of vacant industrial land
provision include:



3.2
Construction of roads in Greenfield industrial areas - In Tauriko (and Wairakei and Te
Maunga to a lesser extent), a significant amount of the zoned industrial land will be
lost to road reserves in the future (approximately 26% of undeveloped land).
Non-industrial use of scheduled sites - Sulphur Point, Owens Place, Tauriko and Te
Maunga10 industrial areas have scheduled sites overlying part of them which allow for
certain non-industrial activities, potentially reducing the area available for industrial
activity where this non-industrial opportunity is taken up.
Industrial land developed for residential housing as a SHA This could potentially lead
to a reduction of approximately 24.27 hectares (or 24%) of Papamoa East
Employment zoned land at Wairakei.
Land for Lease or Sale
In this survey sites for sale or for lease at time of survey have been recorded and are marked
on the maps (see Appendix 1). A comparison between the number of sites with buildings for
lease or for sale in each industrial area is recorded in Table 7. This information serves to
provide an indication of the availability of industrial zoned land at the time of survey, and
illustrates that while an industrial area may be “occupied” opportunities for other business
activities to establish there often arise.
10
Mangatawa Industrial Estate, Te Maunga Trustpower, Cross Road Nautilus, 12 Owens Place, and Tauriko
Bulky Goods scheduled sites, Chapter 18 Tauranga City Plan. The location and extent of these ‘scheduled sites’
are shown on the relevant industrial zone area map in Attachment 1, and the spatial area provided in section 2.4
above.
Tauranga City
Industrial Land Survey 2015
-9-
A comparison of 2013 and 2015 results indicates that Mount Maunganui industrial area,
which is the largest industrial area in Tauranga City, has the most sites with buildings
available for lease and/or sale. Tauriko which is the only new Greenfield industrial area
currently under development has the most vacant sites for lease and/or sale.
Table 7: Sites for Lease and/ or Sale in Industrial Areas – Tauranga City
Sites with Buildings
Industrial Area
Greerton
Judea
Mount Maunganui
Mount Maunganui Port
Oropi
Owens Place1
Sulphur Point
Sulphur Point Port
Tauriko
Te Maunga
Subtotal
Industrial Area
Greerton
Judea
Mount Maunganui
Mount Maunganui Port
Oropi
Owens Place1
Sulphur Point
Sulphur Point Port
Tauriko
Te Maunga
Subtotal
COMBINED TOTAL
3.3
For Lease
2013
2015
2
2
13
9
38
21
12
2
9
1
1
2
68
44
For Sale
2013
2015
3
4
2
1
1
8
For Lease
2013
1
3
Vacant Sites
For Sale
For Lease or Sale
2013
2015
3
1
1
1
4
2
For Lease or Sale
2015
1
2013
1
2015
1
5
3
1
2013
2015
1
1
3
2
5
5
32
21
9
77
13
57
36
44
25
28
0
4
0
2
Combined Total
2013
2015
5
2
16
9
43
23
13
2
11
2
1
2
80
49
Combined Total
2013
2
2015
2
3
6
3
1
1
2
37
26
45
125
38
87
Geographic Units and Employee Counts
Table 8 outlines the number of Geographic Units and Employees for each industrial area in
Tauranga City11. Mount Maunganui industrial area, the largest industrial area in Tauranga
City, accommodated the highest number of geographic units and employees, while Sulphur
Point Port Industry zone the least reflecting its current function which is largely port activity
and shipping container storage.
The employee count has been divided by the occupied area to provide an indication of
employee density. The highest densities are in the more established industrial areas of
Greerton, Judea, Oropi and Owens Place. The low employee per hectare result for Sulphur
Point Port Industry zone is indicative of the port activity and container storage function of this
part of the Tauranga Port. Te Maunga which also recorded a low employee per hectare
density largely consists of car-parking for the Stadium and Arena, Tauranga City Council
solid waste transfer station and Te Maunga Wastewater plant.
11
This data is derived from the annual Statistics NZ Business Demographic Survey. Geographic units are
defined as “separate operating unit engaged in New Zealand in one, or predominately one, kind of
economic activity from a single physical location or base”. Employee Count is defined as “a head-count of
all salary and wage earners for the February reference month.”
Tauranga City
Industrial Land Survey 2015
- 10 -
Table 8: Geographic Unit and Employee Counts by Industrial Area – Tauranga City.
Geographic Units
Industrial Area
Greerton
Judea
Mount Maunganui
Mount Maunganui Port
Oropi
Employee Count
2001
2006
2013
2001
2006
2013
38
189
618
99
164
53
204
895
79
214
78
180
906
68
189
319
1,170
4,335
1,281
1,330
496
1,250
6,240
1,665
1,910
500
980
7,190
1,881
1,690
Area 2
Employe
es / ha
(2013)
11.14
23.72
266.49
87.07
49.45
45
41
27
22
34
Owens Place1
Sulphur Point
Sulphur Point Port
Tauriko
Te Maunga
27
53
53
120
260
235
6.13
38
71
89
64
490
660
400
12.76
31
14
15
14
95
70
280
69.48
4
24
28
43
12
30
610
22.95
27
25
48
28
348
550
750
113.26
7
Total
1269
1678
1623
9500
13131
14516
662.45
22
1
Meshblock 1204403 includes both Industrial and Commercial zone (approximately 50/50) - employee count has
been reduced by 50% to provide an estimate.
2
The area is the total "occupied area" as at January 2013.
4.0
Discussion
The definition of “industrial land” has changed over time in monitoring the amount of vacant
industrial land in the Tauranga City local authority area. Evidence suggests that the most
significant difference between industrial and commercial activities is the latter’s ability to
retail, although many industrial zoned premises also retail, as evident in Owen’s Place in
Arataki and Newton Road in Mount Maunganui. This mix of uses creates a problem for
business development as retail businesses take up land zoned for industrial purposes,
increasing the economic competition for that space due to higher returns to developers and
landlords from retail developments. The introduction of City Plan provisions to further control
ancillary retailing seeks to partly address this conflict.
This study makes no detailed assessment of whether currently occupied industrial sites are
being used efficiently or exceed the owner’s requirements for space. For sites already
classified as “Occupied” in particular, the results do not capture changes in the level of site
development and intensity (e.g. from storing timber over 50% of the site to a manufacturing
plant utilising 95% of the site in its operation). Inclusion of such information could provide a
better indication of industrial zoned land that is potentially available for redevelopment.
In 2004 SmartGrowth (a project to manage growth in the Western Bay of Plenty sub-region
over the next 50 years) originally called for an additional 800 hectares to be zoned industrial
in the WBOP sub-region by 2051, with the 2007 SmartGrowth Implementation Plan
accepting that the figure could be as high as 1,000 hectares. Around 255 hectares has since
been zoned at Tauriko in the West and 410 hectares in the East (100 hectares at Wairakei,
the remainder in Te Puke and Rangiuru in the Western Bay of Plenty District (WBOPD)).
Industrial land research was undertaken in 2012 to inform the SmartGrowth Strategy update.
This industrial land research consists of separate reports on long term requirements,
suitability for high load bearing activities, and financial viability12. Key points of relevance in
12
SmartGrowth Strategy 2013, SmartGrowth, October 2013.
SmartGrowth Strategy Update Discussion Document: Business Land, October 2012.
Industrial Land Research, SmartGrowth, Bay of Plenty, Final Report, McDermott Consultants, September 2012.
Tauranga City
Industrial Land Survey 2015
- 11 -
the reports to industrial areas in Tauranga City, as summarised in the SmartGrowth Strategy
2013, are as follow:
 Growing cities need to provide opportunities for economic development and employment
growth regardless of market cycles; therefore industrial land identified in the previous
SmartGrowth Strategy has been retained in the updated settlement pattern.
 More land is likely to be required in the Western Corridor given that the desirability of this
location in terms of its proximity to Hamilton and Auckland are likely to result in the only
vacant land in this corridor at the Tauriko Business Park being fully developed well before
the end of the 2051 SmartGrowth time horizon.
 Modelling indicates that there are significant challenges around the financial viability of
industrial land in Wairakei (and in Rangiuru and Te Puke in WBOPD) primarily because of
high costs associated with the level of infrastructure required to provide fully serviced
business parks. In response consideration has been given to reducing costs through
actions in the SmartGrowth Strategy 2013 directed at assessing alternative infrastructure
funding options and reducing levels of service to lower infrastructure costs.
 It was recommended that some (limited) flexibility needs to be built into the SmartGrowth
Strategy (and subsequently into related planning documents like the Regional Policy
Statement and District Plans) to provide for large scale industrial activities that genuinely
cannot be satisfactorily located in industrial zones through either rezoning or resource
consent processes on a project by project basis when the need can be demonstrated and
the effects satisfactorily managed.
 From a geotechnical point of view, there is a significant amount of readily developable
industrial land in the identified settlement pattern which is suitable for heavy load
buildings.
For further detail the referenced reports and the SmartGrowth Strategy 2013 should be
consulted directly13. It is noted that the Industrial Land Research report prepared by
McDermott Consultants addresses topics including the demand outlook, drivers of demand,
the quality of land zoned for industry and catering for medium term growth.
Research conducted for SmartGrowth highlighted the need to make more business land
available long term based on future population growth and anticipated demand. With regard
to business land supply, it was noted14:
“There is a circular relationship between provision of business land and investment and
employment outcomes. Under-provision will reduce land availability and potentially
defer infrastructure development. This can force up prices, discourage investment and
constrain growth. On the other hand, over-provision may foster competition in
development and support the sort of growth which underpins the Smart Economy
strategy
Policies favouring over rather than under-provision lower the speculative and windfall
components of land banking and deferred development, but raises risks associated
with investing too early in infrastructure. The line between these two needs to be
carefully managed”
Land Availability for Industrial Buildings with High Floor Loads in the Western Bay of Plenty, Coffey Geotechnics
(NZ) Limited, May 2013.
13
These reports are available on the SmartGrowth website – www.smartgrowthbop.org.nz.
14
Phil McDermott Consultants, ‘Business Land Requirements Review, Western Bay of Plenty’, Report to Smart
Growth, October 2006. Page 31.
Tauranga City
Industrial Land Survey 2015
- 12 -
Tauranga City
Industrial Land Survey 2015
- 13 -
5.0
Conclusion
Significant areas of vacant industrial zoned land remain in Tauranga City totalling 406.5
hectares (or 45% of zoned industrial land) with an estimated theoretical supply of 39 years
based on historical uptake rates. This vacant land is located primarily at Wairakei, Tauriko
and Te Maunga industrial areas.
While the vacant industrial land area and its theoretical uptake rate suggests that there is an
abundance of industrial land available for development, there are a number of factors that
are likely to increase the uptake rate and/ or reduce the current area of vacant industrial land
available for development. As outlined in section 3 of this report, recovery from the Global
Financial Crisis and continued growth in population is likely to increase uptake while nonindustrial use of scheduled sites within the industrial zoned areas and the construction of
roads in Greenfield industrial areas is expected to reduce the current area available for
industrial development.
Further, as outlined in section 3 of this report, the availability of portions of Tauriko, Te
Maunga and Wairakei industrial areas for development are reliant on the provision of key
infrastructure and/or works. This may have the potential to restrict industrial development if
not carefully and appropriately managed. The approval of a SHA in Wairakei may potentially
result in up to approximately 24.27 hectares of Papamoa East Employment zone being used
for residential development.
Careful monitoring of the availability and uptake of industrial zoned land is required to ensure
appropriate land can be brought to the market when required, and is feasible and able to be
serviced, while avoiding under provision which may discourage investment and constrain
growth.
Tauranga City
Industrial Land Survey 2015
Appendix 1 – Industrial Zoned Area Maps, Tauranga City 2015
Appendix 1 – Industrial Zoned Area Maps, Tauranga City 2015
Appendix 1 – Industrial Zoned Area Maps, Tauranga City 2015
Appendix 1 – Industrial Zoned Area Maps, Tauranga City 2015
Appendix 1 – Industrial Zoned Area Maps, Tauranga City 2015
Appendix 1 – Industrial Zoned Area Maps, Tauranga City 2015
Appendix 1 – Industrial Zoned Area Maps, Tauranga City 2015
Appendix 1 – Industrial Zoned Area Maps, Tauranga City 2015
Appendix 1 – Industrial Zoned Area Maps, Tauranga City 2015
Appendix 2 – Industrial Zoned Land Status, Tauranga City 2015
Year
1982
1988
1992
1999
2001
2003
2005
2007
2009
2011
2013
2015
Status
Full (Ha)
Vacant (Ha)
Total (Ha)
Full (Ha)
Vacant (Ha)
Total (Ha)
Full (Ha)
Vacant (Ha)
Total (Ha)
Full (Ha)
Vacant (Ha)
Total (Ha)
Full (Ha)
Vacant (Ha)
Total (Ha)
Full (Ha)
Vacant (Ha)
Total (Ha)
Full (Ha)
Vacant (Ha)
Total (Ha)
Full (Ha)
Vacant (Ha)
Total (Ha)
Full (Ha)
Vacant (Ha)
Total (Ha)
Full (Ha)
Vacant (Ha)
Total (Ha)
Full (Ha)
Vacant (Ha)
Total (Ha)
Full (Ha)
Vacant (Ha)
Total (Ha)
1.
2.
3.
4.
Judea
Mount
Maunganui
Oropi (and
Greerton)
Greerton
Papamoa
Sulphur
Point
General
Tauranga
Te Maunga
Owens
Place
Tauriko
Wairakei
Total Zoned
Area (ha)
%
10.18
121.30
10.40
Included left
0.00
13.40
23.67
3.05
Included left
0.00
0.00
182.00
27%
15.22
166.70
38.40
Included left
4.78
69.22
32.72
153.90
Included left
0.00
0.00
480.94
73%
25.40
288.00
48.80
Included left
4.78
82.62
56.39
156.95
Included left
0.00
0.00
662.94
100%
14.00
142.13
10.89
Included left
0.00
18.90
28.97
6.02
Included left
0.00
0.00
220.91
33%
10.77
145.90
37.92
Included left
4.78
63.85
27.40
150.93
Included left
0.00
0.00
441.55
67%
24.80
288.03
48.81
Included left
4.78
82.75
56.37
156.95
Included left
0.00
0.00
662.49
100%
20.40
151.39
22.28
Included left
4.78
63.92
34.13
26.04
Included left
0.00
0.00
322.94
49%
4.40
132.64
26.53
Included left
0.00
18.86
22.32
130.90
Included left
0.00
0.00
335.65
51%
24.80
284.03
48.81
Included left
4.78
82.78
56.45
156.94
Included left
0.00
0.00
658.59
100%
24.70
207.92
61.85
Included left
0.00
5.50
0.00
66.35
5.50
0.00
0.00
371.82
64%
0.09
80.32
4.69
Included left
0.00
1.77
0.00
120.64
2.90
0.00
0.00
210.41
36%
24.78
288.24
66.54
Included left
0.00
7.27
0.00
187.04
8.40
0.00
0.00
582.27
100%
24.70
210.90
47.74
10.99
0.00
5.52
0.00
104.32
5.50
0.00
0.00
409.67
69%
0.09
87.80
4.56
1.81
0.00
1.78
0.00
82.70
2.90
0.00
0.00
181.64
31%
24.78
298.70
52.30
12.80
0.00
7.30
0.00
187.04
8.40
0.00
0.00
591.32
100%
24.70
223.00
48.40
11.03
0.00
5.50
0.00
117.63
7.70
0.00
0.00
437.96
74%
0.09
75.70
3.90
1.77
0.00
1.77
0.00
69.40
0.70
0.00
0.00
153.33
26%
24.78
298.70
52.30
12.80
0.00
7.27
0.00
187.03
8.40
0.00
0.00
591.28
100%
24.70
227.56
49.53
11.00
0.00
5.50
0.00
117.63
8.00
0.00
0.00
443.92
75%
0.09
71.10
2.77
1.80
0.00
1.77
0.00
69.40
0.40
0.00
0.00
147.33
25%
24.78
298.66
52.30
12.80
0.00
7.27
0.00
187.03
8.40
0.00
0.00
591.24
100%
24.70
266.05
52.30
11.00
0.00
5.50
0.00
117.63
8.00
0.00
0.00
485.18
81%
0.09
32.61
0.00
1.80
0.00
1.77
0.00
69.40
0.40
9.20
0.00
115.27
19%
24.78
298.66
52.30
12.80
0.00
7.27
0.00
187.03
8.40
9.20
0.00
600.44
100%
24.70
266.02
52.32
11.25
0.00
5.50
0.00
117.63
7.99
10.76
0.00
496.16
58%
0.09
32.64
0.00
1.58
0.00
1.76
0.00
69.40
0.37
253.68
0.00
359.51
42%
24.78
298.66
52.32
12.82
0.00
7.26
0.00
187.03
8.36
264.43
0.00
855.66
100%
24.78
266.83
52.32
11.60
0.00
7.12
0.00
113.02
7.99
19.09
0.00
502.74
53%
0.00
31.83
0.00
1.22
0.00
0.14
0.00
74.02
0.37
244.73
100.30
452.59
47%
24.78
298.66
52.32
12.82
0.00
7.26
0.00
187.03
8.36
263.81
100.30
955.33
100%
482.02
54%
23.72
246.17
49.45
11.14
0
2.76
0
113.26
4.95
22.945
7.62
416.06
46%
0
21.78
0
1.12
0
0.24
0
62.89
1.18
235.405
93.44
898.07
100%
23.72
267.95
49.45
12.26
0
3
0
176.15
6.13
258.35
101.06
55%
23.72
245.86
49.40
11.05
0
2.82
0
113.26
5.76
29.66
7.62
489.14
45%
0
22.11
0.06
1.22
0
0.24
0
62.89
0.37
226.14
93.44
406.46
100%
23.72
267.96
49.46
12.27
0
3.06
0
176.15
6.13
255.79
101.06
895.60
In 1997 Council rezoned “general industrial zoned” land at Newton Street, Owens Place, Fraser Street, Glasgow Street, and Burrows Street to "Commercial Business".
The Harbour Link Project is likely to restrict the accuracy of survey results in the Sulphur Point area.
The total zoned area at Tauriko fell slightly from 264.43 ha to 263.81 as the development of transport links have reduced the zoned industrial area.
The figure for Wairakei of 101.6 hectares included above differs from the map area in Appendix 2 of 119.27 hectares which also includes land designated for Te Okuroa Drive and Tauranga Eastern Link interchange.