Tauranga City Council has investigated two council-owned sites as potential homes for the proposed museum, the 45 Cliff road site and the 91 Willow street site.
Council’s preferred option is 45 Cliff Road as it aligns with the expressed preference of Tangata Whenua. This location also holds strong cultural significance and sits within the historical Otamataha Pa area which now includes The Elms. The site is a site of national archaeological significance.
The 45 Cliff Road site is a passive recreation reserve. This means that the proposed site currently does not allow for a museum to be built. Council would need to apply for a change of status under the Reserve Act.
Council would also need to gain consent under the city planning rules before a museum to be developed. This would include a formal and notified planning process.
To prepare for this process, should the museum be approved in the Long Term Plan, we are asking you to provide your view on the best way forward to minimise the impacts on the local area while enabling the delivery of a successful museum with a full suite of programmes and events.
This is only the beginning of the planning conversation if the proposed museum on Cliff Road is adopted in Council’s Long Term Plan.
Drop-in Sessions
Come along to one of our drop-in sessions at the Vintage Car Club (old Bowling Club) on 45 Cliff road:
- Saturday 10 March 10am - 12pm
- Tuesday 13 March 5 - 7pm
- Thursday 15 March 5 - 7pm
There will be a range of information available for you to look at, including:
- a mock-up of the programme of museum activities and events
- options for the placement of the building on site
- estimates of visitor numbers
- the likely traffic levels
- noise and light impacts
- likely required infrastructure upgrades
Council staff will be available to answer your questions on the project and planning experts will speak to the planning processes and what to expect.
Online feedback form is now closed.
Museum site assessment to date
Two sites were considered for the museum and central library proposal: the 91 Willow Street site and the 45 Cliff Road site. Both sites were assessed in three parts between March and November 2017, and the following advice was provided:
Part 1. A recommendation from the Technical Advisory Group based on technical evidence
Key finding: “it is generally supported that a combination of the library and museum at 91 Willow Street is the logical place. That presupposes that the two are together.”
The Technical Advisory Group (TAG) – an independent group of architects, landscape architects and community representatives, received reports from expert advisors (and subsequent information requested) to support their recommendation on site. Their discussions related to five assessment criteria:
- Assessment against Investment Logic Objectives
- City making objectives
- Technical analysis
- Cultural and spiritual assessment
- Total visitors' experience considerations
Advisors provided full reports to the Technical Advisory Group.
The key points noted by TAG in support of their recommendation are provided below:
- In considering the objective of TAG the group summarised what that meant by focussing their assessment against the question: What is the best outcome for the city?
- With this focus, it is generally supported that a combination of the library and museum at 91 Willow Street is the logical place. That presupposes that the two are together.
- The Brief for the buildings need to address the ‘offer’, where the ‘offer’ in Willow Street could be materially different than that in Cliff Road.
- Cliff Road is a very significant site both culturally and historically.
- There is a need to discuss the future of the Cliff Road site with tangata whenua and supporters of this area when shaping the future of the area.
- The City Centre Spatial Framework needs to carefully consider the relationship between the city and the headland which is currently poor and needs to be addressed.
- There is potential for some cultural centre or activity (this may or may not require a building) that relates to the Museum experience but is more closely related to the historical context of Cliff Road.
- A careful independent assessment needs to be carried out on what is best for that site.
Part 2. A series of hui with Tauranga Kaumatua and cultural impact assessment
Key finding: “Kaumatua and Tangata Whenua provided advice that the Cliff Rd site held significant mana and mauri that underscored their support for a Museum on this site [Cliff Road]. The Willow St site did not hold mana or mauri for Kaumatua and Tangata Whenua.”
In a subsequent stage, a hui was held with Tauranga Kaumatua and Tangata Whenua on 4 July 2017 to discuss the recommendations from TAG.
Kaumatua and Tangata Whenua provided advice that the Cliff Rd site held significant mana and mauri that underscored their support for a Museum on this site. The Willow St site did not hold mana or mauri for Kaumatua and Tangata Whenua. This advice was reiterated in subsequent hui after the detection of potentially significant archaeology on site through the penetrating radar.
This is supported by a second Cultural Impact Assessment for Cliff Road undertaken by the Ngai Tamarawaho Environmental Unit (Mr Buddy Mikaere). The assessment concluded that the cultural issues associated with the Cliff Rd site are significant and highly appropriate for the location of Tauranga museum. A second Cultural Impact Assessment for Willow Street is pending.
Part 3. Site analysis and architectural responses by Jasmax and BECA
Key finding:
- Both sites present some geotechnical issues that can be resolved.
- Both sites would require archaeological investigative work.
- The planning constraints are significantly higher for Cliff Road due to its current zoning as passive open space and its location adjoining a residential area – with the risks that a planning application may be declined, or conditions placed on the consent that would limit the operation or development of the museum. On the other hand, a museum and / or a library are in accordance with the Willow Street zone and designation for a "civic, community and cultural purposes".
The third concurrent phase of site assessment saw Jasmax and BECA working collaboratively to understand and respond to the opportunities and constraints each site offers.
BECA conducted the site assessments based on:
- Planning,
- Transport,
- Geotechnical, and
- Archaeology.
The report concludes that:
- Both sites present some geotechnical issues that can be resolved.
- Both sites would require archaeological investigative work. While the archaeology on Cliff Road site offers a great opportunity and is likely to be well preserved, the archaeology on Willow Street is likely to have been disturbed by previous developments.
- The planning constraints are significantly higher for Cliff Road due to its current zoning as passive open space and its location adjoining a residential area – with the risks that a planning application may be declined, or conditions placed on the consent that would limit the operation or development of the museum. A museum and / or a library are in accordance with the Willow Street zone and designation for a ‘civic, community and cultural purposes”.
- Constructing and operating a museum on Cliff Road would require the provision of on-site parking and trigger some significant transport up-grades in the vicinity. No further transport investment is required for the Willow Street site as it is already well connected to public transport and in close proximity to the proposed Hamilton Street carpark.
Part 4. The next phase of work is the planning considerations of the proposed Cliff Road site for a museum currently underway.