Opposing submissions to the proposed Bureta supermarket development attack both the developer and the Tauranga City Council.

Progressive Enterprises is seeking resource consent to build a supermarket in a residential zone on the Bureta Park Motor Inn site.

In submissions delivered on behalf of Vale Street resident Jeannette Hurley, real estate agent Stuart Gooch says the application to build a supermarket is not only non-complying as a commercial activity in a residential zone, but it also goes against Tauranga City Council's own planning policies.

The council's City Plan has a commercial centres network across the city, the closest of which is Chapel Street, a business hub of 3.7ha, plus another 7600m2 from the Placemakers site and another neighbouring section the council owns.

The maintenance of the integrity of the network of commercial centres is a cornerstone policy of the City Plan.

These sites have ben conveniently ignored, says Stuart.

Stuart says the council must consider the overall effects of the proposal under the city plan, and this requires a full and proper assessment of what land has been zoned for retail/commercial in the area, including Chapel Street and the nearby CDB.

'It is important to know why these centres have not been considered particularly when the same transport corridor and traffic flows which pass the Bureta site also passes these sites,” says Stuart.

'Chapel Street also has the additional exposure of Mount Maunganui destination traffic and Wharf Street and Sulphur Point.”

The application should have been put forward by way of a Plan Change, says Stuart.

Council rejected this as an option because it would undermine the City Plan, he says.

'It seems bizarre that council would then not publicly notify the application and actually recommend approval.”

A council planner's claim the Progressive Enterprises application is not contrary to the overall intent of the proposed City Plan is wrong, says Stuart.
In terms of the residential zone only small scale home based businesses and homestays are permitted.

A limited range of non-residential activities that support communities such as schools and health centres can establish within the residential zone as a discretionary activity – subject to their compatibility with the existing and anticipated character and amenity of each zone.

The Perry plan for the apartment development on the site was publicly notified, yet council staff felt the Progressive plan suited non-notification.

Stuart also wants Progressive's earthworks estimate of 5000m3 checked out.

More than 5000m3 requires the regional council approval. The Perry Development talked about 20,000m3 of earthworks.

He said the 12 metre wide public reserve strip also disappears with the supermarket development.

Because the development will remove all the available Vale Street parking outside the pensioner housing, Stuart asked why the city council hasn't itself lodged an objection as a landlord protecting the welfare of its tenants in the Vale Street pensioner flats, and the value of city assets.

Both Stuart and Mount solicitor Rob Paterson, who made submissions on behalf of Geoff and Alayne Keogh, raised the flood hazard issue.

Rob questioned why a stormwater report meant to be discussed at a committee meeting this week, has been deferred until February.

The Bureta/Pillans Point area is referred to and reference made to flood hazard maps.

'It should have been available to Commissioners at this hearing as submitters have raised the issue,” says Rob.

Rob says the impacts of the development will not be less than minor, especially regarding traffic and parking.

On traffic and parking issues alone, the development should have been publicly notified, says Rob.

The limited notification has prevented the thousands of people who live in Matua, Otumoetai areas and who drive along Ngatai Road and Vale Street every day from having any say.
They will be affected by any traffic issues in the area, particularly any congestion created during peak hours.