District Plan Changes
Here you'll find current and previous plan changes and information.
Current: Private Plan Change 95 - Pencarrow Estate Pongakawa
Introduction
Council received and accepted a Private Plan Change application for rezoning of rural zone land and new structure plan to allow development on an approximately 12ha site at Arawa Road, Pongakawa.
Private Plan Changes enable applicants to initiate proposed changes to the District Plan without needing to wait for the District Plan Review. Because these are Private Plan Changes, the applicants are required to support the Private Plan Changes through the submission and hearing process and may be called on to cover costs.
The purpose of the Pencarrow Estate Pongakawa Structure Plan (1491 SH 2 & 53 Arawa Road, Pongakawa) is to rezone the existing rural zone to predominantly residential, with provision for commercial zone and associated reserves. A Structure Plan has been developed for the site which proposes specific development requirements across three stages. Rule changes are proposed for the Structure Plan Area to allow for specific residential lot sizes and development controls in the Residential Zone, and some specific controls in the Commercial Zone. The Structure Plan also proposes a new link road through the site, with access from Arawa Road.
Notification
Plan Change 95 was publicly notified on Friday 10 November 2023. To understand the full proposal, please see the notification documents further below.
Making a submission
If you wish to make a submission on Plan Change 95, you can do so in the following ways:
- Online via Council’s electronic District Plan website www.westernbay.govt.nz/eplan
- Complete the Submission Form below and:
- Submission Form
- Email to: districtplan@westernbay.govt.nz; or
- Post to: Environmental Planning Team, Western Bay of Plenty District Council, Private Bag 12803, Tauranga Mail Centre, Tauranga 3143; or
- Deliver to the main Council Office at Barkes Corner, Tauranga or one of Council’s service centres at 21 Main Road, Katikati; 28 Western Avenue, Ōmokoroa; 130 Jellicoe Street, Te Puke; or 106 Beach Road, Waihī Beach.
Submissions close at 4pm on Friday 8 December 2023.
Notification Documents
Please find below all the Private Plan Change documents for notication
The following can also be viewed in summary:
- The changes to the District Plan text
- The new Pencarrow Estate Pongakawa Structure Plan maps
- The proposed District Plan map
- The Public Notice of notification in the Te Puke Times and Weekend Sun (10 November) and BoP Times (11 November)
The ‘Section 32’ reports below explain the issues being addressed and the reasons for the proposed changes.
Current: Plan Change 92
Introduction
Plan Change 92 introduces new Medium Density Residential Standards for all the existing residential areas of Ōmokoroa and Te Puke. In addition, new residential areas are being added to those towns. For Ōmokoroa, provision is also being made for additional industrial land, a new Natural Open Space zone to protect the gullies, and a large active reserve.
Read our FAQ on Plan Change 92.
Hearings
- An Independent Hearings Panel has been appointed by Council to hear and make recommendations on the plan change.
- The Independent Hearings Panel have issued a direction which sets out a framework for the hearing which is scheduled to occur over the period of 11-15 September 2023.
- All submitters will be given an opportunity to present their submission. A recommendation will then be issued including the reasons for accepting or rejecting submissions.
- Information on the hearing process is set out within the Hearing Direction document below.
- The hearing process is intended to deal with both Plan Change 92 and the related Notice of Requirement application for Active Reserve in Ōmokoroa.
- More information about these processes can be found on the Ministry for the Environments webpage - Every Day Guide to the Resource Management Act
- Any correspondence regarding the hearing can be sent to the Hearings Manager at pc92hearing@westernbay.govt.nz
Hearing Information
The Hearing for Plan Change 92 will start at 9am on Monday 11 September 2023 and will be held at Western Bay of Plenty District Council offices, 1484 Cameron Road Tauranga, and via Zoom.
If you have made a submission or further submission on proposed Plan Change 92 and you have indicated that you would like to speak to your submission, you have the opportunity to present to the Independent Hearing Panel. The Independent Hearing Panel is made up of four Independent Commissioners. The Panel’s role is to hear and consider all submissions and evidence on proposed Plan Change 92 and make recommendations to Council.
If you said you did not wish to speak to your submission at the hearing but now you want to please contact the Hearing Manager at the email below. If you said you did want to speak at the hearing but no longer want to please contact the Hearing Manager at the email below. We will also be sending correspondence to all submitters requesting confirmation of those submitters who wish to be heard.
Regardless of whether you speak at the hearing the Independent Hearing Panel must still consider your submission. All of the submission points made have been summarised by Council staff in the Section 42A reports. These can be found below.
The purpose of a Section 42A report is to evaluate the issues raised in submissions. The report/s make recommendations to the Independent Hearing Panel. Each topic in the Plan Change has an associated Section 42A report.
If you have any questions about the upcoming hearing you can contact our ‘Friend of the submitter’. The friend of the submitter is an independent planner who can advise you further on the hearing process. This free service is provided by the Ministry for the Environment to help the public participate in this plan change.
Friend of the submitter email: PlanChange92@resourceplanning.nz
Independent Hearings Panel Directions
Plan Change 92 Section 42A Reports
Plan Change 92 Submitter Statements of Evidence
- Submitter 18 - Fire and Emergency - Attachment - Derrimore Heights.pdf (PDF, 34.5MB)
- Submitter 18 - Fire and Emergency NZ - Written Statement - Proposed Plan Change 92 .pdf (PDF, 202.2KB)
- Submitter 24 - Ara Poutama - Primary Evidence of Andrea Millar - Ara Poutama Department of Corrections ).pdf (PDF, 102KB)
- Submitter 24 - Ara Poutama - primary evidence of Sean Grace (planning) - Ara Poutama Department of Corrections).pdf (PDF, 208.1KB)
- Submitter 25 - BOPRC Consenting Marlene Bosch FINAL.pdf (PDF, 89.1KB)
- Submitter 25 - BOPRC Ecological Omokoroa Hamill FINAL.pdf (PDF, 971.7KB)
- Submitter 25 - BOPRC Engineering Te Puke Mark Townsend PC92 BOPRC FINAL.pdf (PDF, 177.6KB)
- Submitter 25 - BOPRC Natural hazards Mark Ivamy FINAL.pdf (PDF, 425.5KB)
- Submitter 25 - BOPRC Planning Nathan Te Pairi .pdf (PDF, 1.9MB)
- Submitter 25 - BOPRC Stormwater and Flooding - Kathleen Thiel-Lardon FINAL.pdf (PDF, 136.7KB)
- Submitter 25- BOPRC - WQ Evidence of Susan Ira FINAL.pdf (PDF, 2.8MB)
- Submitter 28 - Foodstuffs - Planning evidence M Norwell.pdf (PDF, 708.7KB)
- Submitter 29 - Kainga Ora - Corporate Evidence Final[62].pdf (PDF, 338KB)
- Submitter 29 - Kainga Ora - Expert Evidence_Susannah Tait_WBOPDC_FINAL.pdf (PDF, 962.3KB)
- Submitter 29 - Kainga Ora - Phillip Osbourne - Economic Evidence Western Bay of Plenty (25.8.23).pdf (PDF, 221.5KB)
- Submitter 30 - KiwiRail - Statement of Evidence of Catherine Heppelthwaite.pdf (PDF, 1.7MB)
- Submitter 30 - KiwiRail - Statement of Evidence of Mike Brown.pdf (PDF, 294.5KB)
- Submitter 30 - KiwiRail - Statement of Evidence of Stephen Chiles.pdf (PDF, 113.7KB)
- Submitter 31 - N and M Bruning - Statement of Evidence.final.pdf (PDF, 1.3MB)
- Submitter 31 - UTF - Statement of Evidence - Aaron Collier-PC92 (Received Monday 28th August).pdf (PDF, 222.9KB)
- Submitter 31 - UTF - Statement of Evidence - Scott Adams -PC92 (Received Monday 28th August).pdf (PDF, 66.8KB)
- Submitter 33 - Powerco Evidence - Gary Scholfield.pdf (PDF, 254.9KB)
- Submitter 34 - RVA - Western Bay of Plenty - Statement of Evidence - J Collyns v1 v4.pdf (PDF, 229.6KB)
- Submitter 34 & 35 - RVA and Ryman - WBOP - Statement of Evidence - Ngaire Kerse .pdf (PDF, 256.6KB)
- Submitter 34 & 35 - RVA and Ryman - Western Bay of Plenty PC92 - Evidence of Nicki Williams 3459-0687-4406.pdf (PDF, 2.8MB)
- Submitter 34 & 35 -Ryman and RVA - WBOP - Statement of Evidence - G Akehurst.pdf (PDF, 249.9KB)
- Submitter 35 - Ryman - Western Bay of Plenty - Statement of Evidence - Matthew Brown.pdf (PDF, 1.2MB)
- Submitter 41 - Waka Kotahi - Evidence Duncan Tindall PC92_Western Bay.pdf (PDF, 1.7MB)
- Submitter 47 - NTLP Evidence -PC92 - Shae Crossan -Final.pdf (PDF, 233.6KB)
- Submitter 47 - NTLP Statement -PC92 - John Dillon - Final.pdf (PDF, 79.6KB)
- Submitter 50 - M & S Smith - Evidence .pdf (PDF, 310.8KB)
- Submitter 58 - Jace Investments & Kiwi Green - Statement of Evidence - Richard Coles.pdf (PDF, 636.6KB)
Plan Change 92 Rebuttal Evidence
- PC 92 - Attachment F -Supporting Maps.pdf (PDF, 21.9MB)
- PC 92 - Rebuttal Evidence - Anna Price.pdf (PDF, 281.4KB)
- PC 92 - Rebuttal Evidence - Changes to Attached A and B - Maps and Rules.pdf (PDF, 8MB)
- PC 92 - Rebuttal Evidence - Jeff Hextall.pdf (PDF, 22.3MB)
- PC 92 - Rebuttal Evidence - Tony Clow.pdf (PDF, 2.6MB)
- PC92 - Rebuttal Evidence - Taunu Manihera.pdf (PDF, 608.2KB)
- PC92 - Submiter Rebuttal - BOPRC Planning evidence in response - N Te Pairi.pdf (PDF, 150.4KB)
- PC92 - Submitter - Expert Rebuttal Evidence_Susannah Tait.pdf (PDF, 236.2KB)
- PC92 - Submitter - Kainga Ora Corporate Rebuttal Evidence PC92 - Lezel Beneke.pdf (PDF, 196KB)
- PC92 - Submitter Rebuttal Evidence - Noise and Vibration Evidence - Jon Styles.pdf (PDF, 135.9KB)
Plan Change 92 Legal Submissions
- PC 92 - Bruning submission CLM memo of advice _Redacted.pdf (PDF, 325.6KB)
- PC 92 - Legal submissions of Counsel for Bay of Plenty Regional Council.pdf (PDF, 606.8KB)
- PC 92 - Legal Submissions on behalf of KiwiRail Holdings Ltd.pdf (PDF, 354.8KB)
- PC 92 - N and M Bruning legal submissions on WBOPDC PPC 92 07092023.pdf (PDF, 374.1KB)
- PC 92 - Omokoroa Active Reserve Notice of Requirement - Legal Submissions.pdf (PDF, 182.6KB)
- PC 92 - s104-2023-nzenvc-056-waikanae-land-company-limited-v-heritage-new-zealand-pouhere-taonga-31 (1).pdf (PDF, 407.2KB)
- PC 92- Email from CLM to KBP re PPC 92 and memo of advice to WBOPDC April 2023.pdf (PDF, 604.3KB)
- PC 92 legal submissions - Behalf of council.pdf (PDF, 426.4KB)
- PC92 - Legal Submissions on behalf of Ara Poutama.pdf (PDF, 132KB)
- PC92 - Legal Submissions on behalf of Kāinga Ora 7.9.23.pdf (PDF, 325.8KB)
- PC92 - Legal Submissions TDD Ltd PPC 92 and NOR for Active Reserves.pdf (PDF, 326.6KB)
- PC92 - Powerco - Legal Submissions PC92 WBOP 7-Sep-2023.pdf (PDF, 229.6KB)
- PC92 - Ryman and RVA - WBOP PC92 - legal submissions.pdf (PDF, 259.8KB)
Plan Change 92 Representation
Notice of Requirement - Hearing Documents
- Applicant - Brief of evidence - Annelie Badenhorst.pdf (PDF, 434.6KB)
- Applicant - Brief of evidence - Geoff Canham .pdf (PDF, 10.7MB)
- Applicant - Brief of evidence - Jeff Hextall (NOR).pdf (PDF, 252.3KB)
- HNZPT Response to NOR S42A report-Letter to be tabled.pdf (PDF, 217.8KB)
- Notice of Requirement - Attachment 1 (PDF, 39.4MB)
- Notice of Requirement - Attachment 2 (PDF, 2.5MB)
- Notice of Requirement - Attachment 3 (PDF, 114.9KB)
- Notice of Requirement Draft Conditions - Attachment 4 (PDF, 27.5KB)
- Notice of Requirement Objectives and Policies - Attachment 5 (PDF, 70.8KB)
- Notice of Requirement s42A Report (PDF, 1.7MB)
- s42A Addendum - Active Reserve Concept Plan (PDF, 6.9MB)
- TDD Limited - Chris Taylor - Statement of Evidence - NOR .pdf (PDF, 243.8KB)
Material Provided During the Hearing
Day One - 11 Sept 23
- Hearing Summary Statement - Pirirākau (1).pdf (PDF, 297.2KB)
- Hearing Summary Statement - WBOPDC Presentation.pdf (PDF, 6.4MB)
- Submitter 41 - Hearing Summary Statement - Waka Kotahi Maps 1.pdf (PDF, 4.9MB)
- Submitter 41 - Hearing Summary Statement - Example Transport Infrastructure Triggers _Waka Kotahi.pdf (PDF, 326.8KB)
- Submitter 41 - Hearing Summary Statement - Waka Kotahi - Maps.pdf (PDF, 3.9MB)
- Submitter 41 - Hearing Summary Statement - Waka Kotahi - Maps_2.pdf (PDF, 7.4MB)
- Submitter 41 - Hearing Summary Statement - Waka Kotahi -Speaking Notes_Rodney Albertyn.pdf (PDF, 83.5KB)
- Submitter 41 - Hearing Summary Statement -Speaking Notes_John Oliver - Waka Kotahi.pdf (PDF, 153.1KB)
- Submitter 41 - Hearing Summary Statment - Waka Kotahi - Transport Engineer.pdf (PDF, 239.2KB)
Day Two - 12 Sept 23
- Submitter 25 - Hearing Summary Statement - BOP - PC92 Flood Protection Infrastructure Te Puke.pdf (187.1KB)
- Submitter 56 - Hearing Summary Statement - OCC Daryl Scott.pdf (1.1MB)
- Submitter 56 - Hearing Summary Statement - OCC Morne Hugo.pdf (206.3KB)
- Submitter 56 - Hearing Summary Statement - OCC Tracy Hayson.pdf (149.9KB)
Day Five - 15 Sept 23
- First Correspondence - North 12 Limited Memorandum - Addressing Errors in Councils Reply (PDF, 881.3KB)
- iuhiuh (PDF, 2.4MB)
- Second Correspondence - North 12 Limited Memorandum - Addressing Errors in the Councils Reply. (PDF, 2.4MB)
- Submitter 35 - Hearing Summary Statement - Ryman, RVA - Site Visit Memo - PC92.pdf (PDF, 81.9KB)
- Western Bay of Plenty District Council's Response North 12 Limited (PDF, 241.4KB)
Material Provided After the Hearing
Notification
Plan Change 92 was notified on 20 August 2022. To understand the full proposal, please see the notification documents further below.
Making a submission
Submissions closed on Friday 16 September and further submissions closed on Monday 14 November 2022.
Council prepared a “summary of submissions”, which was publicly notified for further submissions on Monday 31 October 2022. There was then 10 working days to make a further submission for or against points raised in the original submissions. All those people who made an original submission were individually notified of this next stage.
A summary of Submissions and Further Submissions was released on 19 December 2022, this document can be viewed below.
Copies of Original Submissions numbered to match the Summary of Submissions:
- Volume 1 (Submissions 1-16)
- Volume 2 (Submissions 17-28)
- Volume 3 (Submissions 29-42)
- Volume 4 (Submissions 43-66)
- Volume 5 (Further Submissions 67-79)
- Public notice
Notification documents
- Section 32 report - Ōmokoroa and Te Puke Enabling Housing Supply and other supporting matters - Notification Report (PDF, 7MB)
- Addendum Report (Qualifying Matters) to Section 32 Evaluation Report - 5 September 2022 (PDF, 310KB)
- Public notice (PDF, 64KB)
- Appendix 1: Section 32 evaluation report (PDF, 1990KB)
- Appendix 2: Proposed Plan Change 92 (PDF, 45MB)
- Appendix 3: Enlarged maps (PDF, 1318KB)
- Appendix 4: Infrastructure Assessment Reports (PDF, 29MB)
- Appendix 5: Active Reserve Assessment Report (PDF, 6MB)
- Appendix 6: Ōmokoroa Structure Plan Urban Design Cultural Overlay (PDF, 1534KB)
- Appendix 7: Consultation Records (PDF, 706KB)
- Appendix 8: Residential Design Outcomes (PDF, 6MB)
- Appendix 9: Ōmokoroa Stage 3 Structure Plan - Conceptual Water Sensitive Design Plan (PDF, 16MB)
- Appendix 10: Ōmokoroa Gully Reserves Concept Plan (PDF, 26MB)
- Appendix 11: Approved Jace Town Centre Plans (PDF, 10MB)
- Appendix 12: NPS-UD Objectives/Policies (PDF, 682KB)
- Appendix 13: Medium Density Residential Standards (MDRS) (PDF, 879KB)
- Appendix 14: Regional Policy Statement Objectives and Policies (PDF, 436KB)
Current: Notice of Requirement for Active Reserve, Ōmokoroa
Introduction
The site is located generally at the corner of Ōmokoroa Road and Prole Road extending approximately 340m along Ōmokoroa Road towards State Highway 2. The purpose is to establish an Active Reserve to provide additional recreational facilities to serve the projected population growth. The Activity Reserve will consist of playing fields, changing sheds and clubrooms, playgrounds, access, car parking, public amenities, and could include an indoor sports venue and an aquatic centre.
Notification
The Notice of Requirement was notified on 20 August 2022, with submissions closing at 4pm on 16 September 2022.
Making a submission
To make a submission on the Notice of Requirement for Active Reserve Ōmokoroa, please download a copy of our submission form and email it to districtplan@westernbay.govt.nz or alternatively, take your hardcopy form to any of our Libraries and Service Centres.
Relevant documents
- Notice of Requirement Report (PDF, 1288KB)
- Appendix 1: Records of Titles (PDF, 778KB)
- Appendix 2: Record of Resource Consents held for subject properties (PDF, 20MB)
- Appendix 3: Maps/Plans (PDF, 1540KB)
- Appendix 4: Ōmokoroa Gully Reserves Concepts (PDF, 26MB)
- Appendix 5: Consultation Record (PDF, 92KB)
- Appendix 6: Active Reserves - Ōmokoroa Gully Reserves Concept Plan - Stage 3 Discussion Paper (PDF, 6MB)
Previous: Plan Changes 93-94
Introduction
Council received and accepted two separate Private Plan Change applications for new structure plans to allow development:
- Te Puna Springs (Commercial)
- Washer Road Business Park (Industrial).
Private Plan Changes enable applicants to initiate proposed changes to the District Plan without needing to wait for the District Plan Review. Because these are Private Plan Changes, the applicants are required to support the Private Plan Changes through the submission and hearing process and may be called on to cover costs.
Plan Change 93 - Te Puna Springs
The purpose of the Te Puna Springs Structure Plan (17 Te Puna Road) is to make provision for a larger commercial area at the existing Te Puna commercial area and remove the split zoning of rural/commercial across this property which is at the northwest corner of the roundabout. Rule changes are proposed for the Structure Plan Area to allow for the Te Puna Hall site and ancillary offices and to restrict ‘sensitive activities’ (such as dwellings) from establishing too close to the adjoining orchard. The Structure Plan also proposes a new link road through the site, with access from Te Puna Road linking into the existing slip lane.
Plan Change 94 - Washer Road Business Park
The purpose of the Washer Road Business Park Structure Plan (66 Washer Road) is to create additional industrial land for Te Puke which is in short supply. Rule changes are proposed for the Structure Plan Area to allow for industrial development at building heights ranging from 9m to 11m. The proposed rules also require amenity planting and a buffer area adjacent to the Ohineangaanga Stream. A new roundabout is also proposed at the intersection of Jellicoe Street and Cameron Road to provide for the additional traffic to the industrial area.
Decisions
Decisions on Plan Changes 93 and 94 were released on 9 September 2022. No appeals were lodged, and the Plan Changes were made operative on 24 December 2022.
The decisions can be viewed below:
Hearings
Hearings for Plan Change 93 were held on 6 July 2022
Hearings for Plan Change 94 were held on 7 July 2022
Planning Reports
Planning Reports were used at the Hearings to present the issues raised by submitters, discuss options for addressing those submissions and propose recommendations to the District Plan Committee.
The Planning Reports can be viewed below:
Additional Information
- Plan Change 93 – Ecological Report
- Plan Change 93 – Updated Structure Plan
- Plan Change 94 – Ecological Report
- Plan Change 94 – Natural Hazard Assessment
The following can also be viewed relating to the Plan Changes:
- PC93 – Copies of Original and Further Submissions
- PC93 – Summary of Submissions (including Further Submissions)
- PC94 – Copies of Original Submissions
- PC94 – Summary of Submissions (including Further Submissions)
PC93 - Te Puna Springs
Applicant Expert Evidence for Hearing
- PC93 - Aaron Collier (Planner)
- PC93 - Tim Heath (Economics)
- PC93 - Neil Raynor (Stormwater, Engineering)
- PC93 - Fiona Wilcox (Ecology)
- PC93 - Morne Hugo (Landscape)
- PC93 - Annaliese Michel (on behalf of Landowner)
- PC93 - Annaliese Michel - Attachment
- PC93 - Ann Fosberry (Traffic)
- PC93 - Adriaan Rossouw (Engineering) for Council
- PC93 - Kate Barry-Piceno (Barrister) - Legal Submission
- PC93 - Toi Te Ora
Applicant Rebuttal Evidence for Hearing
- PC93 - Rebuttal - Aaron Collier
- PC93 - Rebuttal - Fiona Wilcox
- PC93 - Rebuttal - Morne Hugo
- PC93 - Rebuttal - Neill Raynor
Applicants Right of Reply
- Kate Barry-Piceno (Legal Counsel for Applicant)
- Appendices
- Definitions
- Section 12 - Structure Plans
- Section 4C - Amenity
- Section 19 - Commercial
Submitters Evidence for Hearing
- PC93 - Nathan Te Pairi (BOPRC) Tabled Item - Suggested Provisions
- PC93 - Keith Hamill (BOPRC)
- PC93 - Sue Ira (BOPRC)
- PC93 Kathy Thiel - Lardon, plus Exhibit to Statement (BOPRC)
- PC93 - Doug Kirk - DK Kirk Family Trust
- PC93 - Ethan England - DK Kirk Family Trust
- PC93 - Simon Child - DC Kirk Family Trust
- PC93 - Beth Bowden - Te Puna Heartland Inc
- PC93 - Jo Gravit - Te Puna Memorial Hall
Final Decision - PC93
PC94 - Washer Road
Applicants Expert Evidence for Hearing
- PC94 - Richard Coles (Planner)
- PC94 - Ian Carisle (Transportation)
- PC94 - Peter Moodie (Engineering)
- PC94 - Rob Telford (Engineering)
- PC94 - Ohineangaanga Stream - David Marshall
- PC94 - Proposed Amendments to the Operative Western Bay of Plenty District Plan
- PC94 - David Marshall - 66 Washer Road, Scheme and Concept Servicing map
Submitters Evidence for Hearing
- PC94 - Nathan Te Pairi (Planning)
- PC94 - Keith Hamil (Ecology)
- PC94 - Sue Ira (Water Quality)
- PC94 - Mark Townsend (Stormwater)
- PC94 - Mark Ivamy (Natural Hazards)
Applicants Right of Reply
Notification / Understanding the Changes
The ‘Section 32’ reports below explain the issues being addressed and the reasons for the proposed changes.
- Plan Change 93 – Te Puna Springs (18MB, PDF)
- Plan Change 94 – Washer Road Business Park (9MB, PDF)
The following can also be viewed:
- The changes to the text of the District Plan (PDF, 1MB)
- The new Structure Plans (912KB, PDF)
- Public notice (166KB, PDF)
Final Decision - PC94
Previous: Plan Changes 82-91
Council publicly notified Plan Changes 82-91 on 31 August 2019. Plan Changes are a formal proposal to change the District Plan in order to solve resource management issues facing the District.
The topics are as follows:
82 - Post-Harvest Zone – Review of Provisions
83 - Accommodation Facility Permitted Limit
84 - Public Trails (Walkways, Cycleways, Bridleways and Similar)
85 - Cleanfill Activities in the Rural, Future Urban, Lifestyle & Rural-Residential Zones
86 - Floodable and Coastal Inundation Areas – Maintenance of Stopbanks and Drains
87 - Frost Protection Fans
88 - Noise Standards Within Industrial Zones
89 - Rural Contractors Depots – Separation Distances
90 - Home Enterprises – Sale of Goods
91 - Rangiuru Business Park – Water Supply Option
Decisions
Decisions on Plan Change 85 were released on 21 March 2020. No appeals were lodged and it was made operative on 3 June 2020.
The decision can be viewed below:
- 85 - Cleanfill Activities in the Rural, Future Urban, Lifestyle & Rural-Residential Zones (PDF, 937KB)
Decisions on Plan Changes 82-84 and 86-91 were notified on 27 June 2020. No appeals were lodged and these Plan Changes were made operative on 3 October 2020.
The decision reports can be viewed below:
- 82 - Post Harvest Zone – Review of Provisions (PDF, 5.3MB)
- 83 - Accommodation Facility Permitted Limit (PDF, 155KB)
- 84 - Public Trails (Walkways, Cycleways, Bridleways and Similar) (PDF, 311KB)
- 86 - Floodable and Coastal Inundation Areas – Maintenance of Stopbanks and Drains (PDF, 206KB)
- 87 - Frost Protection Fans (PDF, 333KB)
- 88 - Noise Standards Within Industrial Zones (PDF, 186KB)
- 89 - Rural Contractors Depots – Separation Distances (PDF, 144KB)
- 90 - Home Enterprises – Sale of Goods (PDF, 150KB)
- 91 - Rangiuru Business Park – Water Supply Option (PDF, 598KB)
Hearings
Hearings for Plan Change 85 were held on 12 March 2020.
Hearings for Plan Changes 82-84 and 86-91 were held on 19 May 2020.
Planning Reports
Planning Reports were used at the Hearings to present the issues raised by submitters, discuss options for addressing those submissions and propose recommendations to the District Plan Committee.
The Planning Reports can be viewed below:
- 82 - Post-Harvest Zone – Review of Provisions (PDF, 6.2MB)
- 83 - Accommodation Facility Permitted Limit (PDF, 1.8MB)
- 84 - Public Trails (Walkways, Cycleways, Bridleways and Similar) (PDF, 2MB)
- 85 - Cleanfill Activities in the Rural, Future Urban, Lifestyle & Rural-Residential Zones (PDF, 2.5MB)
- 86 - Floodable and Coastal Inundation Areas – Maintenance of Stopbanks and Drains (PDF, 1MB)
- 87 - Frost Protection Fans (PDF, 1.1MB)
- 88 - Noise Standards Within Industrial Zones (PDF, 839KB)
- 89 - Rural Contractors Depots – Separation Distances (PDF, 624KB)
- 90 - Home Enterprises – Sale of Goods (PDF, 1.4MB)
- 91 - Rangiuru Business Park – Water Supply Option (PDF, 2.5MB)
The following can also be viewed relating to the Plan Changes:
- Summary of Original Submissions and Further Submissions (PDF, 717KB)
- Full Copies of Original Submissions and Further Submissions (PDF, 9.9MB)
- Submitter List with Contact Details (PDF, 170KB)
Summary of the changes
A brief summary of each Plan Change is below:
Plan Change 82 - Post Harvest Zone – Review of Provisions
To help owners of large packhouse and coolstore facilities manage their operations in line with the growth of the horticultural sector. It includes expansions of some existing Post Harvest Zones, makes some provision for increasing the maximum height for buildings and includes minor edits to other rules.
Plan Change 83 – Accommodation Facility Permitted Limit
Accommodation facilities (for four people or fewer) are permitted in many zones including rural and residential. This Plan Change proposes to increase the permitted number of people from four to five to align with the Building Act.
Plan Change 84 - Public Trails (Walkways, Cycleways, Bridleways and Similar)
This provides an easier District Plan rule framework for the construction of a variety of trails while still ensuring the best environmental outcome. The current requirement for resource consenting on all trail projects adds a layer of time and cost that has little benefit to the environment or the project.
Plan Change 85 - Cleanfill Activities in Rural, Future Urban, Lifestyle and Rural-Residential Zones
Large scale cleanfill activities in rural areas are causing concerns for the community due to heavy vehicle traffic, noise, dust, vibration, loss of visual amenity, property damage and safety of access. This change looks at altering the rules so that impacts on neighbours can be better managed.
Plan Change 86 - Floodable and Coastal Inundation Areas – Maintenance of Stopbanks and Drains
This clarifies that resource consent is not required for earthworks within floodable and coastal inundation areas if being carried out for the purpose of maintaining flood control assets (e.g. clearing drains) by either Western Bay of Plenty District Council, Bay of Plenty Regional Council or the Waihi Drainage Society.
Plan Change 87 - Frost Protection Fans
Changes are proposed to better provide for the operation of frost fans in rural areas, while still managing potential effects on surrounding neighbours.
Plan Change 88 - Noise Standards Within Industrial Zones
Currently, there are no rules to limit the amount of noise received by properties within the Industrial Zone (i.e. from one industrial property to another). We are looking to address this issue.
Plan Change 89 - Rural Contractors Depots – Separation Distances
New rural contractors depots are required to be set back at least 60m from existing habitable buildings. There are similar requirements for new habitable buildings to be set back from exiting rural contractors depots. This Plan Change is to clarify that a depot (for the purpose of determining these setback distances) includes its vehicle accessways, manoeuvring and parking areas.
Plan Change 90 - Home Enterprises – Sale of Goods
The performance standard relating to the sale of goods from home enterprises causes confusion and we are proposing to amend it to clarify that goods manufactured off-site and sold via the internet can be stored on, and distributed from, the site of the ‘Home Enterprise’.
Plan Change 91 - Rangiuru Business Park – Water Supply Option
This proposes a third water supply option for the Rangiuru Business Park, being water supply from an existing bore at Pongakawa.
Notification / understanding the changes
The 'Section 32' reports below explain the issues being addressed and the reasons for the proposed changes.
- 82 - Post Harvest Zone – Review of Provisions (PDF, 5.7MB)
- 83 - Accommodation Facility Permitted Limit (PDF, 1.6MB)
- 84 - Public Trails (Walkways, Cycleways, Bridleways and Similar) (PDF, 1.6MB)
- 85 - Cleanfill Activities in the Rural, Future Urban, Lifestyle and Rural-Residential Zones (PDF, 1.7MB)
- 86 - Floodable and Coastal Inundation Areas – Maintenance of Stopbanks and Drains (PDF, 783KB)
- 87 - Frost Protection Fans (PDF, 613KB)
- 88 - Noise Standards Within Industrial Zones (PDF, 585KB)
- 89 - Rural Contractors Depots – Separation Distances (PDF, 485KB)
- 90 - Home Enterprises – Sale of Goods (PDF, 1.2MB)
- 91 - Rangiuru Business Park – Water Supply Option (PDF, 1.8MB)
The following can also be viewed;
- Public Notice (PDF, 209KB)
- Summary of Proposed Changes from All Section 32 Reports (PDF, 3.5MB)
Previous: Plan Change 81
The Omokoroa Industrial Zone on the right hand side of Omokoroa Road just off State Highway 2 (SH2) was proposed in 2007 and made operative in 2010. The commencement of the development of the Zone has raised a number of issues that require addressing through changes to the District Plan.
Understanding the changes
The 'Section 32' report below explains the issues being addressed and the reasons for the proposed changes.
- Plan Change 81 Section 32 Report (PDF, 2.4MB)
- Public Notice - Plan Change 81.pdf (PDF, 204KB)
Made Operative (July 2021)
The Plan Change was made operative on 10 July 2021.
Appeal resolved (March 2021)
One appeal was lodged against the decision on Plan Change 81. It has now been resolved by way of consent order issued by the Environment Court.
Decisions (July 2019)
Council issued its Decision on Plan Change 81 on 12 July 2019. A Decision Report has been prepared and were sent to relevant submitters and can also be viewed below:
- Plan Change 81 – Decision Report (PDF, 1.8MB)
Any person who has made a submission has the right to appeal the decision to the Environment Court and has 30 working days (from when they receive the decision) to do so.
Planning Report / Hearings (August 2018)
A Planning Report was prepared on the Plan Change to address the issues raised in the submissions and further submissions. The planning report was sent to submitters for the public hearings.
- Plan Change 81 Planning Report (PDF, 940KB)
Hearings were held on Wednesday 1 August 2018. All submitters were given an opportunity to present their submission to the District Plan Committee.
The hearing has been adjourned to allow the submitters and Council to negotiate an acceptable outcome regarding access to the neighbouring properties located at the rear of the Industrial Zone. These discussions are ongoing.
Following hearings, Council's District Plan Committee will be issuing its decision on the Plan Change including the reasons for accepting or rejecting submissions. This is anticipated for late 2018. Any person who has made a submission has the right to appeal the decision to the Environment Court and has 30 working days to do so.
Background Information
- Summary of Submissions and Further Submissions (by topic) (PDF, 100KB)
- Copies of Original and Further Submissions numbered to match the Summary of Submissions (PDF 6.83MB)
Previous: Plan Changes 75-80
The Plan Changes, which were notified on 8 October 2016, are as follows;
- Plan Change 75 - Te Puke Floodable Areas and Area 3 Structure Plan Review
- Plan Change 76 - Floodable Areas & Coastal Inundation Areas - Various
- Plan Change 77 - Cleanfill not Originating from the Site
- Plan Change 78 - Rural Yard Rules
- Plan Change 79 - Screening in Commercial and Industrial Zones
- Plan Change 80 - Omokoroa Financial Contributions
Understanding the changes
The 'Section 32' reports below explain the issues being addressed and the reasons for the proposed changes.
Plan Change 75 - Section 32 Report (PDF, 10.14KB)
Plan Change 76 - Section 32 Report (PDF, 204KB)
Plan Change 77 - Section 32 Report (PDF, 147KB)
Plan Change 78 - Section 32 Report (PDF, 161KB)
Plan Change 79 - Section 32 Report (PDF, 176KB)
Plan Change 80 - Section 32 Report (PDF, 560KB)
To see a summary of the proposed changes, view the Summary of Proposed Changes from All Section Reports: Part 1, Part 2,Part 3.
This shows just the changes and does not include the background information and analysis.
Current status (December 2017)
Plan Changes 75-80 are operative and have been incorporated into the District Plan.
- Plan Change 75 - Te Puke Floodable Areas and Area 3 Structure Plan Review (treated as operative)
- Plan Change 76 - Floodable Areas & Coastal Inundation Areas - Various
- Plan Change 77 - Cleanfill not Originating from the Site
- Plan Change 78 - Rural Yard Rules
- Plan Change 79 - Screening in Commercial and Industrial Zones
- Plan Change 80 - Omokoroa Financial Contributions
Copies of the appeal against Plan Change 75 and the Environment Court consent order can be viewed below.
Appeal
One appeal was made against Plan Change 75. Copies of the appeal and the Environment Court consent order can be viewed below.
Environment Court Consent Order
Decisions (April 2017)
Council issued its Decision on the Plan Changes on 29 April 2017. Decision Reports were prepared for each of the Plan Changes and were sent to relevant submitters and can also be viewed below:
- Plan Change 75 - Te Puke Floodable Areas and Area 3 Structure Plan Review (PDF, 11.42MB)
- Plan Change 76 - Floodable Areas & Coastal Inundation Areas - Various (PDF, 317KB)
- Plan Change 77 - Cleanfill not Originating from the Site (PDF, 286KB)
- Plan Change 78 - Rural Yard Rules (PDF, 381KB)
- Plan Change 79 - Screening in Commercial and Industrial Zones (PDF, 436KB)
- Plan Change 80 - Omokoroa Financial Contributions (PDF, 718KB)
Planning Reports / Hearings (March 2017)
Planning reports were prepared on each of the Plan Changes that address the issues raised in the submission and further submissions. The relevant planning reports were sent to submitters for the public hearings. The reports are also available below.
- Plan Change 75 - Te Puke Floodable Areas and Area 3 Structure Plan Review (PDF, 2.39MB)
- Plan Change 76 - Floodable Areas & Coastal Inundation Areas - Various (PDF, 421KB)
- Plan Change 77 - Cleanfill not Originating from the Site (PDF, 372KB)
- Plan Change 78 - Rural Yard Rules (PDF, 391KB)
- Plan Change 79 - Screening in Commercial and Industrial Zones (PDF, 409KB)
- Plan Change 80 - Omokoroa Financial Contributions (PDF, 733KB)
The hearings were held 29 March 2017. All submitters were given an opportunity to present their submission to the District Plan Committee.
Withdrawal of part of plan change 76 (March 2017)
Council's Policy Committee made a decision on 23 March 2017 to withdraw part of this Plan Change. This decision was publicly notified on 31 March 2017. The public notice can be viewed below:
Background Information (2016)
- Summary of Submissions (By Topic) (PDF, 125KB)
- Summary of Original and Further Submissions (By Topic) (PDF, 236KB)
- Copies of Original and Further Submissions numbered to match the Summary of Submissions (PDF, 6.83MB)
Previous: Plan Changes 69-74
The Plan Changes were as follows;
- Plan Change 69: Waihi Beach Structure Plan
- Plan Change 70: Katikati Structure Plan
- Plan Change 71: Changes to District Plan Maps at Lynley Park (Omokoroa)
- Plan Change 72: Rangiuru Business Park
- Plan Change 73: Financial Contributions
- Plan Change 74: Coastal Hazards. This Plan Change was a result of the Coastal Protection Areas Review.
Understanding the changes
The 'Section 32' reports below explain the issues being addressed and the reason for the proposed changes.
Plan Change 69 - Section 32 Report
Plan Change 70 - Section 32 Report
Plan Change 71 - Section 32 Report
Plan Change 72 - Section 32 Report (26MB)
Plan Change 72 - Appendix 2 - Proposed Changes to the District Plan ONLY - Sections 11_12_21 & Appendix 7 (7.29MB)
Plan Change 73 - Section 32 Report (1.47MB)
Plan Change 74 - Section 32 Report (8.09MB)
Current Status (July 2017)
Plan Change 72 - Rangiuru was made operative and incorporated into the District Plan on 29 July 2017.
That means all of the Plan Changes are now operative and have been incorporated into the District Plan.
Plan Changes 69-71 (operative)
Proposed Plan Changes 69-71 were notified on Saturday, 3 October 2015. Submissions closed on Monday, 2 November 2015 at 4pm.
These plan changes did not receive any submissions and were made operative on 19 December 2016.
Plan Change 72 (operative)
Proposed Plan Change 72 was notified on Saturday, 7 November 2015 and submissions closed on Monday, 7 December 2015.
A summary of all submissions received has been prepared and was notified on 23 January 2016 with further submissions closing 9 February 2016 at 4pm.
Public hearings were held on 18 April 2016.
The District Plan Committee issued its decision, including reasons for accepting or rejecting submissions, on 14 May 2016. Four appeals were lodged with the Environment Court. These appeals were resolved through consent orders signed by the Environment Court. Plan Change 72 was made operative on 29 July 2017.
The following documents can be viewed:
- Consent Order - Bluehaven and Rotorua District Council (PDF, 3.01MB)
- Consent Order - HEB Landholdings Limited (PDF, 4.28MB)
- Consent Order - Quayside (PDF, 616KB)
- Appeal - Bluehaven
- Appeal - HEB Landholdings Limited
- Appeal - Quayside
- Appeal - Rotorua District Council
- Decision Report
- Decision Report - Public Notice
- Planning Report
- Summary of Submissions and Further Submissions by Topic
- Copies of Original and Further Submissions - numbered to match the Summary of Submissions
Plan Change 73 (operative)
Proposed Plan Change 73 - Financial Contributions, was re-notified on Saturday 7 May 2016 and submissions closed on Friday 3 June 2016 at 4pm. Council prepared a 'Summary of Submissions' which was publicly notified for further submissions on 18 June 2016. Further submissions closed on Friday 1 July 2016. No further submissions were received.
A Planning Report that addresses the issues raised in the submissions has been prepared and was sent to submitters in early August 2016. Hearings were not required as no submitters wished to be heard. Council released decisions on 17 September 2016. A copy of the decision report is provided below. No appeals were made against the decisions so the Plan Change was made operative on 8 April 2017.
Plan Change 73 is a complete revision of the Council's financial contributions regime and as a result Section 11 of the District Plan. This includes reviewing the tools used to implement Council's philosophical approach, financial models and accounting principles.
The following documents can be viewed:
- Public Notice
- Summary of Submissions
- Copy of Submissions - numbered to match the summary
- Planning Report
- Decision Report
Plan Change 74 (operative)
Proposed Plan Change 74 was notified on Saturday, 3 October 2015. Submissions closed on Monday,
2 November 2015 at 4pm.
This Plan Change received 23 submissions. Council prepared a 'summary of submissions' which was publicly notified for further submissions on 5 December 2015. These closed on 20 December 2015 and three further submissions were received.
Public hearings were held on 26 April 2016.
Council's District Plan Committee issued its decision, including reasons for accepting or rejecting submissions, on 4 June 2016. No appeals were lodged with the Environment Court and the Plan Change was made operative on 17 September 2016.
The following documents can be viewed:
- Public Notice of Plan Change 74 Becoming Operative
- Decision Report
- Decision Report - Public Notice
- Planning Report
- Summary of submissions and further submissions
- Copies of original and further submissions - numbered to match the summary
Previous: Plan Changes 47-68
Proposed Plan Changes 47-68 were publicly notified on 15 November 2014.
Submissions closed for these on 12 December 2014 with further submissions closing on 16 February, 2015. In total, 23 original submissions and 90 further submissions were received.
Hearings were held on 28 April 2015.
Decisions were released on 27 June 2015. Decision reports for each of the Plan Changes and a 'decision' version of each of the changed sections of the District Plan are available below.
These decision versions show the changes in red, and help put the decisions into context.
One appeal was received from D155 Limited against some of the proposed changes within Plan Changes 52 and 53. View the appeal here. This appeal has now been resolved by a consent order signed by the Environment Court.
Plan Changes 47-68 are now operative, with the exception of Plan Changes 54 and 55 which are withdrawn.
Decision reports (June 2015)
Click the appropriate link to view the documents:
- PC47 - Lots for network utilities, electric generating infrastructure, reserves & public space
- PC48 - Future urban & rural residential yards for habitable buildings
- PC49 - Waihi Beach town centre, gross floor area increases
- PC50 - Definition of kennels/catteries
- PC51 - Radio & telecommunication facilities attached to building structures
- PC52 - Protection lot rule
- PC53 - Protection lots for esplanades
- PC54 - Boundary adjustment rule
- PC55 - Cumulative effects of multiple accessory buildings on rural lots 2HA or less
- PC56 - Frost protection fans - height and cumulative noise
- PC57 - Additional dwellings - recreation & leisure financial contributions
- PC58 - Cross lease flat plans - primary risk coastal protection areas
- PC59 - Definition of soils engineer
- PC60 - Definition of cleanfill
- PC61 - Parking provisions for dwellings in town centres
- PC62 - Omokoroa financial contributions
- PC63 - Garage & carport performance standard for minor dwellings in the lifestyle zone
- PC64 - Floor area provisions
- PC65 - Landscape features in residential zones
- PC66 - Historic heritage - clarifies whether particular rules apply to cultural or built features
- PC67 - Rural contractor depots - setback for sensitive activities
- PC68 - Deletion of built heritage feature 31
Decisions versions of District Plan (June 2015)
Click the appropriate link to view the documents:
- Section 3 - Definitions
- Section 4b - Transportation access & parking
- Section 4c - Amenity
- Section 7 - Historic heritage
- Section 8 - Natural hazards
- Section 10 - Infrastructure, network, utilities & design
- Section 11 - Financial contributions
- Section 12 - Subdivision & development
- Section 14 - Medium density
- Section 15 - Future urban
- Section 16 - Rural residential
- Section 17 - Lifestyle
- Section 18 - Rural
- Section 19 - Commercial
- Section 21 - Industrial
- Section 23 - All Terrain Park
- Appendix 3 - Schedule of Identified Significant Historic Heritage Features
- Appendix 4 - Schedule of proposed esplanade reserves & strips
- Appendix 7 - Structure plans
- Planning maps
Planning reports (April 2015)
- 47 - Lots for Network Utilities, Electricity Generating Infrastructure, Reserves, Public Space (PDF 112KB)
- 48 - Future Urban and rural-Residential Yards for Habitable Buildings (PDF 159KB)
- 49 - Waihi Beach Town Centre - Gross Floor Area Increases (PDF 109KB)
- 50 - Definition of Kennels/Catteries (PDF 102KB)
- 51 - Radio and Telecommunication Facilities attached to Building/Structures (PDF 181KB)
- 52 - Protection Lot Rule (PDF 1.16MB)
- 53 - Protection Lots for Esplanades (PDF 252KB)
- 54 - Boundary Adjustment Rule (PDF 149 KB)
- 55 - Cumulative Effects of Multiple Accessory Buildings on Rural Lots 2ha or Less (PDF 169KB)
- 56 - Frost Protection Fans - Height and Cumulative Noise (PDF 171KB)
- 57 - Additional Dwellings - Recreation and Leisure Financial Contributions (PDF 152KB)
- 58 - Cross Lease Flat Plans - Primary Risk Coastal Protection Areas (PDF 151KB)
- 59 - Definition of Soils Engineer (PDF 147KB)
- 60 - Definition of Cleanfill (PDF 109KB)
- 61 - Parking Provisions for Dwellings in Town Centres (PDF 144KB)
- 62 - Omokoroa Financial Contributions (PDF 1.19MB)
- 63 - Garage and Carport Performance Standard for Minor Dwellings in the Lifestyle Zone (PDF 107KB)
- 64 - Floor Area Provisions (PDF 648KB)
- 65 - Landscape Features in Residential Zones (PDF 1.91MB)
- 66 - Historic Heritage - Clarification - Particular Rules Apply to Cultural or Built Features (PDF 2.56MB)
- 67 - Rural Contractors Depots - Setbacks for Sensitive Activities (PDF 153 KB)
- 68 - Deletion of Built Heritage Feature 31 (Former Union Bank Building) (PDF 2.05MB)
Notification (November 2014)
Supporting Information
- Public Notice Proposed Plan Changes 47-68 (PDF, 39.9KB)
- Summary of Submissions (Original and Further Submission) (PDF, 930KB)
- Original Submissions with Submission Points (PDF, 6.16MB)
- Submitter List by Name (PDF, 61.8KB)
- Submitter List by ID (PDF, 61.1KB)
- Summary of Recommendations from all Section 32 Reports
Previous: Plan Change 46 - Matakana Island
Environment court decision (May 2015)
The Environment Court has reached a decision on this matter. You can view the decision here.
Environment Court Decision - Part 1
Environment Court Decision - Part 2
The Plan Change is now operative.
Background
Council released decisions on submissions to Proposed Plan Change 46/Variation 2 - Matakana Island on 19 April, 2014. Three appeals were made against these decisions and can be viewed below.
The following information is available:
- Copy of the Public Notice (PDF, 40KB)
- The Decisions (PDF, 203KB)
- Proposed changes to Section 18 (PDF, 96.1KB) of the District Plan.
- Proposed changes to Section 5 (PDF, 2.63MB) of the District Plan and subsequent changes to the definition of Production forestry in Section 3, Appendix 1 and District Plan Maps.
- Proposed changes to Section 6 (PDF, 2.63MB)of the District Plan and subsequent changes to Appendix 2 and District Plan Maps.
- Copy of Appeals from Blakely Pacific Limited (PDF, 1.37MB), Carrus Corporation Limited (PDF, 255KB) and TKC Holdings Limited (PDF, 1.83MB)
Cultural values assessment:
Assessment Report (PDF, 2.67MB)
Assessment Report Attachments (PDF, 3.9MB)
Landscape:
Assessment Report (PDF, 354.71KB)
Archaeology:
Archaeology Report (PDF, 1.99MB)
Infrastructure, Transportation, Access and Soils Report (PDF, 3.65MB)
Ecological:
Ecological Aspects Report (PDF, 2.7MB)
Coastal process and hazards:
Coastal Process and Hazards Report (PDF, 288.09KB)
Social and economic wellbeing:
Social and Economic Wellbeing Analysis Report (PDF, 502.49KB)
Matakana Island perspectives document:
Perspective Document (PDF, 493.97KB)
Development Plan:
This development plan (PDF, 523.7KB) is for the forestry area owned by TKC Holdings and Scorpian
Appendix 1 - Concept Plan (PDF, 1.87MB)
Appendices 2, 3, 4 - Planting List Diagram - Wetland Planting (PDF, 950.27KB)
Appendix 5 - Typical Curtilage Area (PDF, 458.13KB)
Appendix 6 - EECA Case Study (PDF, 332.72KB)
Appendix 7 - Owners' Guide (PDF, 4.7MB)
Appendix 8 - Constitution (PDF, 95.68KB)
Appendix 9 - Structure Plan - DJ Scott & Associates (PDF, 472.39KB)
Economic Report - Brown Copeland Co Limited (PDF, 138.07KB)
The Section 32 Report and Proposed Changes (As Notified)
The planning reports are listed below:
Planning Report 1 - Purpose of the plan change/variation and Section 18 Rural
Planning Report 2 - Natural environment
Planning Report 3 - Landscape section
Submissions (November and December 2013)
Summary of submissions and further submissions.
Previous: Plan Change 45 - Waihi Beach Floodable Areas
Plan Change 45 became operative on 16 August 2014 and has been incorporated into the District Plan First Review.
The following information is available:
Copy of the Public Notice
The decisions
The change to the text of the District Plan
The new District Plan maps
Previous: Plan Changes 28-44
Proposed Plan Changes 28-44 were publicly notified on 9 February 2013, with submissions closing on 8 March 2013, and further submissions closing on 20 April 2013. In total, 26 submissions and 43 further submissions were received.
Hearings on these Plan Changes were held on 1 July 2013. Council issued its decision on Plan Changes 28-44 on 27 July 2013.
One appeal (D155 Limited) was received against these decisions in relation to Plan Change 39 - Protection Lot Rule. This has been resolved via Consent Order and the provisions of the Plan Change have been incorporated into the District Plan First Review. Part of Plan Change 39 was withdrawn on 30 November 2013. A public notice was placed in local newspapers.
Plan Changes 28-38 and 40-44 were made operative on 28 September 2013. The District Plan First Review (Operative District Plan 2012) has been updated to incorporate these changes. Refer to the Operative District Plan 2012 for more information.
Please note: All of the documents below are in PDF format with a maximum file size of 4MB.
Decisions reports (July 2013)
Click the appropriate link to view the documents:
- Plan Change 28 - Heritage/Archaeological Sites: Part 1, Part 2, Part 3
- Plan Change 29 - Transferable Subdivision Agreements
- Plan Change 30 - Entranceways (Rural)
- Plan Change 31 - Entranceways (Urban)
- Plan Change 32 - Transferable Amalgamation Lots Financial Contributions
- Plan Change 33 - Wairoa River Esplanades
- Plan Change 34 - Additional Dwellings - Significant Issues, Objectives and Policies
- Plan Change 35 - Natural Hazards - Where the Hazard does not Exist
- Plan Change 36 - Daylighting Provisions for Waihi Beach Floodable Areas
- Plan Change 37 - Aquaculture
- Plan Change 38 - Intensive Farming Activities
- Plan Change 39 - Protection Lot Rule
- Plan Change 40 - Rural Yard Exemption Statement
- Plan Change 41 - Omokoroa Walkways
- Plan Change 42 - Maximum Height of Radio and Telecommunication Facilities
- Plan Change 43 - Front Yards for Buildings/Structures in the Residential and Medium Density Residential Zones
- Plan Change 44 - Boundary Adjustments to Create Independently Usable Titles
Decisions versions of District Plan text / maps (July 2013)
- Section 3 - Definitions
- Section 4B - Transportation, Access, Parking and Loading
- Section 7 - Historic Heritage
- Section 8 - Natural Hazards
- Section 10 - Infrastructure, Network Utilities and Designations
- Section 11 - Financial Contributions
- Section 12 - Subdivision and Development
- Section 13 - Residential
- Section 14 - Medium Density Residential
- Section 17 - Lifestyle
- Section 18 - Rural
- Section 21 - Industrial
- Appendix 3 - Schedule of Identified Significant Historic Heritage Features - Part 1, Part 2
- Appendix 4 - Schedule of Proposed Esplanade Reserves and Strips
- Appendix 7 - Omokoroa Structure Plan - Walkway Plan
- Planning Maps - Part 1, Part 2
Planning reports (June 2013)
28. Heritage - archaeological sites-NZHPT: Part 1, Part 2, Part 3
29. Transferable subdivision agreements
32. Transferable amalgamation lots - financial contributions
34. Additional Dwellings - significant issues, objectives and policies
35. Natural Hazards-where the hazard does not exist
36. Daylight provisions for Waihi Beach flood hazard areas
37. Aquaculture
38. Intensive farming activities
40. Rural Yard exemption statement
42. Maximum height of radio and telecommunication facilities
43. Front yards for buildings/structures in Residential/Medium Density Residential Zones
44. Boundary Adjustments to create independently usable titles
Section 32 reports (February 2013)
28. Heritage - archaeological sites-NZHPT - Part 1, Part 229. Transferable subdivision agreements30. Entranceways - Rural31. Entranceways - Urban32. Transferable amalgamation lots - financial contributions33. Wairoa River esplanades34. Additional Dwellings - significant issues, objectives and policies35. Natural Hazards-where the hazard does not exist36. Daylight provisions for Waihi Beach flood hazard areas37. Aquaculture38. Intensive farming activities39. Protection lot rule40. Rural Yard exemption statement41. Omokoroa walkways42. Maximum height of radio and telecommunication facilities43. Front yards for buildings/structures in Residential/Medium Density Residential Zones44. Boundary Adjustments to create independently usable titles
Previous: Plan Changes 1-27
Proposed Plan Changes 1-27 were publicly notified on 19 November 2011, with submissions closing on 16 December 2011, and further submissions closing 20 February 2012.
The further submission period was extended until 27 February 2012, in relation to two particular submission points on Plan Change 23 that were omitted from the summary of submissions.
In total, 68 submissions and 17 further submissions were received.
- Hearings were held on 26 March for all Plan Changes other than PC 5, 10, 13, 16 and 18.
- Hearings for Plan Changes 5 were held on 25 May.
- Hearings for Plan Changes 13, 16 and 18 were held on 28 May.
- Plan Change 10 - Aquaculture - has been withdrawn.
Council issued its decision on Plan Changes 1-27 (other than Plan Changes 5 and 10) on 11 August, 2012. An independent hearing commissioner issues a decision on Plan Change 5 - Electricity Transmission Bugger Zones - on 11 August 2012.
Six appeals were received against these decisions, and have since been resolved by Consent Order. The appeals and consent orders can be viewed below.
Plan Changes 1-9 and 11-27 were made operative on 28 September 2013. The District Plan First Review (Operative District Plan 2012) now incorporates these Plan Changes, and all previous appeal annotations have been removed.
For more information see the Operative District Plan page.
Appeals (September 2012)
- D'Emden, George -Appeal (PDF, 65.21KB) : Consent Order (PDF, 145.33KB). Plan Change 1 - Rural contractors depots.
- Federated Farmers of New Zealand - Appeal (PDF, 362.92KB) : Consent Order (PDF,73KB). Plan Change 16 - Landscape (viewshafts).
- IMF Backstop Limited - Appeal ( PDF, 3MB) : Consent Order (PDF, 94.64KB). Plan Change 12 - Protection lots for community benefit.
- Stewart Family Trust - Appeal (PDF, 3.31MB) : Consent Order (PDF, 512.71KB). Plan Change 9 - 200m2 buildings.
- TKC Holdings Limited - Appeal (PDF, 859.23KB) : Consent Order (PDF, 1.7MB). Plan Change 4 - Natural hazards, Plan Change 11 - Ecological features, Plan Change 12 - Protection lots for community benefit.
- Transpower New Zealand Limited - Appeal (PDF, 143.47KB) : Consent Order: Part 1 (PDF, 3.83MB),Part 2 (PDF, 3.56MB). Plan Change 5 - Electricity transmission buffer zones, Plan Change 23 - Earthworks, Plan Change 25 - Definition of building.
Decision reports (August 2012)
Here are the reports for each of the Plan Changes. A summary of each of these changes is also available further down the page.
Plan Change 01 - Rural Contractors Depots (PDF, 37.09KB)
Plan Change 02 - Restricted Discretionary Activities (PDF, 115.32KB)
Plan Change 03 - Parking - Cash in Lieu (PDF, 4.83KB)
Plan Change 04 - Natural Hazards (PDF, 26.36MB)
Plan Change 05 - Electricity Transmission Buffer Zones (PDF, 6.23MB)
Plan Change 06 - Signs (PDF, 322.11KB)
Plan Change 07 - Height of fences and walls (PDF, 26.88KB)
Plan Change 08 - Rural Yards (PDF, 38.03KB)
Plan Change 09 - 200m2 Buildings (PDF, 133.34KB)
Plan Change 11 - Ecological Features (PDF, 25.18KB)
Plan Change 12 - Protection Lots for Community Benefit (PDF, 73.97KB)
Plan Change 13 - Waihi Beach Viewshafts (PDF, 2MB)
Plan Change 14 - Building Coverage (PDF, 34.93KB)
Plan Change 15 - Minor Dwellings (PDF, 34.9KB)
Plan Change 16 - Landscape Clarification of Certain Provisions (PDF, 7.46MB)
Plan Change 17 - Front Yard Definition (PDF, 20.58KB)
Plan Change 18 - Katikati Marshall Road Industrial Structure Plan (PDF, 4.12MB)
Plan Change 19 - Transportation (PDF, 33.79KB)
Plan Change 20 - Changes to Katikati Commercial Zone (PDF, 2.83MB)
Plan Change 21 - Changes to Medium Density Residential Zone and Rezoning to Medium Density Residential Katikati (PDF, 2.53MB)
Plan Change 22 - Definition of Self Contained (PDF, 63.91KB)
Plan Change 23 - Earthworks (50.15KB)
Plan Change 24 - Education Facilities in Commercial and Industrial Zones (27.89KB)
Plan Change 25 - Definition of a Building (PDF, 35.98KB)
Plan Change 26 - Comvita Campus Structure Plan (PDF, 1.48MB)
Plan Change 27 - Identified Significant Ecological Feature Inclusion of RAP41 (PDF, 1.47MB)
Decisions versions of District Plan text and maps (August 2012)
Decision versions of District Plan text - full document (PDF, 8.5MB)
Sections
Section 1 - District Plan Overview (PDF, 137KB)
Section 3 - Definitions (PDF, 508KB)
Section 4A - General (PDF, 343KB)
Section 4B - Transport, Access, Parking and Loading (PDF, 653.6KB)
Section 4C - Amenity (PDF, 433.6KB)
Section 4D - Signs (PDF, 274.8KB)
Section 5 - Natural Environment (PDF, 135KB)
Section 6 - Landscape (PDF, 365KB)
Section 8 - Natural Hazards (PDF, 383KB)
Section 9 - Hazardous Substances (PDF, 145KB)
Section 12 - Subdivision & Development (PDF, 257KB)
Section 13 - Residential (PDF, 426.5KB)
Section 14 - Medium Density Residential (PDF, 378.6KB)
Section 15 - Future Urban (PDF, 139KB)
Section 16 - Rural-Residential (PDF, 247.8KB)
Section 17 - Lifestyle (PDF, 406KB)
Section 18 - Rural (PDF, 486KB)
Section 19 - Commercial (PDF, 482KB)
Section 20 - Commercial Transition (PDF, 346KB)
Section 21 - Industrial (PDF, 402.7KB)
Section 23 - All Terrain Park (129KB)
Appendix 1 - Schedule of Identified Significant Ecological Features (PDF, 137KB)
Appendix 2 - Schedule of Identified Outstanding Landscape Features (PDF, 15MB)
Appendix 7 - Structure Plans (PDF, 733.6KB)