Consultation has concluded, thank you for taking the time to have your say. Council's decisions on Plan Change 9 are now available via this link.  

Category About the changes   Show all

• Te Whakamāramatanga o te Panonihanga | About the changes

  Why we’re making the changes

  The plan change will enable greater housing supply and choice in Rotorua by amending the current rules. This is an important part of addressing our housing shortage because it enables more houses to be built in areas that have access to jobs, public transport, amenities and other community facilities. By allowing more medium and high density housing, we can utilise our space better to provide more houses for everyone. We aim to achieve these housing outcomes through revisions to our zoning framework shown below:

  

  Community-focused reasons

  The benefit of increasing density standards is that we allow more housing options for more people. And when more people live in an area, we can invest more efficiently in those things that enhance a community such as parks and open spaces, streets, schools and health services. This is critical to creating thriving communities.

  Due to our aging population, we expect an increase in smaller households over time and a growing preference for smaller, attached houses, which we currently have a shortage of. These intensification measures will ensure greater housing choice to meet changing preferences.

  Small housing types also provide opportunity for more affordable housing options over time and therefore greater access to housing for the community.

  Our Intensification Design Guide for larger scale development along with the MfE’s National Medium Density Design Guide will encourage these new builds to look good, respect the privacy of the properties next door, and create great spaces and neighbourhoods for us all to live in.

  Legislative Context

  Rotorua Lakes Council was identified as a ‘specified territorial authority’ by the Minister for the Environment under the Resource Management (Enabling Housing Supply and Other Matters) Amendment Act 2021. The Amendment Act supported changes outlined in the National Policy Statement on Urban Development 2020 (NPSUD) and required Rotorua Lakes Council to notify a plan change implementing intensification policies by 20 August 2020. The Amendment Act defines a set of Medium Density Residential Standards (MDRS) that we must apply to our residential zones in the District Plan when the Plan is notified on 20 August 2020.

  What it means for you

  We’re contacting those directly affected by mailing out the details of the proposed changes. We’re also making sure we share these proposed changes with the whole community, so everyone is aware and can have their say.

  Even if your property is not directly affected, you can still make a submission and explain why you support or oppose the plan change.

  If you need to understand how this plan change may affect your property please lodge a query with our customer service team at policy.planning@rotorualc.nz

  We are producing a plan change document (section 32 report) that includes an explanation of the proposed changes. This report considers the appropriateness of the plan change and assesses the costs and benefits of the environmental, economic, social and cultural effects anticipated from the plan change.

  The Plan Change Process

  1. Plan Change is notified and submissions open
  2. Once all submissions are received, they are summarised and notified.
  3. Certain people can make further submissions in writing on the prescribed form.
  4. Further submissions cannot identify new issues but can support or oppose the contents of original submissions.
  5. Further submissions are called for over a period of at least 10 working days.
  6. Council will then hold a hearing which will be overseen by Independent Hearing Commissioners, if required, for submitters to verbally present their submissions. The hearing panel can be made of accredited councillors, independent commissioners, or a mix.
  7. After the hearing, Council decides to accept or reject each submission received in whole or in part.
  8. Council will then publicly notify its decision.

  What’s being proposed

  There are a few ways things will change. Some of the new rules that implement the Medium Density Residential Standards must be implemented, under law, from August 2022. We have also developed our own range of suggested changes, which are the ones open for submission. Finally, some areas do not specifically align with the changes and we are suggesting they stay the same.

  You can jump directly to each area:

  • Implemented rules/changes under law on 20 August 2022
  • Proposed changes open for submission 20 August to 14 October 2022
  • What the changes will look like

• Te Whakamananga o te Wāhi Noho Apiapi Wawaenga – He mea whakatinana i raro i te ture i te 20 o Akuhata, i te tau 2022 | Enabling Medium Density Housing- Implemented under law from 20 August 2022

  Mandatory provisions enacted from 20 August 2022 will enable landowners to build up to three houses of up to three storeys on their site, with no resource consent required. Instead, these houses will proceed straight to applying for building consents. This new rule applies to most sites, unless resource consent is required for another reason or a qualifying matter applies.

  These mandatory provisions will apply to the current Residential 1 and Residential 2 Zones, which covers most of the urban area. It should however be noted that most of the Residential 2 Zone has been proposed through the plan change to be high density zone (orange area in map below). The medium density zoning for this zone under the MDRS would therefore further change to high density once the plan is made operative.

  Residential areas where changes will apply:

  

  Download a high-resolution version

  Key Provisions for the Residential 1 Zone:

  Performance Standards	Current Residential 1 Zone – Low Density Living	Proposed Residential 1 Zone – Medium Density Residential Zone
  Maximum Building Height	7.5m	11m with an allowance for the peak of the roof to extend an additional 1m.
  Density	Average one unit per 450m2	3 Residential Units per Site
  Minimum distance from house to front yard Minimum distance from house to side and Rear	5m 2.5m	1.5m 1m
  Height envelope	3m + 45 degrees	4m + 60 degrees
  Maximum amount of site that can be covered by buildings	40%	50%
  Outdoor living space	A minimum of 10% of the net site area shall be provided as outdoor recreation and amenity space	Where at ground floor – minimum 20m2, with no dimension less than 3m Where above ground floor – minimum 8m2, with no dimension less than 1.8m
  Outlook space	No controls	The minimum dimension for a required outlook space are as follows: A principal living room must have an outlook space with a minimum dimesion of 4m by 4m All other habitable rooms must have an outlook space with a minimum dimension of 1m by 1m.
  Glazing	No controls	20% of the street facing facade to be glazed.
  Landscaping	No controls	Minimum 20% of a development site

  
  

  Read the Ministry for the Environment factsheet on these standards.

  In practice, what you might start to see are residential developments in a variety of sizes and forms, including detached dwellings, terrace housing and low-rise apartments.

  What these standards will look like if a site is built out to the maximum:

  

  
  

  What houses could look like under the new Medium Density Residential Standards:

  

  How we are providing for good medium density outcomes:

  

  Proposed Residential Zones changes open for submissions

  Other provisions that are proposed in the Plan Change that are not part of the MDRS include:

  • Rules that regulate minimum dwelling size, maximum building length, maximum impervious area and fences;
  • Assessment criteria for four or more dwellings to achieve quality-built outcomes; and
  • Rules associated with qualifying matters.

  The intent of these additional rules is to achieve quality-built outcomes. These outcomes are:

  • Attractive and safe streets
  • Quality living environments, and
  • Managed effects on the neighbours (privacy, daylight and access)

  We’re looking for your feedback on these changes. We’re suggesting these rules to make sure our city is well-designed and well-planned and works for everyone.

  Introducing a High Density Residential Zone

  It is proposed to primarily retain the spatial extent of the current Residential 2 zone but enable high-density housing such as terrace housing and apartments within this zone. Being close to the City Centre, the proposed Residential 2 - High Density Residential Zone is aligned to the most accessible areas within Rotorua, enabling more people to live in areas, which can access amenities and employment through active and public transport modes. The accessibility heat map below shows that the central part of the city is the most accessible (shown in the dark blue).

  

  Download a high resolution version

  It is proposed to apply a 19.5m height limit within the Residential 2 High Density Residential Zone. This will enable up to five to six storey apartments in this zone as opposed to the three storeys walk-ups permitted through the MDRS.

  Key Provisions of the proposed Residential 2 Zone

  Performance Standards	Current Residential 2 zone – Medium Density Living	Proposed Residential 2 Zone – High Density Residential Zone
  Maximum Building Height	7.5m	19.5m
  Density	One unit per 350m2	3 houses per site - permitted 4 or more dwellings – restricted discretionary
  Minimum distance from house to front yard Minimum distance from house to side and Rear	3m 2.5m	1.5m 1m
  Height envelope	3m + 45 degrees	12m + 60 degrees – within 23.5m from the road frontage. 4m + 60 degrees – along all other boundaries.
  Maximum amount of site that can be covered by buildings	No maximum site coverage	50%
  Outdoor living space	A minimum of 10% of the net site area shall be provided as outdoor recreation and amenity space	Where at ground floor – minimum 20m2, with no dimension less than 3m Where above ground floor – minimum 6m2, with no dimension less than 1.8m
  Outlook space	No controls	From principal living room – minimum 4m by 4m; and From all other habitable rooms – minimum 1m by 1m
  Glazing	No controls	Minimum 20% of the street facing façade in glazing
  Landscaping	No controls	Minimum 20% of a development site

  How we are providing for good high density outcomes:

  

  
  

  
  

• Ngā Panonihanga kua tohua mō te Tauhokohoko me te Rohe o te Pokapū o te Tāone | Proposed Commercial and City Centre Zone Changes

  The Plan Change has further considered how to enable high density residential and mixed-use (i.e. residential apartments above shops), development in the Commercial and City Centre Zones, due to their accessible location relative to amenity. The primary method of doing so is by enabling greater building heights in these locations. This provides better opportunities for city living, with the higher density resulting in increased activity and vibrancy in these key commercial locations.

  Given the City Centre 2 and the Commercial 6, zones are centrally located and highly accessible we have proposed to enable apartments above commercial development within these zones. Amendments have therefore been made to the provisions of the City Centre 2 and Commercial 6 zones to permit residential units in these locations.

  Proposed Commercial Zone Provisions

  Performance Standards	Commercial 1 Zone -	Commercial 2 Zone	Commercial 4 Zone	Commercial 5 Zone	Commercial 6 Zone
  Maximum Building Height	20m	20m	24m	20m	24m
  Density	No density controls
  Minimum distance from building to yard	No changes in distances, unless the site adjoins a Residential 1 or 2 Zone where the yard shall be 3m.	No changes in distances, unless the site adjoins a Residential 1 or 2 Zone where the yard shall be 3m.	No changes in distances, unless the site adjoins a Residential 1 or 2 Zone where the yard shall be 3m.	No changes in distances.	No changes in distances, unless the site adjoins a Residential 1 or 2 Zone where the yard shall be 3m.
  Height envelope	Where sites are adjacent to Residential Zones – they must comply with the height envelope standards of the adjoining zone.
  Outdoor living space for residential units	Minimum 6m2, with no dimension less than 1.5m - with exceptions.	Minimum 6m2, with no dimension less than 1.5m - with exceptions.	Where at ground floor – minimum 20m2, with no dimension less than 3m Where above ground floor – minimum 6m2, with no dimension less than 1.8m.	Minimum 6m2, with no dimension less than 1.5m - with exceptions.	Minimum 6m2, with no dimension less than 1.5m - with exceptions.
  Outlook space for residential units	From principal living room – minimum 4m by 4m; and From all other habitable rooms – minimum 1m by 1m
  Landscaping for residential units	No landscaping requirements	No landscaping requirements	Minimum 20% of a development site	No landscaping requirements	No landscaping requirements

  
  

  Proposed City Centre Zone Provisions

  Performance Standards	City Centre 1 Zone	City Centre 2 Zone	City Centre 3 Zone
  Maximum Building Height	32m	24m	24m
  Density	No density requirements
  Minimum size of residential units	The minimum net floor area of a studio unit shall be 35m2 The minimum net floor area of a 1 bedroom unit shall be 45m2
  Outdoor living space for residential units	Minimum area 6m2 Minimum dimension of 1.5m May be grouped cumulatively in 1 communally accessible location or located directly adjacent to the unit. Exceptions
  Outlook space for residential units	From principal living room – minimum 4m by 4m; and From all other habitable rooms – minimum 1m by 1m

  
  

  Map of proposed height changes

  

  Download a high-resolution version

  How we are providing for good outcomes for residential development in business zones:

  

  
  

  
  

• Ētehi atu Panonihanga Tautoko kua tohua e wātea ana kia Tāpaetia | Proposed Additional Supporting Changes Open for Submission

  Financial Contributions for Reserves

  The proposed amendments include extending the ability to charge reserve contributions for permitted residential activities i.e. up to three units, to capture the greater potential for residential units to be constructed without a subdivision or land use consent. To ensure Financial Contributions are fit for purpose, it is proposed that they are reduced as follows:

  • In most urban zones from 5% to 3.5%, to encourage efficient land use.
  • In the Rural Zone to 2.5%, recognising the residents in these areas have less demand for the reserve network; and
  • For minor residential units to 1%, to encourage an increase in ‘smaller’ housing types to meet demand, and to address the fact that there are less household occupants and lower demand on reserves by the individual household.

  Transport Provisions

  The Plan Change has the potential to impact and further exacerbate effects on the transport network in Rotorua. Amendments have therefore been proposed to the transport provisions to ensure that the anticipated effects of the increase in residential development, enabled through this plan change are well managed. In this regard, the proposed amendments include new planning provisions to manage the increased number of households accessed from one shared access way and requiring a simple transport assessment for more than 20 residential units.

  Papakāinga Housing

  This plan change also includes proposed amendments to the rules for papakāinga to make developments of this nature easier to do. The proposed amendments are in accordance with section 80E of the RMA, which enables an intensification planning instrument to amend provisions to enable papakāinga housing in the district in both urban and rural areas.

  The proposed amendments include:

  • Removing the requirement that papakāinga needs to be located on land that adjoin, or is adjacent to a Marae;
  • Amending the provisions to ensure that the framework for papakāinga in residential zones is in keeping with the MDRS and policy intent of the NPS-UD;
  • Introducing additional provisions to enable a greater density of papakāinga development in rural zones; and
  • Introducing additional performance standards for non-residential papakāinga development, recognising that papakāinga are not limited to housing.

  Qualifying Matters

  There are some areas of the city that may be identified as unsuitable for higher densities.

  The operative District Plan has rules that require certain features or values to be protected. We are not proposing to change these and those rules will continue to apply. These are referred to as existing qualifying matters.

  We are proposing new rules to manage flooding and development close to heritage buildings. We are also proposing to retain the Residential 3 Zone rules recognising their significant cultural values. These are new qualifying matters.

  Existing qualifying matters

  Existing qualifying matters within the Rotorua District Plan include:

  • National Grid
  • Natural Hazards
  • Historic and Cultural Values
  • Significant Natural Areas
  • Outstanding Natural Character
  • Outstanding Natural Features and Landscapes
  • Public Access
  • Designations

  It is proposed to retain these current District Plan rules. These reasons or ‘qualifying matters’ can’t be used to prohibit intensification altogether, but they can be used to moderate the level of building height and density in places where it's needed.

  Through the plan change process, we must justify why they should be given a greater level of protection than other parts of the city. These reasons or ‘qualifying matters’, cannot be used to prohibit intensification altogether, but they can be used to moderate the level of building height and density in places.

  For example, if your section is in an area that is subject to flooding, the medium density residential standards won’t automatically apply. So if you’re looking at developing your land, it’s a good idea to get planning advice from us first.

  New qualifying matters

  Flooding

  Changes are proposed through this plan change to clarify and strengthen the District Plan to manage flooding with respect to building and subdivision, as development potential is increased through the Plan Change. Amendments are therefore proposed to better manage flood risk specifically, and to improve the efficiency of the current provisions.

  The proposed amendments to the district-wide flood management provisions will apply across the district within areas subject to flooding and are only considered a new qualifying matter where they are proposed to apply within the Residential 1 and 2 Zone. This will apply to properties where maximum flood depths on a building site are greater than 300mm.

  Residential 3 Zone

  This Plan Change includes retaining the current Residential 3 Zone (Ōhinemutu, Whakarewarewa, and Ngāpuna) rules. The current zoning framework recognises the villages of Ōhinemutu, Whakarewarewa and Ngāpuna as exceptional and unique places within the district. There will be no changes to the objectives, policies and rules in this zone due to the values and characteristics of these villages being considered to be a matter of national importance.

  Historic Heritage Structures

  Amendments are proposed to the provisions which manage historic heritage, to respond to the greater building height and bulk enabled through the Plan Change, which may give rise to adverse effects on the heritage values of cultural heritage features. It is anticipated that by including a ‘new building rule’ to sites, which contain historic heritage structures, the plan will manage the protection of historic heritage from inappropriate subdivision, use and development in the Residential 1 and 2 zones and the Commercial 4 zone.

  Summary of How Plan Change 9 amends the Rotorua District Plan

  Overview of Proposed Changes to the District Plan Chapters

  Key parts of PC9 to the Rotorua DP are summarised chronologically below in terms of the DP chapters:

  		Proposal
  Part 2: District Wide Matters	Strategic Direction	Amend the strategic direction objectives and policies for urban development to align with the NPS-UD.
  	Historical and Cultural Values	Historic Heritage: Introduce a restricted discretionary rule applying to new buildings on the same site as a heritage structure listed in the Historic Structure Schedule, or on a specified adjacent site (new qualifying matter).
  	Hazards and Risks	Flooding: Introduce a restricted discretionary rule applying to building and additions in areas where there are significant flood depths (new qualifying matter); Supporting changes to existing relating provisions to manage flooding Amend design flood used for minimum building levels to 1% AEP with an allowance for climate change and extend building level standards to new buildings. Reduce the maximum impervious site coverage standards for Residential 1 and 2 Zones. Geothermal: Insert a new permitted activity standard to ensure that any venting structures necessary for gas ingress mitigation shall be directed to vehicle access ways or the street.
  	Subdivision	Incorporate the MDRS and related changes. Clarify rules and activity status for subdivision of sites affected by flooding.
  	Financial Contributions	Financial Contributions for Reserves: Align the purpose of contributions for reserves with the future reserve requirements by providing for the enhancement of existing reserves. Reduce contribution rates to encourage more efficient land use Extend contributions to permitted residential units
  	Papakāinga	Delete performance standard that requires papakāinga to locate on land that adjoins or is adjacent to a Marae. Align the framework for papakāinga in residential zones with the MDRS and policy intent of the NPS-UD. Enable a greater density of papakāinga development in rural zones. Clarify the activity status, and appropriate scale and intensity of non-residential activities that form part of a papakāinga development in rural zones.
  Part 3: Area Specific Matters	Residential Zones	Align the objectives and policies with the intent of the NPS-UD. Residential 1 Zone: Incorporate the MDRS, provisions for assessing proposals that do not comply with MDRS and other related changes. Rename the zone to Medium Density Residential Zone. Residential 2 Zone: Incorporate the MDRS and related changes in Residential 2 Zone, but with some changes (for example to increased height height) to enable higher density development. Rename the zone to High Density Residential Zone. Residential 3 Zone: Retain the existing zone provisions (new qualifying matter for the protection of relationship of Maori and their culture and traditions with ancestral lands, sites, etc.).
  	Commercial Zones and City Centre Zones	Amend activity status of residential units to increase the opportunity for permitted residential units. Respond to the NPS-UD with increased height limits for buildings and amendments to yards, landscaping and site coverage standards. Support quality design through assessment of buildings and additions.
  	Development Areas – Pukehangi Heights and Wharenui	Partially adopt the MDRS for Residential 1 Zone but retain existing provisions relating to natural hazards, infrastructure, cultural values and landscape values as qualifying matters. Amendments to standards and policies for Pukehāngi Heights to protect landscape values of the Caldera Rim. Delete/amend performance standards for Wharenui relating to the Eastern Arterial and road upgrades.
  Appendices and Maps	Appendix 1 - Parking	Detail requirements for transport assessments for 20-100 residential units
  	Maps	Amend the extents of the Residential 1 Zone and Residential 2 Zones Rename the Residential 1 Zone from Low Density Living to Medium Density Residential Zone Rename the Residential 2 Zone from Medium Density Living to High Density Residential Zone Remove the Lake Rotorua and Lake Rotoiti 1 in 50 year (20% AEP) flood levels.