Planning study could unlock 1500 houses in Tauranga

A planning study into the future of Welcome Bay and Ohauiti will pick up on the decision of which of these council-owned reserves would be chosen as the site for a new supermarket. Photo/file

A $350,000 planning study to find solutions to issues confronting Welcome Bay and Ohauiti could unlock the development of a further 1500 new houses in the hills behind Tauranga.

The existence of what was effectively a growth moratorium for the two suburbs was revealed to city councillors yesterday.

A report to the transformation committee said it was unlikely that any of the existing projects like the Welcome Bay Rd underpass would free up the capacity to enable further development to take place in Welcome Bay and Ohauiti - other than a small area of undeveloped zoned and serviced land.

The committee agreed unanimously to find answers to a wide range of issues facing the southern suburbs including traffic congestion, shortage of education options, and the lack of retail and commercial centres.

Council policy planner Janine Speedy said the study was also responding to pressure from developers to open up more land and to increase the capacity of infrastructure.

She said the council had been approached by a number of landowners and developers for a Special Housing Area. A number of other studies would feed into the project including the investigation to find a supermarket site in Welcome Bay.

The study would also identify areas suitable for further development and the size, scale and location of commercial/retail centres.

Mayor Greg Brownless questioned the $200,000 component earmarked for a transport investigation. "I wonder if it could possibly show us anything other than that it can't cope."

City planning and growth acting manager Andy Mead said they would be revisiting building a second link into Welcome Bay via Poiki Rd and Kaitemako Rd.

He said the planning study would look at resolving some of the growth issues because from growth came revenue for infrastructure.

The study could encompass future development in the Welcome Bay/Papamoa hills because Welcome Bay Rd would be a feeder road, plus a ring road that linked up with Pyes Pa.

Councillor Bill Grainger understood there were land contour issues with building a second access road to Welcome Bay. Mr Mead said a scheme showed there was a feasible route option in conjunction with a proposed commercial development up Kaitemako Rd. It crossed privately owned land.

He said the council was looking at staying inside the city boundaries rather than urbanisation proposals for Welcome Bay that extended into Western Bay District Council's area. There were big pockets of Maori land in the Welcome Bay/Ohauiti catchment.

Councillor Terry Molloy said they needed to be thinking 30 years ahead for Welcome Bay which had been behind the eight ball for years. "This is an absolute must."

Councillor Steve Morris said the Government had stripped away the ability of councils to pay for community facilities from development fees. The council should look at using targeted rates to pay for community facilities so that Welcome Bay and Ohauiti were not just dormitory suburbs.

Ideally, the project would be completed by the end of this year to enable the results to be reflected in the council's 2018-28 Long Term Plan.

Possible financial outcomes from $25,000 local development contributions per house
- one-third spent on underground infrastructure, reserves and community facilities
- two-thirds spent on transportation
- $25m available for transport investment.

Rural areas in Welcome Bay and Ohauiti with development potential
- Top of Ohauiti Rd (west): 40ha and 600 houses
- Welcome Bay Rd, Ranginui Rd to Ngapeke Rd: 30ha and 450 houses
- Welcome Bay Rd, top of Waikite Rd: 10ha and 150 houses
- Top of Ohauiti Rd (east): 8ha and 120 houses
- Plus existing residential and rural-residential land: 10ha and 150 houses