Airport slopes and surfaces
Development within the flight path must ensure that it does not adversely affect air traffic safety. A resource consent is required for any proposed building that would encroach the airport slopes and surfaces, as identified in Section 5: Diagram 2 of the City Plan
Open space (zoned)
Open space is used for recreation, amenity, conservation (including ecological), heritage and landscape purposes. Residential and commercial activities are not permitted within an open space zone. Residential or commercial development is not envisaged within these zones.
Any intensification proposed within these zones will require the land to be rezoned through a separate City Plan change process
Views to Mauao from key locations, such as marae, are protected. A resource consent is required for a building or structure that encroaches the viewshafts identified in Section 7 of the City Plan.
Outstanding natural features and landscapes
The protection of Outstanding Natural Features and Landscapes (ONFL) and Important Amenity Landscapes (IAL) is a matter of national importance. ONFL and IAL protect key public views and landscapes. Any proposed residential or commercial building located within an ONFL or IAL requires a resource consent.
Significant ecological areas
The protection of Significant Ecological Areas (SEA) is a matter of national importance. SEAs identify, protect, maintain and enhance indigenous flora and fauna, protecting Tauranga’s biodiversity. Any proposed residential or commercial building located within an SEA requires a resource consent.
Natural hazards - Flood hazard plan area
Identifies and manages development within areas prone to flooding from coastal inundation. Development within the Flood Hazard Plan Area requires a restricted discretionary resource consent.
Natural hazards - Coastal erosion plan area and coastal protection plan area
Identifies and manages development within areas affected by coastal erosion. Development within the 50- and 100-year Erosion Risk Zone requires a resource consent. New dwellings within the Current Erosion Risk Zone is prohibited.
Intensification in the Coastal Protection Plan Area is non-complying and resource consent must be obtained.
Significant Māori Areas
Identifies and protects Significant Māori Areas (SMA), which is a matter of national importance. SMAs are culturally significant to tangata whenua, allowing Māori to maintain their culture and traditions with their ancestral lands, water, areas, waahi tapu and other taonga. Development within an SMA requires a discretionary resource consent.
Significant Archaeological Areas
Tauranga has a number of Significant Archaeological Areas (SAA) which reflect the city’s rich pre-European and post-European history. The City Plan identifies and ensures the values of significant archaeological sites are appropriately managed. Development within an SAA requires a discretionary resource consent.
The protection of historic heritage is a matter of national importance. The City Plan identifies and protects build heritage across the City. Development on a site which has built heritage item/s requires a resource consent.
The Elms Foundation site and surrounds
The Elms is a significant heritage site. The City Plan seeks to ensure that the site retains its historic significance and is not overshadowed by high density development around it. The Medium Density Residential Standards will be enabled in the area surrounding the Elms site. However, development proposing increased heights beyond those standards will require a resource consent.
The Strand - Open Space/waterfront
Tauranga waterfront has high recreational and amenity values for the community. This area is protected from development to allow for continued use and enjoyment of the waterfront by the community.
The Conservation Zone primarily applies to open space that borders on the harbour and coastal margins of the city, or has significant cultural and heritage, landscape and/or ecological values. Priority is given to the protection of these areas. As such, a minimum of 5m setback from the boundary of the Conservation Zone is required for all buildings.
Heights on Dive Crescent
Retain the culturally significant viewshaft from Monmouth Redoubt and Cliff Road to the water by reducing building heights on Dive Crescent.
Retain reduced height at 51 Dive Crescent for the continued protection of the significant cultural and historic values of Otamataha Pā.
Mauao/Mount Maunganui Catchment
Mount Maunganui is a popular area with significant amenity, cultural and natural environment values. The area has already been built up significantly over time. Council plans to undertake a spatial plan for Mount Maunganui in 2023 which will take into consideration the most appropriate areas to intensify.
Medium Density Residential Standards will be permitted. Other permitted height limits are shown in Appendix 14A of the city plan. Proposed heights encroaching the height limits will require a resource consent.
Low density business
Industrial land has been identified within the walkable catchment of four centres, being Tweed Street, Mount Maunganui, Greerton and Wairakei.
Residential activities are not provided on these sites as they are zoned Industry, Port Industry or Papamoa East Employment. These areas provide business land suitable for low density businesses only.