application for special housin areg a golden sands...

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Application for SPECIAL HOUSING AREA Golden Sands, Papamoa

Bluehaven Holdings Limited

GOLDEN SANDS P A P A M O A B E A C H

Report Prepared by

S& L Consultants Ltd Surveyors - Engineers - Planners

Our ref: 20076 - Stage 32 September 2014

This document and its attachments are the property of S&L Consultants Limited. Unauthorised use or reproduction of this document in full or in part is not permitted.

Table of Contents 1 SITE LOCATION 4 2 THE DEVELOPER 5 3 UNDERLYING CITY PLAN ZONE 7 4 CONCEPT PLANS 7 5 NUMBER OF DWELLINGS AND DENSITY 8 6 DWELLING TYPOLOGY 8 7 DWELLING PRICE POINTS 8 8 SECTION PRICE POINTS 9 9 CUSTOMER 9 10 NON-RESIDENTIAL DEVELOPMENT 9 11 HEIGHT 9 12 SIGNIFICANT PLANNING ISSUES 9 13 INFRASTRUCTURE SERVICING 10 14 DEVELOPMENT TIMEFRAMES 11 15 APPENDIX 12

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1 SITE LOCATION

The site is within Wairakei Urban Growth Area as shown on City Plan Map SP15. The areas proposed for the Special Housing Area (SHA) are the shaded areas shown in Figure 1 below and are identified as:

• Lot 500 - DP 460759 - CT 656776 - 0.2127 Ha (end of Kapuka Street stage of 17) 40 Kapuka Street

• Lot 523 - DP 472500 - CT 649118 - 3.0390 Ha (stage 22 - Golden Lifestyle Village) 11 Kamahi Crescent

• Lot 524 - DP 476030 - CT 656776 - 43.2 Ha (37.1 Ha of the balance land to be consided in SHA) 165 The Boulevard Areas within this certificate of title are identified in figure 1 below, the large area to the east and the thin 1 ha block to the north.

mm Roa" Beach rrm papaniM

y

Figure 1: Site Location Plan of Land to be considered for Special Housing Accord.

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2 THE DEVELOPER

Bluehaven Holdings Limited is a Land Development Company that has been active in residential land development in the Papamoa Urban Growth area since 1995. Their land development involvement has continued on in Tauranga's most recent Urban Growth cell, Wairakei - Papamoa.

The land development projects have provided for urban and suburban housing, lease hold land (where the owner owns the dwelling but not the land). Bluehaven's projects have supplied a variety of section sizes between 31 Om to 1000m^ that have delivered a cross section of housing for the wider community from 1 and 2 bedroom dwellings and greater.

Completed projects include:

• >500 lots in Golden Sands between 1995 and 2012 which includes the urban design concept "Excelsa Village" with 70 residential lots and a commercial area shown figure 2 below.

• 76 lots at Parton Road that represents affordable land with sales between $147,000 and $168,000.

• 130 residential lots at Dalton Drive and Blake Boulevard, Papamoa.

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Figure 2: Built environment of Golden Sands Subdivision northern side of Wairakei Stream developed between 1995 and 2012. Wairakei Urban Growth Area is south ofthe Wairakei

Stream.

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Current project:

Bluehaven have secured resource consent approvals for 727 consented lots in the Wairakei Urban Growth Area as shown in the below image referenced 20076-HA. This includes 171 new residential lots that have already been consented under RC24124 (stages 27 - 29) within the proposed Special Housing Area. It also includes Golden Sands Lifestyle Village (Stage 22) which is consented to provide affordable housing for 145 dwellings. This is an interim use of the land with future prospect of a high density area with maximum development height of 17.5 metres.

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Figure 3: Consented lots in Golden Sands Subdivision for Bluehaven Holdings Limited.

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3 UNDERLYING CITY PLAN ZONE The proposed City Plan Zone is shown in figure 4 below pending Plan Change 2. Wairakei Residential Zone areas are shown with grey shading with 'W labels. The 'orange' Neighbourhood Centre Zones ("NCZ") denote areas where higher density housing is expected and commercial activities are allowed.

Wairakei" Res

.... ......

• : . Pap.East Emplcyment

Figure 4: Part City Plans L73 & L74.

4 CONCEPT PLANS The proposal is a continuation of the same type of development that has been produced within Golden Sands stages 14 - 26 as coloured blue on plan 20076-HA on page 6. Development types in those earlier stages include:

• 226 residential lots with lot sizes ranging between 260m^ and 710m^. • Life style medium density blocks, 2 variations (Freedom Village & Golden Sands

Lifestyle Village). • Catholic Primary School site. • Recreation reserves. • Future open space for management of stormwater mitigation.

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5 NUMBER OF DWELLINGS AND DENSITY Future development in the proposed SHA areas would be of similar nature to that already provided in Golden Sands subdivision early stages. This is expected to include:

1. The 0.21 ha block in the north-west corner ofthe property is estimated to provide 4 - 6 lots.

2. Consented stages 27 - 29 have an estimated 171 lots proposed from 12.7ha of land (average of 13.5 lots / Ha). This level of yield is higher than the minimum nett yield requirements ofthe City Plan.

3. The balance lot area of 24.3ha has an estimated 364 lots proposed and has an estimated 15 lots / Ha which again is greater than the minimum yield required by the City Plan.

4. The lha property adjoining stage 24 (Freedom Village) is proposed to provide 20 lots.

5. Golden Sands Lifestyle Village (stage 22) has the potential to develop in height up to 17.5 metres and under the proposed SHA wish to amend this up to a build height of 19 metres.

6 DWELLING TYPOLOGY

• Average house size (excluding the two villages) is currently 187.5m2. This isn't expected to change significantly.

• 90% of the dwellings are 3-4 bedrooms. At present only 10% or slightly less are 2 bedrooms. This does not include freedom village or the village park. The development of smaller sections along the stormwater swale will result in an increase to the stock of 2 bedroom housing.

7 DWELLING PRICE POINTS Leasehold land opportunities - in Golden Sands Lifestyle Village (stage 22) start at $125,000 (GST incl) for 1 bedroom dwelling.

Dwelling prices in Golden Sands on freehold land to date are set out below, again they are not envisaged to change significantly in the near future.

• Average price point: $438,000 land and house. • 2 bedrooms: $340,000 to $390,000. • 3 bedrooms: $350,000 to $455,000. • 4 bedrooms+: $430,000 to $550,000.

All prices are GST inclusive.

The Government initiative of $450,000 for the first home buyers can be accommodated with current product being supplied to the market.

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8 SECTION PRICE POINTS Free hold lots start from $140,000 GST inclusive.

9 CUSTOMER

Sections and house and land packages will be sold privately on the open market not excluding lease hold opportunity, example Golden Sands lifestyle Village and Freedom Village. To date approximately 60% of clients have relocated from Auckland.

There is an even spread of families with 2 to 4 children, empty nesters and retirees.

The only demographic that would not be represented are executive couples with no children.

10 NON-RESIDENTIAL DEVELOPMENT Proposed non-residential development will include:

• Recreational reserves in accordance with Councils Open Space Level of Sen/ice Policy June 2010

• NCZ (neighbourhood centre zone) to allow commercial business and or high density residential living.

• Stormwater mitigation management areas in accordance with either the current Papamoa Comprehensive Stormwater Consent or its variation.

• There are several interested parties that have expressed interest with community minded activities, ie kindergarten, school and church.

11 HEIGHT Houses are expected to be mainly one storey but two and three storey houses can be built. The maximum residential development height will be 9.5 metres. This is consistent with the height limit provided for currently in this area.

High rise development for future "age care" to have the flexibility to develop to 19 metres where affects are only internal, ie similar to "Metlifecare Bayswater" complex on Maranui Street, which has a 6 storey building.

12 SIGNIFICANT PLANNING ISSUES There is one significant planning issue facing the further development of the Wairakei Urban Growth Area.

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Transportation

This issue is the trigger point contained in rule 14B.6.13.3 Papamoa Beach Road Capacity. This rule makes development proposals activity status shift from Restricted Discretionary to Non Complying once the Comprehensive Development Consents granted have (combined) approved 1000 lots (dwelling unit equivalents (DUE's)). Applications to exceed 1000 lots/DUE's are non-complying activities.

The reason for the cap on consenting is that Papamoa Beach Road is considered to be at capacity when a 1000 lot /DUE's have been consented under the City Plan. 1000 lots have now been consented.

Under Special Housing Area status Council would be able to approve applications in the Wairakei Urban Growth Area which take the number of consented lots over 1000 lots on the basis that the effect, of creating the additional lots, on the capacity of Papamoa Beach Road does not impact on the use ofthe road until the 1000 dwellings are constructed and occupied. Under the Resource Management Act 1991 the same process would be a non complying activity.

We also understand that further technical assessment ofthe capacity of Papamoa Beach Road by TCC staff indicates that with some modest improvements, it could accommodate up to 1,400 completed dwellings in the Palm Springs and Golden Sands subdivisions combined prior to the second road connection to Papamoa East being completed through the extension of Te Okuroa Dr.

13 INFRASTRUCTURE SERVICING

Reading The provision of roading is currently a restraint on the continued development of Golden Sands block the Wairakei Urban Growth Area in general from a consenting perspective.

In order to open up the development in this area from a transport perspective the Te Okuroa Drive extension needs to be operational. TCC's current timing for this is 2018.

Water The water supply network is capable of servicing 1400 dwelling units. This restriction will only apply until the bulk watermain is provided alongside the construction of Te Okuroa Drive. The expectation is that the bulk main will be available in 2018 along with the road and that this will coincide with the time that the current supply capacity is close to its limit in terms of physical use.

Wastewater The existing reticulation has capacity to sen/ice up to 1400 dwellings within the Palm Springs and Golden Sands developments

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stormwater The stormwater reticulation, treatment and retention is required to comply with the requirements of the Papamoa Comprehensive Stormwater Catchment Consent held by Tauranga City. This requires amongst other things for the developers to provide 100% mitigation storage of the stormwater runoff. Council is currently seeking a variation to the consent to reduce the required mitigation to 40%. The enclosed concept provides for 100% mitigation as required under the current consent. There are no capacity constraints for the stormwater infrastructure.

Reserves Bluehaven has been delivering reserves progressively as development proceeds in accordance with the Councils level of Service (LOS) requirements coupled with the recreational value of the Stormwater Management reserve areas.

Bluehaven will continue to allocate reserves at the current LOS requirements.

14 DEVELOPMENT TIMEFRAMES The already consented lots shown on Plan referenced 20076-HA shown on page 6 have a proposed timeline for certificates of title being available in May 2015 through to November 2015.

Beyond this the developer has programmed the delivery of 100 - 150 lots per year. It is envisaged that these additional lots would be delivered through a Special Housing Area, at least until the Te Okuroa Dr extension has been completed.

Report Prepared by S&L Consultants Ltd:

Grant Cowles Director


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15 APPENDIX Certificates of Title Figure 1 - Site plan Land for SHA Figure 2 - aerial photo built environment Golden Sands Papamoa Urban Growth Area Figure 3 - 20076-HA Figure 4 - City Plan

H:\20000 - 20999\20000 - 20099\20076 - Bluehaven - Golden Sands - Papamoa\Plannlng\Stage 32 - Hasher\20076 - Stage 32 Hasher Applic - 24 Sept.docx


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QuickMap Title Preview Information last updated as at 06 Sep 2014

COMPUTER FREEHOLD REGISTER UNDER LAND TRANSFER ACT 1952

Identifier 6 5 6 7 7 6

Land Registration District S o u t h A u c k l a n d Date Issued 17 July 2014

Prior References 646015

Type Fee Simple Area 49.3958 hectares more or less Legal Description Lot 2 Deposited Plan 470539 and Lot 500 Deposited Plan 460759 and Lof 524 Deposited Plan

476030 and Lot 526 Deposited Plan 472500

Proprietors Bluehaven Holdings Limited

Fencing Covenant in Gazette Notice 6140203.1 - 7.9.2004 at 9:00 am 9066148.1 Mortgage to Bank ofNew Zealand - 11.5.2012 at 4:24 pm (Affects Lot 2 DP 470539, Lot 500 DP 460759 and part Lot 526 DP 472500 formerly Lot 510 DP 467409) 9187313.3 Mortgage to Bank ofNew Zealand - 28.9.2012 at 11:50 am (Affects Lot 524 DP 476030 and part Lot 2 DP 470539 and part Lot 526 DP 472500 formerly Lot 2 DP 455651) Subject to Section 241(2) and Sections 242(1) and (2) Resource Management Act 1991 (affects DP 476030 )

The information provided on this report forms a guideline only. As a result. Custom Software Limited cannot and does not provide any -warranties or assurances of any kind in relation to the accuracy of the information provided through this report, the Site and Service. Custom Sofnvare Limited will nol be liable for any claims in relation to the contenl of this report, the .site and this service.

file:///C;/Users/gcowles/AppData/LocaI/Temp/QM_DocOrder.html 25/09/2014

QuickMap Title Preview _ Page 1 of 1 b i

QuickMap Title Preview Information last updated as at 06 Sep 2014

COMPUTER FREEHOLD REGISTER UNDER LAND TRANSFER ACT 1952

Identifier 6 4 9 1 1 8

Land Registration District S o u t h A u c k l a n d Date Issued 07 May 2014

Prior References 636102

Type Fee Simple Area 3.0390 hectares more or less Legal Description Lot 523 Deposited Plan 472500

Proprietors Bluehaven Holdings Limited

Fencing Covenant in Gazette Notice 6140203.1 - 7.9.2004 at 9:00 am 9187313.3 Mortgage to Bank ofNew Zealand-28.9.2012 at 11:50 am 9673635.1 Consent Notice pursuant to Section 221 Resource Management Act 1991 - 7.5.2014 at 3:54 pm

The information provided on this report forms a guideline only. As a result. Custom Software Limited cannot and does not provide any warranties or assurances of any kind in relation lo the accuracy of the information provided through this report, the Site and Sen'ice. Custom Software Limited will nol be liable for any claims in relation to the content of this report, the site and this service.

file:///C:/Users/gcowles/AppData/Local/Temp/QM_DocOrder.html 25/09/2014

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Schedule of Consented Stages lo(aJ Area or Singe

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1.32 Aug 2015 Slage 14 & 17 500 / DP 460759 :7C Aug 2(115

Freedom ViHages (160 Dwellings)]

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•••• Oolden Lifestyle Village (145 Dwdlings) 54v [Catholic Primary School|

Stage 22^

Completed or Under Construction. Consented Stage Detaii Number o f

Residt:ntial Lois Stage Number Approx Title Issue Total Area

14 & 17 2 1! Nov 2012-Issued Jan 2013-Issued Apr2013- Issued Aug 2013 - Issued 6 / 9 1

! i Nov 2013 - Issued

OA 0 67 Dec 2013 - Issued I9R 0.99 Jan 2U14 - Issued

Apr/May 2014 - Issued 25A

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ATTACHMENT B:

SHA MAPS

1. Papamoa Junction 2. Zariba 3. Nga Potiki 4. Palm Springs 5. Golden Sands 6. Te Okuroa Drive /

Parton Road

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Special Housing Area - Papamoa Junction

1 2230L/R230 Parton Road Papamoa

Legal Description: LOT 2 DPS 57684

2458L Parton Road Papamoa

Certificate of Title: SA48B/216

Area: 43,846 m'

Certificate OfTitle: SA48B/215

Legal Description: LOT 1 DPS 57684 ^^^g. 49 112 m^

Information shown on this plan is indicative only. Tauranga City Council accepts no liability for its accuracy and it is your responsibility to ensure that the data contained herein is appropriate and applicable to the end use iijfended. Cadastral information is sourced from the LINZ Data Service http://data.linz.govt.nz/layer/772-nz-

ary-parcels/. Crown Copyright Reserved.

74

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Special Housing Area - Zariba

J 1428L Parton Road Papamoa Certificate ofTitle: 516263

Legal Description: LOT 1 DP 429801 ^^^3. ^33,520 m'

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i Information shown on this plan is indicative only. Tauranga City Council accepts no liability for its accuracy and it is your responsibility to ensure that the data contained herein is appropriate and applicable to the end use iQjended. Cadastral information is sourced from the LINZ Data Service http://data.linz.govt.nz/layer/772-nz-

ary-parcels/. Crown Copyright Reserved.

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Special Housing Area 72A Simpson Road Papamoa

Legal Description: S E C 2 SO 464062

72A Simpson Road Papamoa

Legal Description: S E C 2 SO 464062

Ngapotiki

Certificate ofTitle: 626787

Area: 144,503 m^

Certificate OfTitle: 626787

Area: 61,955 m^

1 A

Maximum Height Prescribed

9.5 meters 2A

B 13 meters B

9 meters

13 meters

Information shown on this plan is indicative only. Tauranga City Council accepts no liability for its accuracy and it is your responsibility to ensure that the data contained herein is appropriate and applicable to the end use irjfended. Cadastral information is sourced from the LINZ Data Service http://data.linz.govt.nz/layer/772-nz-

ary-parcels/. Crown Copyright Reserved. inter

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Special Housing Area - Palm Springs

1 61 Palm Springs Boulevard Papamoa Certificate ofTitle: 640524

Legal Description: LOT 500 DP 471626 Area: 627,839 m^


1 A 17.5 meters 1 B 17.5 meters

Information shown on this plan is indicative only. Tauranga City Council accepts no liability for its accuracy and it is your responsibility to ensure that the data contained herein is appropriate and applicable to the end use ipjended. Cadastral information is sourced from the LINZ Data Service http://data.linz.govt.nz/layer/772-nz-

^cpary-parcels/. Crown Copyright Reserved.

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Tauranga City Council 40 Kapuka Street, Papamoa Certificate ofTitle: 664199

Legal Description: LOT 524 DP 477706 Area:243,884 m

3

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tt a.

40 Kapuka Street, Papamoa

Legal Description: LOT 524 DP 477706

40 Kapuka Street, Papamoa


11 Kamahi Crescent, Papamoa




Areail0,000 m


Area: 2,127 m

Certificate of Title: 670052

Area: 30,390 m

17.5 meters

S It

pri ftiitru

Information shown on this plan is Indicative only. Tauranga City Council accepts no liability for its accuracy and it is your responsibility to ensure that the data contained herein is appropriate and applicable to the end use intended. Cadastral information is sourced from the LINZ Data Service http://data.linz.govt.nz/layer/772-nz-•UUjy-parcels/. Crown Copyright Reserved.

78

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2 0 3 6

P P W Approx. Scale; 1:4,180 (atA4)

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Special Housing Area - Te Okuroa Drive / Parton Road 1236L Parton Road Papamoa

EZ 5 4

Legal Description: LOT 2 DP 429801 & LOTS DP 317472 1618L/R176 Parton Road Papamoa








^ I 1608L Parton Road Papamoa

Legal Description:LOT 2 DPS 82613

^ j 1602L Parton Road Papamoa



Area: 14,547 m^

Certificate of Title: SA34A/939

Area: 40,469 m^


Area: 20,570 m^


Area: 18,7150 m^


Area: 18,7150 m^


Area: 22,120 m^


Area: 25,240 m'

Information shown on this plan is indicative only Tauranga City Council accepts no liability for its accuracy and it is your responsibility to ensure that the data contained herein is appropriate and applicable to the end use intended. Cadastral iji; ormation is sourced from the LINZ Data Service http://data.linz.govt.nz/layer/772-nz-primary-parcels/. Crown Copyright

"^^erved.

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ATTACHMENT C:

CONSULTATION FEEDBACK

1. Submission Summary by Submission ID #

2. Copies of Submissions

Summary of Feedback to the 2014 Proposed Special Housing - Papamoa East by Submission Id

Sub ID Submitter Position Issue Summary

1 Woolliams, Ann

" i Van Eaton, Cliff

Papamoa Business Park Ud - Bain McDonaW

Oppose

Conditional Support

Not stated.

Support on the following grounds:

Support

. Papamoa Cycle Way - TCC must expedite completion of the Papamoa cycleway before any SHAs are approved. Cycleways be given the same priority as other transport and integrated into the road corridor with appropriate signage, lanes and markings.

. Housing areas shouid not proceed until proper shelter belts are planted to manage wind effects on residential amenity in Papamoa. Request 96 Parton Road {Lot 18 DP383479) be included in this process as an SHA.

Hague, lain & Jude Oppose Focus on Special Housing Areas will divert attention away from fixing stormwater problems on Taylor Road and Motiti Road.

Hughes, Chris & Dave Oppose Not stated. Mead, Ken & Vivian Oppose Risk of low cost housing lowering house value.

McFarlane, Craig & Jan

Oppose

Carter, Cliff & Catley, Oppose cs

Oppose

Oppose

9 Ray, Taniea

10 Holloway, Robert & Sue

11 Bell, Wayne & Sally Oppose

12 Johnstone, Laraine Oppose

13 Simpson, R Oppose

14 Hose, Steve Oppose

15 Pearson, Neville Oppose

16 Paynter, Diane Oppose

17 King, Jennifer & Ralph Oppose

Concerned 'Special' means low cost housing. Upgrade Papamoa Beach Road to improve pedestrian safety with refuge islands. Upgrade Papamoa Beach Road / Parton Road intersection with a roundabout. Provide a 50m wide green buffer between developments for birdlife habitat.

Design and layout of housing should be carefully considered and consistent with existing development.

Affordable housing will lower property value and increase crime Direct access to State Highways for emergencies is required before more houses are built. Special housing will create problems. Increased traffic generation. More pressure of schools. Additional roads required prior to building. Increased traffic volumes and traffic noise. Cheap housing. Low cost housing will create social issues. Traffic congestion will increase^ Increased traffic on Papamoa Beach Road particularly in a civil defence emergency.

CO c

Upgrade Papamoa Beach Road to include traffic islands etc. for pedestrians and lights to control traffic. Concerned SHA developments do not have to comply with covenants controlling section size and house design.

Low cost housing will create social problems. Increased traffic on Papamoa Beach Road will undermine its efficiency. _ _ _ Papamoa Beach Road and surrounding road infrastructure is inadequate to cope with future demand. Concern about the type of homes to be built. Traffic Volumes on Golden Sands Drive

18 Stuart, Sally

19 Innes, Jo

20 Gargiulo, Antonio & Lilian

21 Martin, Pam

Oppose

Oppose

Oppose

Oppose

Golden Sands Drive should have a speed limit of 40km/h and speed bumps. Existing road infrastructure does not allowfor adequate escape in emergencies.

No special housing in Papamoa East

No special housing in Papamoa East _ _ SHAs will increase traffic volumes on Papamoa Beach Road. Road infrastructure should be upgraded prior to development.

22 Sinclair, Jean & Bruce Oppose

23 McKlnney, Mark Oppose

Sufficient infrastructure and community amenities should be available as development occurs Loss of industrial land for future employment. Current inadequate road infrastructure to deal with Civil Defence emergencies. Roads should be built prior to development and June 2018 completion date for Te Okuroa Drive is too far away. Te Okuroa Drive should be completed urgently to provide alternative emergency access. The proposed roundabout at the Papamoa Beach Road / Palm Springs intersection is unlikely to work. Unlikely to be enough demand for housing given recent real estate sales figures for Tauranga. Loss of commercial and industrial land for future employment purposes.

24 Putan, Jan Oppose

25 Brookie, Coleen & Oppose Humphrey

26 Garfield Property Oppose Holdings Limited

27 Shepherd, Sydney & Support Judith

Sirens should be used for tsunami alerts.

Alternative roading is required for emergency evacuation. Install audible sirens for tsunami alerts. Increased traffic volumes on Papamoa Beach Road will compromise efficiency. Roads should e built before development occurs. More medical services are required locally.

Not stated.

Request information on shopping areas, schools and bus routes to cope with increased population

28 Paterson, Leslie & Cushia

Oppose

29 Gorrie, Alan & Carole Oppose

• Reduced property values. • Infrastructure will not cope with demand - particularly schools. Ministry of Education have not provided for this in their strategic property review. • Special housing residents will require extra care and additional social service support. • Requirements for existing landowners to subsidise service upgrades. • Existing road network cannot cope with extra demand. • Intensive development will lower amenity values for existing landowners. Do not want high rise development (19m) occurring.

30 Stillwell, Ralph Oppose • Concerned with design and layout of Ngapotiki proposal particularly small sections, leasehold land, terraced housing and 6 storey buildings. Lack of employment opportunities to compliment additional growth. Questionable shortage of supply given house prices haven't changed significantly.

31 Stevens, Andy Oppose

32 Dlluzio, Mike & Phillipa Conditional support

33 Carpenter, Pia Oppose

34 Mouldey, Barry & Sue Oppose

35 Lazenby, Clive

36 Williamson, A

37 Harris, Kay

38 Keune, Tita

Oppose

Oppose

Lack of appropriate road infrastructure. Roads should be developed in conjunction with new housing development.

• More clarity on section size and design required to ensure quality affordable homes are delivered. • Ensure planting and cycleways are provided to deliver quality streets and neighbourhoods. • Need to manage additional traffic volumes given limited existing road infrastructure. • Section size should be monitored to ensure amenity levels are maintained. Papamoa Beach Road is not comparable to Waihi, Fraser and Chapel Street. It should be upgraded to an Ll or L2 road with an increased speed limit of 60-70km/h.

No new development should be approved until: • Papamoa Beach Road speed limit is reduced to 50km/h to make it safer to cross. • Papamoa Beach Road is soft sealed to reduce vehicle noise. • Another road (in addition to Parton Road) is provided for emergency tsunami evacuation. More public toilets and seats should be available in suitable areas. n/a

Oppose

Oppose

Te Okuroa Drive should be built asap for Civil Defence emergency access and escape.

Traffic jams will increase on Tara Road and Domain Road

39 Murphy, Helen Oppose

40 Eames, Roger C V Oppose

41 Steen, Brian Oppose

42 McLean, Scott Oppose

43 Wiseman, Paul Support

44 Jensen, Audrey Oppose

45 Carpenter, Deon & Pia Conditional support

Houses are not affordable to first home buyers and will be brought by investors becoming ghettos. Loss of property values. Additional housing should be evenly spread throughout the City not placed in one area. Simpson Road intersections with Papamoa Beach Road and Parton Road will struggle to function with additional traffic from Ngapotiki proposal. Pedestrian and cyclist safety should be improved. Te Okuroa Drive should be completed before any further development to provide Civil Defence emergency access and escape. Alternative access to Papamoa Beach Road Is required to be constructed and operational prior to further development. Papamoa Beach Road is already at capacity. There will be increased traffic noise on Papamoa Beach Road The commercial zone should remain for commercial purposes

Additional road access is required - Papamoa Beach Road is insufficient. Speed camera should be installed at Kirpatrick Place & Palm Springs Blvd to deter speeding. Existing development areas should be filled before new housing areas are rolled out. Do not support the significant focus on affordable housing.

Ensure cycle / walkway link is provided across the Ngapotiki SHA to continue the Waikrakei Reserve

Risk of low cost housing and increased social issues. Reduced property values and lower school decile rating. Apartment / multistoried dwellings are not suitable for Papamoa. The 'red' areas on the plan should not be included as SHAs. Areas for cheap housing should be kept to a minimum and not lumped together in big blocks. Papamoa Beach Road should be upgraded similar to Fraser St, Chapel St and Waihl Rd. The surface condition should be improved to avoid surface flooding and speed should be increased to 70km/h to move traffic faster.

46 So, Julian

47 Wylie, Kevin

48 Williamson, Alfred & Kathryn

Support in part

Oppose

Oppose

Timing of Te Okuroa Drive should be brought forward to assist with emergency access. More shops and business should be provided to support the extra housing.

Support Papamoa Junction, Zariba and Ngapotiki. Oppose Golden Sands and Palm Springs on traffic grounds. Construction of Te Okuroa Drive should be completed prior to development of these SHAs. Oppose any significant focus on affordable housing as per Ngapotiki proposal. Large amounts of affordable housing will create significant social problems.

Alternative road access must be provided for emergencies prior to further housing development. Papamoa Beach Road is the only option at present. Low cost housing and increased demand on social services which are in short supply in the locality. Schools will not be able to cope with the additional demand. Area will be devalued.

49 Gray, Glyn Neutral

50 Lord, Mark Support

51 Clayton, Mark Oppose

Te Okuroa Drive construction should be brought fonward to address traffic and emergency access issues.

Support Papamoa Junction

52 Ward, Nicola Oppose

53 O'Halloran, Marianne Oppose

54 Harman, Fran Oppose

Surrounding properties will be devalued. Increased demand on existing infrastructure. Longer commuting into Mount Maunganui and Tauranga. Additional housing is not required at present. Developers just want to make money and disappear. Loss of property values. Ability of infrastructure to accommodate additional demand. Raiha Street may become a 'rat run'.

General lack of commitment to delivering affordable housing. There should be a 60% affordable housing requirement. Te Okuroa Drive construction should be brought forward with a link into the Eastern Link. The cycleway along the drainage reserve should be completed as part of the development. Inadequate existing road infrastructure will not be able to accommodate additional traffic. No design guidelines or guarantee around what 'special housing' will look like. Loss of property values. Unlikely that there will be a market for smaller sections.

55 Blokart International Ltd - Matt Beckett

56 White, Shirley

57 Mayor, P & L

Not stated Wants property at 176 Parton Road to be included with the Zariba SHA.

58 Prendergast, Lynnette

Oppose Not stated.

Oppose

Oppose

59 Prendergast, Stuart Oppose

60 Chitty, G & B Oppose

61 Kliskey, Pamela Oppose

62 Henderson, Jackie & Oppose Pounder, Mark

63 Hunt, Chris

Te Okuroa Drive construction should be brought forward to provide a second link into Papamoa East. Council should focus on maintained eyesore areas e.g. resealing Karewa Parade car park and removing bushes at Thompson Road beach access. Increased traffic flows onto Papamoa Beach Road. Increased traffic flows onto Simpson Road from Ngapotiki SHA. Increased traffic flows onto Palm Springs Blvd will make the road unsafe between Papmoa Beach Road and the creek. The Ngapotiki SHA proposal will be incongruous with taller building and smaller sections) and lower values of surrounding established properties. The Ngapotiki SHA proposal is not consistent with SmartGrowth. Not clear if existing schools will be able to cope with demand. There will be wider traffic congestion issues at Baypark roundabout. Ensure protection of Wairakei creek between Parton Road and Palm Springs Blvd. It is currently degraded through farming and livestock pollution. No evidence that there is a demand for the identified SHAs. Increased traffic flows onto Papamoa Beach Road. Increased traffic flows onto Simpson Road from Ngapotiki SHA. Increased traffic flows onto Palm Springs Blvd will make the road unsafe between Papmoa Beach Road and the creek. The Ngapotiki SHA proposal will be incongruous with taller building and smaller sections) and lower values of surrounding established properties. The Ngapotiki SHA proposal is not consistent with SmartGrowth. Not clear if existing schools will be able to cope with demand. There will be wider traffic congestion Issues at Baypark roundabout. Ensure protection of Wairakei creek between Parton Road and Plam Springs Blvd. It is currently degraded through farming and livestock pollution. No evidence that there is a demand for the identified SHAs.

Not stated.

CO

• SHAs should not be used on land zoned for residential use. • Increased traffic volumes on Papamoa Beach Road and increased risk to pedestrians and cyclists. • Te Okuroa Drive construction should be brought forward. • Additional traffic will increase safety issues with Parton Road / Simpson Road and Papamoa Beach Road . Additional traffic will compromise the ability of Papamoa Beach Road to accommodate traffic.

Oppose Palm Springs and Golden Sands should only be considered if the TEL interchange is constructed first.

64 Shor, Elaine Oppose

73

65 Kane, Timothy

66 Samson, Rose & Greg

67 Wheeldon, Geof & Pat

68 Drennan, Gail

The Ngapotiki SHA will introduce a level of intensive development that is incongruous with existing amenity. No justification for the proposed number of dwellings. Building 2000-I- homes in Papamoa will force people into long commutes back to Tauranga. How will affordable houses remain affordable? There should be no leasehold title arrangements. Freehold title has more value. All roads and public areas should be completed prior to development occurring. Construction noise should be monitored and fines issued outside approved hours. There needs to be a realistic balance between profitable development and affordable housing delivery.

Deliver appropriate Civil Defence emergency transport routes before any further development is approved. Support all SHAs as they will encourage further growth in Papamoa.

Oppose

Support

Support Support all SHAs and request the 162 Parton Road be included as an SHA

Conditional Support

69 Waho, Y

70 Dunham, Sydney

71 Entwisle, J E & M B

72 Kerrigan, Phil & Ann

Oppose

Oppose

Oppose

Conditional Support

Pedestrian safety on Simpson Road particularly for school children. Height of Ngapotiki SHA apartment s. What green areas will be available. Section size is too small. Minimum size should be 400-450m^. City style high density housing should not be by the beach. More detail is required for the Ngapotiki SHA and possible adjoining block. More detail on upgrades required to schools, police and fire services. Roads should all be completed before more development occurs.

Te Okuroa Drive construction should be brought forward to Golden Sands Drive urgently.

Douglas, Nathan & Janis

Oppose

Te Okuroa Drive construcfion should be brought forward prior to any further development occurring so that: • Pedestrian safety is improved. • Alternative access is provided. • Alternative escape routes are available for Civil Defence emergencies. Property values will decrease.

74 Cox, David Oppose

75 Clifford, Debbie Oppose Te Okuroa Drive construction should be brought forward to Golden Sands Drive urgently to address safety issues and Civil Defence emergency issues.

• Demand is not critical to warrant development. • Transport infrastructure should be improved. • Developments will not be affordable.

76 Clifford, Daphne Oppose

77 Clifford, R J Oppose

There is no housing shortage to warrant development. Transport infrastructure should be improved prior to development. There is limited affordable housing benefit.

Transport infrastructure should be improved prior to development. There is limited affordable housing benefit.

00 CO

78 Groves, Dawn

79 Gardiner, Ronald and Knight, Mary

80 Williams, Cheryl

81 Brosnahan, P S

Oppose

Conditional Support

Oppose

Oppose

SHAs should not be approved as there are no suitable Civil Defence emergency escape routes.

Construct Te Okuroa Drive and TEL interchange before further development occurs.

The proposal will introduce social problems into the area.

82 Dawson, Jan

83 Reid, Mark & Sue

84 Jackson, Blair & Michele

Oppose

Conditional Support Oppose

Construct Te Okuroa Drive and TEL interchange before further development occurs to: o Alternative access is provided. o Alternative escape routes are available for Civil Defence emergencies. o Avoid congestion.

Provide separate effluent treatment station. Develop a rapid rail system for commuters. Any proposed hospital to service the area should be built on high ground . Existing transport infrastructure is inadequate. Adverse effects on water, wastewater and stormwater infrastructure.

Te Okuroa Drive construction should be brought fonfl/ard to address traffic Issues

85 Jensen, Linda Oppose

86 Fuller, JDC & F H Oppose

• Upgrade the local road network prior to further development. • Emergency escape access for Civil Defence should be provided • SHAs will put additional pressure on services that are already overloaded Upgrade the local road network before further development.

Upgrade the local road network prior to further development. What is 'special housing'. No clarity on price bracket for affordable housing.

87 Dowling, Mark & Annette

Oppose

88 Evans, Kay (Mrs)

Hooton, Roy

Oppose

Oppose

Oppose in general Including the following comments: Papamoa Junction

• Commercial land should be retained for employment purposes. Zariba

• Industrial land should be retained for employment purposes. Ngapotiki

• Oppose outright. Golden Sands

• The proposal is consistent with the zoning. SHAs should not be approved as they were never identified as needing to occur.

90 Hooton, Lyn Oppose

Upgrade the local road network east of Parton Road prior to further development. Provide suitable Civil Defence escape routes.

Upgrade the local road network prior to further development to address traffic volumes. Te Okuroa Drive construction should be brought fonfl/ard. Extra traffic noise. Provide suitable Civil Defence escape routes. Loss of property values.

91 Perston, JWD & P E Oppose Te Okuroa Drive construction should be brought forward prior to further development

92 Devey, Patrick & Gayleen

93 Mathews, I R

94 La Belle, D

95 Everett, Jo

96 Jones, William

97 McCullough, F & L

98 NZ Transport Agency -Doug Spittle

99 Filer, Tom and Erni, Margaret

100 Sara, Natalie & Andrew

101 Pearson, Jim

102 Broomhead, David & Tanya

103 Heeney Colin & Jillian

104 Southall, Annette & Geoff

105 Wepiha, Thomas A

106 Andrews, Rachel & Tony

Oppose Te Okuroa Drive construction should be brought forward prior to further development

Oppose

Oppose

Oppose

Oppose

Oppose Neutral

Oppose

Oppose

Oppose

Oppose

Oppose

Oppose

Support

Oppose

More information required on the type of housing to be built

107 Waller, C G Oppose

Papamoa Junction should remain for commercial use - not residential. Ensure adequate playgrounds in SHAs. Appropriate emergency escape access for Civil Defence should be provided. Pedestrian safety should be improved on Papamoa Beach Road. Increased traffic noise.

Existing infrastructure will not be able to cope with additional demand. Ensuring quality infrastructure is vested in the Council. Loss of property values.

Existing infrastructure will not be able to cope with additional demand, particularly roads. Loss of property values CO

Noise effects from the TEL and reverse sensitivity effects within industrial zoned land. Residential use should comply with City Plan Rule 4E.2.5. Wider assessment of the loss of commercial and industrial land within the eastern corridor should be considered. Ensure there Is adequate provision available. Infrastructure should be upgraded before further development. Tsunami sirens should also be installed before more people move into the area. Development should not be rushed through without assessing infrastructure and amenity effects. Ghetto environments will be created.

There is no clear evidence or justification for the scale of development. No indication of what modelling has been used to assess current infrastructure demand No clarity on how issues of traffic, public transport, stormwater,, tsunami evacuation or schooling will be addressed. There is a lack of supporting services (doctors, police etc.) in the Papamoa area. Loss of commercial / industrial zoned land will undermines the 'Live, Work, Play' ethos.

Loss of commercial / industrial zoned land reduces employment opportunities and increases commuting requirements.

Apartment sized housing. 3 storey building height will block light. Small sections and intensified housing Lack of detail for the Ngapotiki SHA. Retail development within SHAs will undermine other established commercial activities (e.g. Fashion Island) Te Okuroa Drive construction should be brought fonward prior to further development. Papamoa Beach Road is not comparable to other Tauranga roads because it is a dead end.

Support Ngapotiki SHA as it will provide affordable housing to meet fhe needs of whanau and enable them to live close to their Marae.

Loss of property value. Crime will increase SHAs should not be built on prime coastal land.

Infrastructure should be upgraded prior to any further development, in particular roading and public transport.

108 Holland, Grant and Darby, Caroline

109 Abel, Alan

110 Allen, Peter

111 McCarroll, Brian & Anna

112 Stuart, Frank

113 Lorraine R

114 Lewis, Sharon

115 VIeeshouwer, H & R

116 Thornton, Michael

117 Bay Plastic Fabrication - Gordon Cochrane

118 Cranston, Tony

119 Vile, Helen

120 Curreen, Stephanie

121 Welch, Alan

122 Carr, Sarah and Brown Mike

123 Sayers, Merv& Jocelyn

124 D'Brass, Anna

125 Dell, Jane Ann

126 Cullen, Rosemary & Martyn

127 August, Adrienne & Neville

Oppose Commercial zoned land should be retained for employment opportunities.

Road infrastructure is currently inadequate. Commercial zoned land should be retained for employment opportunities. Better emergency escape routes are required. Ghettos will be created. No certainty around ensuring houses are affordable. Need to ensure there is an appropriate mix of housing.

128 Papamoa Investments Limited - A Dodson

129 Sweet, Donald &

Oppose

Oppose

High density development is not appropriate in this area.

No certainty that a balanced mix of housing will be provided. Commercial zoned land should be retained for employment opportunities. There is a lack of reserves / recreational areas to accommodate additional population. Road infrastructure should be upgraded before any further development.

Oppose Existing road infrastructure is inadequate. Construction of Te Okuroa Drive should be brought fonfl?ard before any further development occurs.

Oppose

Oppose

Oppose

Oppose Oppose

Oppose

Oppose

Oppose

Oppose

Construction of Te Okuroa Drive should be brought fonfl/ard before any further development occurs.

No evidence to support the demand for SHAs. Construction traffic and noise. Road infrastructure should be improved before further development. Not enough social infrastructure - medical centres, schools, emergency services. Not enough employment opportunities. No appropriate emergency escape routes.

Lack of clear and credible information to support development of SHAs.

Construction of Te Okuroa Drive should be brought forward before any further development occurs. There is insufficient community infrastructure. Existing stormwater and wastewater infrastructure is inadequate. More green space is required. Oppose Ngapotiki low cost affordable housing. Commercial land should be retained for commercial use.

Employment zoned land should be retained for employment purposes.

Ngapotiki SHA will devalue surrounding property. 00

Oppose

Oppose

Oppose

Construction of Te Okuroa Drive should be brought fonfl/ard before any further development occurs and links to the TEL provided.

Oppose

Oppose

Oppose

Oppose

Increased stormwater runoff will create flooding. Lack of emergency escape routes. Additional fire risk with houses closer together. Affordable housing not defined. Loss of property values.

Ngapotiki SHA will Introduce high intensity development which will create ghettos. Introduction of affordable housing will create ghettos increase social disorder. Apartment style living is not conducive to creating good communities. Existing school infrastructure will no cope with demand. Existing road infrastructure is inadequate. Construction of Te Okuroa Drive should be brought forward before any further development occurs Houses should comply with residential height and setback rules. Houses should be for owner occupier and not rented. Affordable housing will increase social problems and crime. Existing road infrastructure is inadequate. Affordable housing should be spread out and not bunched together. Existing road infrastructure is inadequate and should be upgraded. Construction of Te Okuroa Drive should be brought forward before any further development occurs. Oppose Ngapotiki SHA. Will lower property values. Loss of greenspace

Support Need to ensure there is adequate commercial and industrial land available

Oppose • Identification of SHAs on land already zoned for residential is not addressing the issue.

130

13?" 132

135

136

137

138

139

140

141 142

144 145

O'Connor, Patricia & Kathleen

Cetkowski, K and Hausermann, R Holmes, R W

Oppose

Central Government should fund construction of Te Okuroa Drive to bring it fonfl/ard. Proposed price points are not affordable to first home buyers. A strong likelihood of producing poor quality, cheap housing. Lack of public scrutiny through HASHAA process. Private covenants should be controlled or limifed in scope to ensure they do not restrict development.

Not stated

Oppose

Bay Of Plenty Regional Council • Pam Crabbe

Neutral

133 Jackson, FW Oppose

134 McLean, Tracy

Heritage New Zeaiand - Carolyn McAlley

Oppose

Conditional Support

Not enough emergency escape routes. Papamoa Beach Road should be upgraded before further development occurs. Insufficient evidence around how high quality urban design principles will be delivered in accordance wifh RPS Appendix B. There is a general lack of stormwater management information. Development should incorporate low impact design stormwater solutions. It is unclear how the Bell Road catchment will be affected. The Bell Road drainage catchment requires 100% on site mitigation. NES regulations will apply. The ecological value of the Wairakei Stream area should be enhanced through this process. The Ngapotiki proposal would give effect to RPS Policy IW IB and IW 3B. Loss of commercial zoned land and employment opportunities at Papamoa Junction. Papamoa Junction must provide 100% on site stormwater mitigation. Do not allow multiple access points along Parton Road or Te Okuroa Drive. Efficiency of these routes must be maintained. Construction of Te Okuroa Drive should be brought fonfl/ard before any further development occurs. No suitable escape routes at present. There should be more pedestrian crossings to the beach.

Flavell, Dean (Ngati Tuheke o Tapuika / Makahae Marae) Cochrane, Karl

Support

Oppose

Support in principle but there needs to be recognition of significant archaeological and cultural heritage values in the area. Development should recognize and avoid these areas. • An archaeological assessment should be required for:

o Ngapotiki SHA; o Zariba SHA o NZTA land.

• An authority will be required for prior to any earthworks within: o Waitaha SHA; o Ngapotiki SNA; o Palm Springs area.

• A wahi tapu area is registered across the Ngapotiki and Waitaha land. Support Ngapotiki SHA as it will provide affordable housing.

00_

Mangatawa Papamoa Blocks Inc - Jay Puketapu Pepper, Georgia

Round, Rachel & Martyn

Support

Oppose

• Property values will decrease. • There will be conflict between industrial and residential activities. • Noise issues with residenttai activities in an industrial zone. Support all proposed SHAs, particularly Ngapotiki.

Oppose Golden Sands lifestyle village on the following grounds: • Insufficient amenity and open space; • Cramped living conditions; and • Not enough parking.

Oppose Built development in the Ngapotiki and Waitaha will overlook and overshadow existing housing. Loss of property values. Increased crime rate.

Trinder, Wendy Oppose Affordable housing blocks on small sections will create social and community problems. It should be spread throughout the City.

Richardson Neutral • Road infrastructure should be upgraded before development. • Employment opportunities should be retained locally. • More cycleways should be provided. • Upgrade Papamoa Beach Road to ease congestion. • There is a lack of emergency road exits in Papamoa East. Oppose Golden Sands SHA.

143 Holmes, C A

Miteff, Ditar

Smith, Kevin

146 Bradley Tom

Oppose

Oppose

Oppose

Condittonal Support

Road infrastructure needs to be upgraded prior to development. Affordable homes need to be properly designed to work. Emergency access / exits should be provided before further development. Ensure emergency exits are wheelchair friendly.

147 Williams, Alan

148 Wallace, Gay

149 Jamieson, Marlyn & Alex

150 Stewart, Margaret

151 Harris, Chris

152 Lord, Anita

Oppose Civil Defence emergency exits should be provided before further development. Existing road and walkway provision is not adequate.

Oppose New and upgraded road infrastructure should be provided before further development.

Oppose . Te Okuroa Drive should be compleled before further development occurs. • Tsunami evacuation routes are inadequate and should be improved.

Oppose • Road infrastructure should be improved before further developmenf occurs. • More green space, cycle and walking tracks are required.

Support . Concerns with Papamoa Beach Road being the only point of access, parficularly if it becomes blocked. • Te Okuroa Drive construction timing should be brought fonward.

Support • Support proposed SHAs. • They are beneficial and will encourage growth in the area.

CO

88

Proposed Special Housing Areas Papamoa East

Address: ^ ( ^ l A / v ^ l l ^

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daytime): C 2 1 4 - -2C<o 4 ^

l''"H Mfpffrt/oppose the))roposalsfor Special Housing Area developments arPapamSa East.

This feedback may be made available fo the public as part of an agenda. Please advise if you want your address, phone and email details to remain confidential.

My / our feedback is;

Tauranf^aCity

Responses must be received by Spm Tuesday

28 October 2014.

V

89

From: Andrew Mead Sent: Monday, 13 October 2014 11:50 a.m. To: Catherine Connell Subject: FW: Proposed Special Housing Areas - Papamoa East [#5B6AS]

Original Message From: "Cliff Van Eaton" <[email protected]> Sent: Monday, 13 October 2014 9:04 a.m. To: "[email protected]" <info@tauranga. govt.n2> Subject: Proposed Special Housing Areas - Papamoa East

I support the proposal, but only provided that:

1) Council expedite the completion of the Papamoa cycleway immediately, connecting the missing section between the end ofthe stormwater reserve at Pardon Road and the cycle paths further into Papamoa East. I do not support the proposal i f this section is not completed BEFORE any other works are approved for the area.

2) That cycleways in this area are given the same priority as other means of transport, and especially that any widening of existing roadways (i.e., Papamoa Beach Road) includes a SAFE and user-friendly cycle lane option, with proper safety marking for driveways and intersections, and signage making vehicle drivers aware ofthe rights of cyclists to safely use council roads and paths. I do NOT support the proposal i f this work is not undertaken.

3) That NO proposed special housing areas in East Papamoa be allowed to proceed without proper plantings of wind shelter tree species. Over the years, housing developments in the area have been given the green light by council without proper consideration for the welfare and enjoyment of inhabitants in relation to wind. In fact, in its wisdom council has accepted so-called professional advice from contractor horticultural "experts" to have shelter trees removed (e.g., the trees along Tara Road), while at the same time not replacing those shelter trees. Shelter trees need to grow quickly and provide good filtering of wind, and as a result in the first instance should be "exotic" species selected for these attributes. Filler native species should certainly be considered, but not as an immediate solution to wind protection. Quite frankly, the proposed special area is one of the windiest in the BoP, and while council has made a hash of wind protection along the coastal strip in the past, it needs to finally get it right in this instance. Being confined in a brick box all day when gales are blowing across the area is a failure in town planning, and should be seen as such in any assessment of past council performance in this regard. One is left with the impression that council only cares about the needs (and increased profit) of developers, rather than the needs of rate payers who will have to live in the area.

- Cliff Van Eaton 112 Tara Road Papamoa

Proposed Special Housing Areas P a p a m o a E a s t

Name: ( p ^ ^ ^ O ^ " ^ ^ S I N C ^ ^ ^ ^ A d ^ U?9 Addres:

Tauran^aCit/

3 Email:

Phone (daytime):

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N y we support / oppose the proposals for Special Housing Area developments at Papamoa East.

This feedbacl< may be made available to the public as part of an agenda. Please advise if you want your address, phone and email details to remain confldential.


28 October 2014.

My / our feedback is:

fi;-.

•^ SoS\v-\ess (h:^:k U\o(

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91

3 Council has considered vi/hether adequate infrastructure will be available to support these developments, including transportation, water supply, wastewater, stormwater, reserve land and reserve facilities like playgrounds.

Taking account of both existing infrastructure, and infrastructure that would be built as part of the proposed developments. Council's view is that there would be sufficient capacity to accommodate all the proposed Special Housing Areas that would be accessed from Te Okuroa Dr (Papamoa Junction, Zariba and Nga Potiki).

Council's assessment is that there is also sufficient infrastmcture capacity to accommodate further development in the subdivisions that are currently accessed only from Papamoa Beach Rd (Golden Sands and Palm Springs). This may result in a maximum of 1,400 dwellings being completed in Golden Sands and Palm Springs prior to a second road connection to Papamoa East being completed through the extension of Te Okuroa Dr. This extension is programmed to be finished in 2018 and project completion is on schedule.

1,400 dwellings may result in traffic volumes on Papamoa Beach Rd exceeding the threshold identified in the City Plan of 14,300 vehicles per day for a short period of time (up to 18 months). Traffic volumes on Papamoa Beach Rd would reduce once Te Okuroa Dr was connected through to Golden Sands and Palm Springs.

If traffic volumes did increase beyond the current threshold. Council would deliver improvements to Papamoa Beach Rd In the form of a new roundabout at Palm Springs Boulevard and two pedestrian crossings to address safety concerns. This would be in addition to the planned roundabout at the Parton Rd intersection programmed for 2017 and the four pedestrian refuges currently being built.

Technically Papamoa Beach Rd has capacity to accommodate in excess of 20,000 vehicles per day There are roads in Tauranga within residential environments that are similar to Papamoa Beach Rd and operate with traffic volumes well in excess of 14,300 vehicles per day These include Waihi Rd, Fraser St and Chapel St.

Due to increased competition from Papamoa Junction, Zariba and Nga Potiki it is possible that the development of Golden Sands and Palm Springs will slow, resulting In significantly less than 1,400 dwellings being completed before the Te Okuroa Dr extension Is open.

Options The options for Council In considering this proposal are: agree to the requests from developers and recommend the developments as a Special Housing Area to the Minister of Housing, or to decline the requests.

Each proposal will be considered on its own merits. Community views will help to inform these decisions. It Is anticipated that decisions will be made at a Council meeting toward the end of this year.

Public open day A public open day will be held to discuss this proposal. Council staff will be on hand to answer questions as well as developer representatives. Details of the open day are as follows:

Venue: Golden Sands Primary School Hall, 26 Golden Sands Drive, Papamoa

Date and time: Tuesday 14 October from Spm to 7pm

Have Your Say

Email your feedback to [email protected] or fill In the attached form and drop It into the Tauranga City Council at 91 Willow Street or the Papamoa Ubraty. Feedback forms will also be collected during the open day

Responses must be received by Spm on Tuesday 28 October 2014. This will enable an assessment of the responses and a report to be completed for Council consideration.

For further information contact the City Planning and Growih Team at Tauranga City Council on 07 577 7000 or at infoQtauranga.qovt.n?.

92

i t From: Sent: To: Subject:

7 [email protected] Monday, 13 October 2014 10:08 a.m. Have Your Say proposed special housing East Papamoa

Our feedback concerns the issue of stormwater in the Taylor Rd/ Moti t i Rd area where the infrastructure is inadequate and some homes and property are now routinely flooded and devalued. Keeping sandbags on hand is not the answer to the problem.

There is a degree of scepticism that developers/TCC will seek to remedy the problem any time soon when the focus will be on the Special Housing Areas.

We hope to be proved wrong.

Sincerely lain & Jude Hague 1095 Papamoa Beach Rd Papamoa East

93

From: David Hughes <[email protected]> Sent: Sunday 12 October 2014 11:56 a.m. To: Have Your Say Subject: Special housing Papamoa East

We oppose the proposals for special housing area developments at Papamoa East.

Chris and Dave Hughes.

From: Sent: To: Subject:

ken <[email protected]> Saturday 11 October 2014 9:43 a.m. Have Your Say Special Housing Papamoa.

Dear Sir/Madam. We live in Palm Springs Boulevard Papamoa for last 10 years. What concerns us what is

Special Housing . We have built in this area because o f the quality of housing and have invested a lot of our money to have that quality house.If low quality housing is built in our area that drops the valuation of our house.We had strict covenants when we built here.You look at the Golden Sands Area, totally different Subdivision because of the lower standard Housing which is fine if you only can afford to buy or built in that area .. I can't attend the meeting at Golden Sands School on 14th October due to work. Looking forward to your reply.

Ken &Vivian Mead.

Proposed Special Housing Areas P a p a m o a E a s t

i+l ^ 3 9 - 1 / ^ 1 ^ 3 ^ 3

Address: . .

TaurangaCity

Email:

Phone (daytime):

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'./ we support /êcQSS^he proposals for Special Housing Area developments at Papamoa East.

This feedback may be made available to the public as part of an agenda. Please advise If you want your address, phone and email details to remain confidential.


28 October 2014.

My / our feedback is:

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