Fees, maps - Tauranga · 2019/20 Development Contributions Policy Section 1. Fees, maps and definitions 5 The fees in this section are applicable from 1 July 2019-30 June 2020 and

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2019/20 Development Contributions Policy Section 1. Fees, maps and definitions

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The fees in this section are applicable from 1 July 2019-30 June 2020 and are applied in accordance with circumstances set out in Section 2.

Table 1: Citywide development contributions Activity type Basis of charge GST Water

$ Wastewater

$ Stormwater

$ Transport

$ Reserves

$ Community

$ Total

$

Residential activity

$ per dwelling that is not 1 or 2 bedroom

Excl. 3,413.42 3,870.60 0.00 180.21 536.95 536.72 8,537.89

Incl. 3,925.43 4,451.19 0.00 207.24 617.49 617.23 9,818.58

$ per 2 bedroom dwelling (0.65 HUE)

Excl. 2,218.72 2,515.89 0.00 117.13 349.02 348.87 5,549.63

Incl. 2,551.53 2,893.27 0.00 134.70 401.37 401.20 6,382.07

$ per 1 bedroom dwelling (0.5 HUE)

Excl. 1,706.71 1,935.30 0.00 90.10 268.48 268.36 4,268.95

Incl. 1,962.72 2,225.60 0.00 103.62 308.75 308.61 4,909.30

Business activities

$ per 100m2 Gross Floor Area (GFA)

Excl. 766.99 1,123.38 0.00 210.90 0.00 0.00 2,101.27

Incl. 882.04 1,291.89 0.00 242.54 0.00 0.00 2,416.47

Low Demand Business


Excl. 191.75 253.67 0.00 210.90 0.00 0.00 656.31

Incl. 220.51 291.72 0.00 242.54 0.00 0.00 754.77

Community Organisations


Excl. 862.86 978.43 0.00 33.74 0.00 0.00 1,875.04

Incl. 992.29 1,125.19 0.00 38.80 0.00 0.00 2,156.28

Table 2: Local development contributions for non-residential development in commercial/industrial zones1 Urban Growth Area Basis of charge GST Water

$ Wastewater

$ Stormwater

$ Transport

$ Reserves

$ Community

$ Total

$

Papamoa $ per hectare (site area) Excl. 5,015.70 12,323.57 89,370.74 35,015.91 0.00 0.00 141,725.92

Incl. 5,768.06 14,172.11 102,776.35 40,268.30 0.00 0.00 162,984.82

Pyes Pa West $ per hectare (site area) Excl. 20,558.60 127,237.10 260,703.72 288,604.24 0.00 0.00 697,103.66

Incl. 23,642.39 146,322.67 299,809.28 331,894.88 0.00 0.00 801,669.22

Tauranga

$ per 100m2 Gross Floor Area

Excl. 0.00 368.01 0.00 0.00 0.00 0.00 368.01

Incl. 0.00 423.21 0.00 0.00 0.00 0.00 423.21

West Bethlehem

$ per hectare (site area) Excl. 8,266.95 174,201.98 102,563.05 168,607.72 0.00 0.00 453,639.70

Incl. 9,506.99 200,332.28 117,947.51 193,898.88 0.00 0.00 521,685.66

1 Local development contributions for non-residential development that is in Tauriko, Wairakei or that is not within a commercial/industrial zone will be calculated in accordance with fees set out in Table 3 and based

on the methodology set out in Section 2.

2019/20 Development Contributions Policy Section 1. Fees, maps and definitions

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Table 3: Local development contributions Urban Growth Area2 Basis of charge GST Water

$ Wastewater

$ Stormwater

$ Transport

$ Reserves

$ Community

$ Total

$

Bethlehem

$ per household/lot Excl. 638.76 5,352.85 2,933.61 3,569.65 0.00 0.00 12,494.87

Incl. 734.57 6,155.78 3,373.65 4,105.10 0.00 0.00 14,369.10

Mount Maunganui Infill

$ per household/lot Excl. 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Incl. 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Ohauiti

$ per household/lot Excl. 4,722.95 4,797.47 692.04 1,121.13 0.00 0.00 11,333.60

Incl. 5,431.39 5,517.09 795.85 1,289.30 0.00 0.00 13,033.63

Papamoa

$ per household/lot Excl. 250.79 924.27 3,656.05 3,151.43 690.83 0.00 8,673.37

Incl. 288.41 1,062.91 4,204.46 3,624.14 794.45 0.00 9,974.37

Pyes Pa

$ per household/lot Excl. 405.81 3,568.00 1,000.78 1,775.87 0.00 0.00 6,750.46

Incl. 466.68 4,103.20 1,150.90 2,042.25 0.00 0.00 7,763.03

Pyes Pa West

$ per household/lot Excl. 1,082.01 6,696.68 11,850.23 8,245.75 2,883.01 0.00 30,757.68

Incl. 1,244.31 7,701.18 13,627.76 9,482.61 3,315.46 0.00 35,371.32

Tauranga

$ per household/lot Excl. 0.00 3,568.00 0.00 0.00 0.00 0.00 3,568.00

Incl. 0.00 4,103.20 0.00 0.00 0.00 0.00 4,103.20

Tauriko

$ per hectare Excl. 22,354.78 105,555.92 35,431.86 196,416.70 0.00 0.00 359,759.26

Incl. 25,708.00 121,389.31 40,746.64 225,879.21 0.00 0.00 413,723.16

Tauriko – Pond B1

$ per hectare Excl. 22,354.78 105,555.92 108,888.32 196,416.70 0.00 0.00 433,215.72

Incl. 25,708.00 121,389.31 125,221.57 225,879.21 0.00 0.00 498,198.09

Tauriko – Pond C

$ per hectare Excl. 22,354.78 105,555.92 85,322.14 196,416.70 0.00 0.00 409,649.54

Incl. 25,708.00 121,389.31 98,120.46 225,879.21 0.00 0.00 471,096.98

Wairakei - Catchment A

$ per hectare Excl. 53,198.39 37,121.85 235,026.01 157,874.17 0.00 0.00 483,220.43

Incl. 61,178.15 42,690.13 270,279.91 181,555.30 0.00 0.00 555,703.49

Wairakei - Catchment B

$ per hectare Excl. 53,198.39 22,682.73 97,922.55 157,874.17 0.00 0.00 331,677.85

Incl. 61,178.15 26,085.14 112,610.93 181,555.30 0.00 0.00 381,429.52

Wairakei - Catchment C

$ per hectare Excl. 53,198.39 58,602.80 398,295.09 157,874.17 0.00 0.00 667,970.45

Incl. 61,178.15 67,393.22 458,039.35 181,555.30 0.00 0.00 768,166.02

Welcome Bay

$ per household/lot Excl. 1,592.95 4,361.67 977.43 1,524.67 0.00 0.00 8,456.71

Incl. 1,831.89 5,015.92 1,124.04 1,753.37 0.00 0.00 9,725.22

West Bethlehem3

$ per household/lot Excl. 435.10 9,168.53 4,661.96 4,817.36 7,248.63 0.00 26,331.58

Incl. 500.37 10,543.81 5,361.25 5,539.96 8,335.92 0.00 30,281.31

West Bethlehem

$ per hectare Excl. 5,873.85 123,775.16 62,936.46 65,034.36 97,856.51 0.00 355,476.34

Incl. 6,754.93 142,341.43 72,376.93 74,789.51 112,534.99 0.00 408,797.79

2 The general boundaries of the urban growth areas to which the local development contributions relate are shown in Figure 1 on the following page. More detailed structure plans are contained in Section 6 including

the boundaries that relate to the Wairakei and Tauriko sub-catchments. 3 The charge per lot for West Bethlehem only applies to land zoned Ngati Kahu Papakainga or Rural Residential.

DRAFT 2019/20 Development Contributions Policy Section 1. Fees, maps and definitions

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Figure 1. Boundaries for urban growth areas


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Figure 2. Boundaries of the Bethlehem and West Bethlehem Urban Growth Areas


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Figure 3. Boundaries of the Tauriko, Pyes Pa West, Pyes Pa, Ohauiti and Welcome Bay Urban Growth Areas


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Figure 4. Boundaries of the Papamoa and Wairakei Urban Growth Areas


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Where a word or words is given a defined meaning below, any other grammatical form in respect of such word or words has a corresponding meaning.

Active Reserves means large reserves that provide for a wide range of activities, including formal sports, events and casual use, and provide wide open green space

within the urban environment.

Activity means a good or service provided by the Council (as defined by section 5 of the Local Government Act 2002) and for which development contributions may

be collected.

Allotment means an allotment as defined by Section 218 of the Resource Management Act 1991

Business Activity means the use of land and buildings for business purposes in accordance with the provisions of the Tauranga City Plan or resource consent. It also

includes the use of land and buildings for visitor accommodation purposes, or for purposes that are not principally for commercial gain but provide employment (this

includes but is not limited to schools and other educational facilities, public hospitals, police and fire stations and not-for-profit or voluntary organisations).

Citywide Infrastructure means the bulk services (network infrastructure), reserve land or community infrastructure provided for the development of the city as a

whole, either as additional assets or by increasing the capacity of existing assets required as a result of demand from growth-related development, and which is not

specifically provided by a development as part of local infrastructure. City-wide infrastructure may include infrastructure projects that individually do not provide for

growth across the whole city but as a network they do provide for growth across the whole city in circumstances where Council has adopted this approach.

Commercial Zones means commercial zones as defined in Chapter 3 of the Tauranga City Plan.

Community Infrastructure has the same meaning as that used in the Local Government Act 2002. Community infrastructure also means any work or project to which

Clause 5B of Schedule 1AA of the Local Government Act 2002 applies.

Community Organisation means the use of land or buildings for activities where people congregate on an organised basis for community activities such as recreation,

worship or culture. This is limited to religious facilities, not-for-profit sports and social clubs, Marae, museums, art galleries, libraries, community centres and

community halls.

Council Outcomes are defined in the Long Term Plan (also referred to as “Community Outcomes”) and are required in accordance with the Local Government Act

2002.

Development means any subdivision, building (as defined in section 8 of the Building Act 2004), land use, or work that generates a demand for reserves, network

infrastructure or community infrastructure, but does not include the pipes or lines of a network utility operator.


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Development Contribution means a contribution –

(a) provided for in a development contribution policy adopted under section 102(1) of the LGA 2002; and

(b) calculated in accordance with the methodology set out in schedule 13 of the LGA 2002; and comprising:

(i) money; or

(ii) land, including a reserve or esplanade reserve (other than in relation to a subdivision consent), but excluding Maori land within the meaning of Te Ture

Whenua Maori Act 1993, unless that Act provides otherwise; or

(iii) both.

Financial Contribution has the same meaning as in Section 108(9) of the Resource Management Act 1991.

Gross Floor Area means the sum of the floor area or floors of a building or buildings measured from the external walls, or from the centreline of walls separating two

buildings, including mezzanine floors and internal balconies but excluding car parking.

Household Unit means a building or part of a building intended to be used as an independent residence, including, but not limited to, apartments, semi-detached or

detached houses, units, town houses and caravans (where used as a place of residence or occupied for a period of time exceeding six months in a calendar year).

For the purpose of calculating development contributions a dwelling with two separate self-contained areas consented for family use only will be treated as one

household unit. In addition, a secondary independent dwelling unit as defined in the Tauranga City Plan shall not be treated as a household unit for the purpose of

calculating local development contributions but it shall be treated as a household unit for the purpose of calculating citywide development contributions.

To avoid doubt, visitor accommodation units that are separately unit titled shall be considered as household units. For the purposes of this definition the following

activities shall not be assessed as a household unit:

Caravans and other mobile forms of accommodation located and serviced within an approved camping ground (that is: one that has received a resource consent or

has existing use rights under Section 10 of the Resource Management Act 1991).

Premises or parts thereof complying with the visitor accommodation provisions of the plan, up to and including 30 September 2000, or with resource consent to

operate as visitor accommodation in which each unit is not separately unit titled.

Household Unit Equivalent means a ‘unit of demand’ that equates to the typical demand for infrastructure by an average household unit. For the purposes of

calculating the number of household unit equivalents under this policy for a residential activity that is not a household unit, the household unit equivalent shall be the

number of occupants the building is designed or licensed to accommodate, divided by 2.5 persons.


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Industrial Zones means industrial zones as defined in Chapter 3 of the Tauranga City Plan.

Local Infrastructure means those bulk services (network infrastructure), reserve land or community infrastructure provided for Tauranga City’s Urban Growth Areas,

either as additional assets or by increasing the capacity of existing assets required as a result of demand from growth-related development. A local infrastructure

project may provide for the development of multiple urban growth areas although not for development across the whole city.

Low Demand Business Activity means the use of land and buildings for the purposes of storage, warehousing, distribution or the operation of utility networks in

circumstances where Council is satisfied that the proposed activity will have a relatively minor impact on its water and wastewater network on a per m2 gross floor

area basis relative to the impact of an average business activity as measured on the same basis.

Multi-unit residential development means one or more household units on a site over and above any existing household unit, and includes two or more

comprehensively planned and designed residential dwelling units, a residential activity that is not a household unit or visitor accommodation units.

Neighbourhood Reserve means land that primarily provides for use by local communities for casual recreation, play, relaxation, community activity, and links to other

areas or quiet open space. Neighbourhood reserves also provide visual contrast in the urban environment.

Network Infrastructure means the provision of roads and other transport, water, wastewater and stormwater collection and management, and includes land required

for these purposes.

Ngati Kahu Kaumatua Household Unit means a household unit of not more than 50m2 gross floor area erected within the Ngati Kahu Papakainga Zone at West

Bethlehem. The household unit must contain no more than three habitable rooms.

Non-Residential Activity means any activity that is not defined as a dwelling unit, household unit or residential activity in the Policy. It includes but is not limited to,

a business activity, a low demand business activity or a community organisation.

One Bedroom Dwelling means a household unit that has not more than two rooms, excluding a kitchen, laundry, bathroom, toilet or any room used solely as an

entrance hall, passageway or garage. This includes studio apartments. One bedroom dwelling also means any household unit in a retirement village that is registered

pursuant to Section 10 of the Retirement Villages Act 2003.

Planning Period means the period over which Council expects growth-related infrastructure to be built. This may vary for the different Council-provided activities.

Council expects most of the development expected in an area to take place before the end of the relevant planning period.

Reserves mean the provision of land for recreation, conservation, amenity and utilities such as stormwater catchment areas. These areas contribute to the open

space network which provides community focal points, pedestrian and open space connections, high levels of amenity and feelings of openness, and a range of

recreational opportunities.


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Residential Activity means a building or part of a building that is intended to be lived in that does not meet the definition of a household unit or visitor accommodation.

This includes but is not limited to the portion of retirement villages and residential health care facilities where 24-hour on-site medical support to residents is provided

and shared accommodation. For the purposes of this policy a household unit equivalent shall be used as the basis for calculating the contribution from a Residential

Activity.

Residential Zones means residential zones as defined in Chapter 3 of the Tauranga City Plan.

Service Connection has the same meaning as in section 197 of the Local Government Act 2002.

Two Bedroom Dwelling means a household unit that has not more than three rooms, excluding a kitchen, laundry, bathroom, toilet or any room used solely as an

entrance hall, passageway or garage.

Unit of Demand means the number of household units, household unit equivalents, gross floor area, additional allotment of subdivision, or site area.

Urban Growth Area means a part of Tauranga City where residential and/or business growth is expected and in which growth-related local infrastructure projects

have been identified. The boundaries of the urban growth areas are shown in Section 1. To avoid doubt, the urban growth areas include the Tauranga Infill area.

Visitor Accommodation means land or buildings which are offered for temporary accommodation of persons and includes bed and breakfast establishments,

backpackers' accommodation, home stay facilities, motels, hotels, tourist lodges, holiday flats, tourist cabins, motor inns and ancillary workrooms, reception areas

and accessory buildings or ancillary activities on the site. This definition does not include activities defined in this policy as household unit or residential activity nor

does it include any developments in which each unit is separately unit titled. Each unit which is separately unit titled will be assessed as a household unit. Visitor

accommodation developments are treated as business activities for the purpose of this Policy.


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The Development Contribution Policy is reviewed each year in conjunction with the Annual or Long Term Plan process. As part of this process a draft DevelopmentContributions Policy is put out for public consultation. Any organisation, group or member of the public may make a submission on the draft DevelopmentContributions Policy.

The majority of the policy content remains the same as the 2018/19 Development Contributions Policy. The following is a summary of important changes:

(a) A new section (Section 1.3 below) has been added to the Policy to enable Council to identify any changes that are expected to impact future developmentcontribution policies.

(b) All fees have been updated to reflect revised capital expenditure budgets. Development contribution levies for Bethlehem, Ohauiti, Pyes Pa, Pyes Pa West andTauriko have decreased primarily due to new funding from NZTA. Citywide development contributions have increased by a small amount (1%) this increase ismainly due to new costs for the Te Maunga Wastewater Treatment Plant.

(c) Fees for development in Papamoa and Wairakei (catchments B and C) have increased relatively significantly (7%, 17% and 21% respectively). These fee increasesare caused by increased costs for a number of projects that are in the eastern end of Papamoa including the Papamoa East Interchange, Te Okuroa Drive andStormwater Pond G, and the Kaituna overflow stormwater project. Causes for these cost escalations are discussed in the Council Report and Statement ofProposal for the Adoption of the Draft Policy (DC53 – Council meeting 18 March 2019).


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The purpose of this section is to highlight to users any known or expected changes that will affect future development contribution policies. This is to help ensuretransparency, to enable users to plan for future changes and to be of aware of upcoming consultation topics. Significant planned or expected changes known at thetime of writing this Development Contributions Policy are discussed below.

Future increases to Citywide Development Contributions

The citywide development contribution in this proposed DRAFT development contributions policy is $8390 per household unit equivalent. This fee is charged at thetime a building consent is issued. Current projections show that this fee will increase to roughly $15,800 in the 2022 financial year (this is a very early rough estimateand is based on expected known changes and the assumptions that other inputs will remain constant).

The cause of this change is that we will start collecting development contributions for a number of new projects, which are planned to be funded by CitywideDevelopment Contributions. The largest (and primary cause of the future increase) is the Waiari Water Treatment Plant.

The Waiari Water Treatment Plant is a new water treatment facility, which is planned to become operational in the 2021/22 financial year. This project is currentlybudgeted at over $143 million dollars and will be largely funded via the Citywide Development Contributions. It will be funded by growth that occurs over the 2022-2051 financial year.

Further details will be made available in the next financial year about this change and the community will have the opportunity to submit on changes through the nextannual plan and the Long Term Plan.

LGA Amendments

Government has proposed some changes to the Local Government Act 2002 legislation in relation to Development Contributions. If current proposed changes arepassed then Council may consider options to reintroduce charges for some community infrastructure projects such as libraries and pools. Changes at a governmentlevel are likely to happen this calendar year and subject to that outcome changes will be considered by Council over the next financial year.

Documents

Fees, maps - Tauranga · 2019/20 Development Contributions Policy Section 1. Fees, maps and definitions 5 The fees in this section are applicable from 1 July 2019-30 June 2020 and