City councillors are today being asked to consider changing the zoning of 41.7ha of Bethlehem land known as Smith's Farm so it can become a Special Housing Area.
The land, at 10 Richards Way in Bethlehem, was previously held for sportsfields development, but is now considered surplus to requirements.
A view of Smith's Farm. Photo: Google Maps.
Council consulted on the potential sale and/or development of the site as part of the draft 2015-2025 Long Term Plan.
The site is zoned for rural residential development under the operative Tauranga City Plan that is sections of at least 3,000-4,000m – such as neighbouring Westridge Drive.
Staff have come to the council saying preliminary work on development options for the site has been undertaken 'in conjunction with external advisors”.
The conclusion suggested the preferred use for the land is suburban residential development rather than rural.
The decision facing council today is whether to progress the option of suburban residential development by consulting on the establishment of a Special Housing Area under the Housing Accords and Special Housing Areas Act 2013.
A Special Housing Area would be proposed by council as landowner, and the staff report confirms it is not a proposal that has been brought to council by a developer. A Special Housing Area would also apply to any potential future owner of the site.
The staff recommendation is to proceed to consultation on a proposed Special Housing Area proposal so that community views can inform decision-making.
Only 12-15ha is available for housing development. Around 14ha on the eastern side of Takitimu Drive is zoned for reserve purposes and identified in a flood hazard and special ecological area.
About 5.4ha on the western side of Takitimu Drive which is a vegetated escarpment, is also identified as a special ecological area.
About 5.5ha is designated by the New Zealand Transport Authority for the future Tauranga Northern Link state highway.
Part of the land on the eastern side of Takitimu Dr is also identified as a significant archaeological area.
As rural residential, Smiths Farm will provide 40-50 300m2-4000m2 lots. Under suburban residential zoning, 180-250 homes can be built on the same land.
4 comments
Wrong place
Posted on 22-10-2015 11:14 | By Plonker
For battery hen housing, the place is nice and will devalue the entire area, this kind of housing as planned should be out at Tauriko, out of sight. Feel sorry for the people who purchased and built nice homes in the area.
Change of zoning
Posted on 22-10-2015 11:16 | By Plonker
Then all needs to go back to the full public consultation phase, start again as TCC's plans have changed significantly from the start.
External advisors, independant are they?
Posted on 22-10-2015 12:42 | By Murray.Guy
No advice on WHO these 'external advisors are? I suspect they might the same, or similar, 'in the game' as those about to erode the 'rural/residential zone' relevant to Mills Reef on Cambridge Road. To hell with the integrity of the City Plan, zones and existing residents - this is about maximising profits. Make no mistake, the 'special housing areas' represent slightly less expensive homes on very much smaller lots (hence the price), very much up the alley of developers with reduced consultation required and greater profits, greater rate takes and fees for the City Council - reduced amenity values for the community.
Houses have already eroded rural zone
Posted on 22-10-2015 17:59 | By Annalist
Just in reply to Murray Guy and to try and get facts straight, it seems that this area is already zoned rural residential. And how did existing houses get there in the first place? Oh yes the land must have been rezoned from rural to rural residential. The beautiful Westridge land was rezoned from rural to allow some nice houses there wasn't it? If you live in a glasshouse it pays not to throw stones as it can look hypocritical. The surplus land at Smiths Farm should be sold to repay Council's large debt, and it should be sold at the best profit. The idea that somehow land can't change is bizarre. If that was the case Tauranga would consist of the Avenues at most and nothing else because it was all once rural land!!!
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