Proposed Final Draft Ōmokoroa Structure Plan and Proposed New Residential Rules for Ōmokoroa

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Produced using ArcMap by the Western Bay of Plenty District Council GIS Team.

Crown copyright reserved. LINZ digital license no. HN/352200/03 & TD093522.

Location of services is indicative only. Council accepts no liability for any error.

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

Email: gis@westernbay.govt.nz Date: 20/05/2021 Operator: mlb Map: E:\Shape\MLB\Map\Structure Plans\Omokoroa Stage 3 Structure Plan Area.aprx

Omokoroa Stage 3 Structure Plan Area

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Produced using ArcMap by the Western Bay of Plenty District Council GIS Team.

Crown copyright reserved. LINZ digital license no. HN/352200/03 & TD093522.

Location of services is indicative only. Council accepts no liability for any error.

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

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0 Email: gis@westernbay.govt.nz Date: 4/06/2021 Operator: mlb Map: E:\Shape\MLB\Map\Structure Plans\Draft Omokoroa Structure Plan - 3 June 2021.aprx

DRAFT OMOKOROA STRUCTURE PLAN JUNE 2021

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A C T IV ER E S E R V EO P T IO N2

Option 1:

Ōmokoroa Active Reserves

Corner of Prole Road and Ōmokoroa Road

Pros  Council owns approximately 2.6ha of this land.  This site provides a prominent entranceway into Ōmokoroa, with views to the north including the Kaimais.  Good access from the existing and proposed road network (Prole Road and Francis Road re-alignment).  High profile adjoining school site and in close proximity to the town centre.

Cons  Requires more landowners than option 2 to purchase land from (five in total).  Removal of buildings needs to be taken into consideration.  Towards the north east of the site (Prole Road end), the land slopes away with a six-metre fall (approximately). The lower portion of the site may be suitable for an indoor sports centre. The extent of drop would be reduced with contouring of the upper level.

 Good visibility from Ōmokoroa Road for wayfinding.  Close proximity to the park and ride facility.  Adjoins medium density housing developments and open space connection with the gully network to allow for walking and cycling to the reserve.  Relatively flat land.  Good rectangular shape without constraint of adjoining gully network / sloping land. The site could provide four sportsfields, cricket oval, baseball outfield, bowls pavilion, building / ablutions x 1 and car parking.  Generally good soil quality, porous, low-density structure.

Te Kaunihera a rohe mai i nga Kuri-a-Wharei ki Otamarakau ki te Uru

Option 2:

Ōmokoroa Active Reserves

Prole/Francis Link site

Pros

Cons

 Suitable access can be provided from the future Prole/Francis link road.

This road is to be funded through financial contributions (developer led).  Is in close proximity to medium/high density residential housing (same as option 1), however it is separated by the gully network.  Walking and cycling connections through the gully (same as option 1).

 Access is indirect; users will put more pressure on local roads.  Not in close proximity to the school site or town centre.  Does not provide a prominent entrance way into Ōmokoroa.

 Generally good soil quality, porous, low density structure (same as option 1).

 The site is flat to the north of the Prole / Francis connection road however is sloping down towards Francis Road over a large area. It will require significant re-contouring and shaping.

 Site could provide four sportsfields, cricket oval, baseball outfield, bowls pavilion, building / ablutions x 1 and car parking (same as option 1). The site may need additional ablutions/change facilities being split by a road.

 The site is constrained by the adjoining gully network; the shape of the land available is restricted due to the gully and this impacts on the sportsfields layout.

 Requires less landowners than option 1 to purchase land from (2 in total).

 The Link road splits the reserve. This affects flexibility of use, and could be a potential safety hazard for reserve users.

 Removal of kiwifruit orchards during the development phase is likely to be less cost than the development phase for option 1, which has a number of buildings to remove.

 Duplication of car park and facilities on both sides of the road.  Land is all in high producing kiwifruit orchards, which will impact on the purchase price.

Te Kaunihera a rohe mai i nga Kuri-a-Wharei ki Otamarakau ki te Uru

Ōmokoroa Structure Plan and draft Residential Rules Ōmokoroa is recognised as one of the main growth areas in the western Bay of Plenty sub-region. It is planned to be developed to accommodate a total population of 12,000 people on the peninsula by 2050.

To facilitate the next stage of Ōmokoroa’s development, Council has been undertaking a structure plan and rezoning process, in collaboration with the community.

The structure plan process and related changes to the Operative Western Bay of Plenty District Plan will provide the framework for the transformation of the remaining un-urbanised area between the Railway and State Highway 2 (known as Stage 3). This is the last part of the peninsula to be urbanised.

Ōmokoroa Structure Plan overview What is a structure plan?

A structure plan is a future-focused plan to guide the development of a specific area.

It covers future land uses and infrastructure requirements, including roading, water, wastewater, and stormwater.

It plans the cost and timing of infrastructure through the development of a financial contribution schedule.

What does the final draft Ōmokoroa Structure Plan show?

The final draft Ōmokoroa Structure Plan being consulted on now shows the overall proposed layout of the structure plan, including residential zones, industrial areas, town centre, a future school site, and proposed sports fields to cater for the growth of the Ōmokoroa peninsula. Two different locations are being considered for sportsfields.

Council will take into consideration feedback provided during this last round of informal consultation with the community and use it to inform the Structure Plan that is to be formally notified in August this year.

The underlying principles of the Structure Plan development have included incorporating the ‘live, learn, work, play’ principles of SmartGrowth — retaining the landform and existing character of Ōmokoroa, creating a walking and cycling friendly environment, and enabling a mixed/integrated community with a range of housing options.

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Key features include:         

New residentially zoned land (zoning changed from Future Urban) Commercial town centre Active reserve location: two options for consideration, including an indoor stadium and aquatic facility Open space gully network Waipapa River Reserve Prole Road urbanisation to service residential land and the wider community New road linking Francis Road to Prole Road Park n Ride facility Preliminary Waka Kotahi NZ Transport Agency interchange design.

The key components of the Ōmokoroa Structure Plan have been developed through engagement with key stakeholders, including government agencies, as well as tangata whenua, the Ōmokoroa community, developers, and technical experts. Ōmokoroa Structure Plan map

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Residential Rules overview Draft residential rules are also proposed to provide for a higher level of density within the new structure plan area than what has previously occurred elsewhere in Ōmokoroa. The draft rules also aim to create attractive neighbourhoods for the community to enjoy both, within the new structure plan area and within other areas of Ōmokoroa where new development can still occur.

The draft residential rules identify three main areas of development for Ōmokoroa as shown below. The new structure plan is found within Ōmokoroa C. Ōmokoroa Development Areas A, B, and C

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Density Map

Ōmokoroa C Lot – Dwelling Density – Option 1 Active Reserves for Sport Fields

Ōmokoroa C Lot – Dwelling Density – Option 2 Active Reserves for Sports Fields

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Density Rules Within the new structure plan area:     

There will be a mix of densities in different catchments according to the respective attributes The steeper areas are proposed to have a lower minimum density of 15 dwellings per hectare Three sites (one adjacent to the town centre, and two with high amenity) will have the highest minimum density of 30 dwellings per hectare The remainder will be a minimum 20 dwellings per hectare There will be no minimum lot size, but every subdivision will need to meet minimum density requirements. This will ensure a range of lot sizes.

Within other areas of Ōmokoroa, we are still aiming for the same densities that were previously planned for.

Proposed building controls Yards

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Residential Dwellings (not including garages) o Ōmokoroa A – 4m o Ōmokoroa B and C – 2m Other buildings/structures including all garages – 5m.

Rear and side yards 

All buildings/structures – 1.5m.

Building height    

Ōmokoroa A – maximum height 9.5m Ōmokoroa B – maximum height 9.5m Ōmokoroa C1 and C2 – maximum height 11.5m (for dwellings, minor dwellings, accommodation facilities, rest homes and retirement villages); all other buildings/structures, 8m Ōmokoroa C3 – maximum height 20m (for dwellings, minor dwellings, accommodation facilities, rest homes and retirement villages).

Daylighting Similar to building height, different daylighting provisions are proposed for the three stages of Ōmokoroa. Ōmokoroa A:  All buildings/structures are to be within a building envelope of 3m in height above ground level, and an angle of 45 degrees into the site from that point

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(except where the site has a boundary with the road, in which case this rule does not apply in respect to that boundary). This is illustrated below.

Daylighting Calculation – Ōmokoroa A Ōmokoroa B, C1 and C2: 

All buildings/structures are to be within a building envelope of 5m above ground level, at an angle of 45 degrees into the site from that point (except where the site has a boundary with a road, in which the rule does not apply in respect to that boundary).

Daylighting Calculation – Ōmokoroa B, C1 and C2 Ōmokoroa C3: 

There are no daylighting restrictions.

Landscaped areas Within Ōmokoroa B (lots less than 1,400m2) and Ōmokoroa C, landscaping requirements will apply to subdivision and dwellings to ensure an attractive front yard.   

At least 50 per cent of the front yard shall be provided with a landscaped area.

Landscaping needs to include plants (but not a hedge), at least one tree (not a hedge) which has a mature growth height of greater than 3m, or a mature trunk diameter at its base of greater than 100mm.

The landscaped area could include features such as ornamental pool, timber deck (not exceeding 1m above ground level) and a pathway (not exceeding 1.2m in width). The total area occupied by these items must not be more than 25 per cent of the landscaped area.

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Earthworks Earthworks in Ōmokoroa need to be managed to retain the natural landform and character of the peninsula. It is also important to respect the cultural values associated with the natural landform.

Maintaining the existing landform as much as possible also helps to retain existing overland flow paths (stormwater management).

The proposed earthworks rules aim to avoid the ground level being raised or dropped by more than 1m to avoid large retaining walls. These walls have a negative impact on the visual amenity of the surrounding area.

Comprehensive Residential Development (CRD) The current practice of undertaking earthworks, then subdivision, followed by land use consent before finally applying for building consent, is not always resulting in good urban design outcomes in our communities and is not considered best practice.

The proposed higher level of density within the new structure plan area will increase pressure on roads, access, private space. This means we will need a comprehensive approach for residential development. This will include the need to provide a range of sections and dwelling typologies.

Within the new structure plan area (in Ōmokoroa C) and within some of the larger undeveloped lots in Ōmokoroa B, the proposed residential rules require any subdivision or development (of more than two lots/dwellings) to be subject to a comprehensive residential development (CRD) assessment. These are common with other high-growth councils.

CRD assessments will need to show, amongst other things, that the proposed subdivision/development will deliver a range of housing outcomes and is consistent with:  The activity performance standards within the District Plan  The Structure Plan  Good urban design (a new residential design guideline is proposed to provide guidance on this)  Good development engineering practices  Community aspirations.

A CRD assessment will need to include details related to the development. For example:  Road widths  Infrastructure  Lot boundaries including dimensions and sizes  Proposed earthworks including the location and height and size of all retaining walls  The housing type for each lot, e.g., whether they are stand-alone, duplex, or terraced housing, and the location of any common walls between independently owned buildings.

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A CRD assessment will ensure consenting matters can be addressed upfront and will help ensure the entire development is integrated, and a suitable development outcome can be achieved.

CRD assessments will provide greater clarity of the outcome, and certainty to the eventual customer as to what can be done on each lot. It will also make it easier to construct a range of housing typologies (other than stand-alone three- and fourbedroom dwellings).

Residential design guidelines New residential design guidelines are being developed to provide guidance to the development community on the type of residential outcomes Council is expecting.

The guidance document will provide examples that show both good and bad design examples to give developers clear and useful guidance.

Example draft residential design guideline outcome: safety and security

The design guidelines will inform developers that it is important to promote passive surveillance on streets and in public spaces. The image above shows this can be achieved by careful consideration of the location of windows and by having main living areas along the street frontage. The use of low-level planting that will not obstruct views onto the street is also considered here.

More information For more detailed information on the final draft Ōmokoroa Structure Plan and draft Residential Rules, visit: haveyoursay.westernbay.govt.nz/omokoroa-structure-plan.

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Examples from the draft residential design guidelines to support the residential rules

Earthworks Outcome: Design with the contour and topography of the land to minimise earthworks and high retaining walls.

Design guidelines • Subdivision layout should work with the existing contour of the site as much as possible.

• Avoid extensive cutting/filling.

• Earthworks should maintain the hydrology of the site and work with natural drainage patterns.

• Where retaining walls are required, design these to minimise visual dominance. Keep them under 1.2m in the front yard or under 1.5m if not in the front yard.

• Make sure that retaining walls are not affecting sight lines.

• Any fences on top of a retaining wall within the front yard should be visually permeable.

Avoid

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Movement Network Outcome: A neighbourhood that: • Is connected to its surroundings.

• Is easy to move around.

• Is easy to navigate and orient yourself.

• Encourages walking, cycling and other modes of transport.

Design guidelines • •

• • • •

Ensure off-street parking is well designed with clear connections to dwellings and surrounding streets.

Ensure visibility between vehicles, pedestrians, and cyclists by: - Minimising fence and vegetation heights.

- Enabling transparency in landscaping and fences in the front yard.

- Minimising the use of retaining walls along the front boundary.

Managing vehicle speed, where appropriate.

Provide a clearly defined pedestrian access to each dwelling at ground floor level that is separate from vehicle crossings and driveways.

Minimise the number of vehicle crossings on the street front.

With a narrow building frontage, on-site parking and vehicle access should be from rear lanes.

Private Residential Amenity

Outcome: • Development maximises a sense of privacy and prioritises a high quality of life for residents.

• The provision of functional and attractive private spaces for individual dwellings.

Design guidelines • Subdivision design has to maximise the sun.

• Design dwellings to optimise sunlight for primary indoor and outdoor living spaces.

• Design dwellings so habitable rooms have a highquality outlook over the street, areas of open space, or the back yard.

• In larger developments provide communal open space that: • is overlooked by adjacent dwellings, lanes, or streets.

• is accessible for all residents; and • provides a level of amenity that is suitable for its scale.

• Encourage the provision of storage space to accommodate the resident’s lifestyle requirements.

• Provide appropriate landscaping.

Public Domain Interface Outcome:

Design guidelines • Provide variation in building design between adjacent dwellings or along the front building façade.

• Provide variation through changes in material, texture, colour, architectural features and façade depth.

• Minimise repetition of building forms and allow for each dwelling to be recognised as unique.

• Dwelling and landscaping design to maximise passive surveillance by: - Locating active areas of buildings to overlook streets, gullies and reserves.

- Creating transparent facades along the street frontage.

- Providing balconies at upper levels overlooking the public domain.

- Ensuring fencing and planting that does not obstruct views.

- Providing considered architectural design of dwellings located on corner sites so that they address and activate all adjacent streets.

- Providing a clear pedestrian entrance from the adjacent street.

- Screen waste management areas from public spaces.

• Minimise the visual dominance of garages.

• On-site landscaping contributes to the amenity of the public domain.

• Development that contributes to, and integrates with, the adjacent public domain (streets, parks, and public open space).

• The street is the primary location from which development is seen. It is therefore important that the buildings contribute to the quality, character, amenity, and safety of the street.

• Developments can positively contribute to the street by: • Creating attractive and varied building design.

• Designing the building so that living spaces face the street.

• Provide an attractive front yard with appropriate landscaping that enables passive surveillance.