Nga Potiki is a Treaty Settlement tribe with mana whenua over the Te Maunga, Mangatawa, Rangataua and Papamoa areas.

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1 THE NGA POTIKI HOUSING DEVELOPMENT PROPOSAL SPECIAL HOUSING AREA PROPOSAL 6 October 2014 Overview of proposal Nga Potiki plan to develop approximately 27 hectares of land in Papamoa for residential housing. See attached map. The site can yield at least 400 dwellings of varying typologies, and will be mixed residential and affordable housing and associated activities. The Te Houhou block is a Treaty settlement block which has been acquired by Ngā Potiki as part of its commercial and cultural redress with a view to restoring the social, cultural and economic base of Ngā Potiki which was significantly diminished as a result of Crown breaches of the principles of the Treaty of Waitangi. As such, it is important that Ngā Potiki is able to realise maximum value from the Te Houhou Block for the above purposes, which accords with the Treaty principles of active protection, mutual benefit and redress. The Te Houhou Block also encompasses important cultural values which Ngā Potiki proposes to preserve and celebrate as part of any development of the block. Nga Potiki also propose to build in trade training apprenticeship programmes through this and neighbouring developments. Ngā Potiki Nga Potiki is a Treaty Settlement tribe with mana whenua over the Te Maunga, Mangatawa, Rangataua and Papamoa areas. Nga Potiki is deemed a Housing Provider by the Ministry of Business Innovation and Employment (MBIE) and a member of Community Housing Aotearoa and the WBOP Maori Housing Forum both committed to sustainable affordable housing. As a tribe with ancestral association and mana whenua, Ngā Potiki is not a typical developer. It is important to Ngā Potiki to undertake development that is socially, culturally and environmentally responsible in addition to meeting economic needs. Site location CRF , Section 2 SO , 72 Simpson Road, Papamoa, Tauranga ha Map attached Underlying City Plan Zone The Northern part is under the Papamoa Urban Growth Area (PUGA) zoned Suburban Residential. The Southern Part is under the Wairakei Urban Growth Area(WUGA) zoned Wairakei Residential

2 and Pāpāmoa East Employment Zone. There is also Conservation Zone and Greenbelt Zone on part of the block. Concept plan A Draft Concept Plan is attached. This Plan outlines; existing vegetation and wetlands, stream, the wetland Pā (Māori village or defensive settlement), proposed roading access and layout including ingress and egress, a landscaping concept layout and indicative lot layouts with lots ranging from 250 to 500sqm, green space (inclusive of wetlands and stormwater treatment, and community spaces). This Plan is subject to change and is indicative only. The non-residential activities are annotated on the additional concept plan, again noting that locations are indicative at this stage. This plan is still subject to a cultural assessment process which is being undertaken. Number of dwelling and density As outlined below a comprehensive and sustainable development approach, wherein Nga Potiki expressively provide a range of affordable housing solutions sees an overall yield in the order of 400 to 460 dwellings. Notably, these will not be a predominance of freestanding dwellings on large sections as this fails to address more land efficient housing solutions. The overall density is envisaged as around 14.6 to 16.8 dwellings per hectare (inclusive of aged care living) which sits at the higher end of the current Wairakei planning framework of 12 to 15 per hectare. The optimisation of land use is a critical factor in being able to viably supply truly affordable housing solutions. The approach to affordable housing, economic and environmental sustainability and enhancement of the cultural significance of this site supports the approach to optimising site density. Dwelling typology It is proposed to deliver a mix of dwellings to cater for a broader housing need and one that reflects current market trends and aspirations. The base section sizes are expected to range from 250 / 300 / 350 to 500sqm. Flexibility within this is also envisaged as part of the planning framework, with potentially smaller lots (e.g sqm) being possible and or some sites combined to enable apartment style living options. The predominant typologies being 2 bed terrace and or duplex style and 3 or 4 bed Terrace and Courtyard or Villa style housing. A limited number of one bed homes are envisaged. There is potential for adaptive living options, that is, homes designed to readily extend within the existing lot footprint and or separate but connected self-contained flats above garages on the ground floor of a larger home to enable some home care or work from home opportunities. Volumes of each typology will depend on market demand. A number of dwellings will be designed to enable aging in-place (e.g. Lifemark design) so that more affordable aged living options can be accommodated. Included in the overall mix is a range of aged care (aside from aging in place options) and this is likely to include a range of one bed and two bed apartments, small villas and an aged care facility.

3 The advice is that it is challenging to build apartments for the residential market (non-aged care) outside of an urban centre setting. Such development may be considered around a centre within the Nga Potiki development and may contain some local retail on the ground floor. This could include 4/5 or 6 level development. Such development would enable higher density development associated with greater open spaces. Ngā Potiki is still investigating these options. Other facilities to be accommodated within the development include; Early Childhood, work from home and local retail opportunities at the ingress and egress points (mainly around Ashley Place) and a centre zone. A range of recreational and or leisure facilities are likely to be designed in, but have not been determined at this stage. Dwelling price points Within each typology it is envisaged that there will be a range of product price points. Some are expected to remain on leasehold land retained in perpetuity by Nga Potiki, such as the aged living as well as smaller entry level housing options. Different forms of tenure and or mechanisms to sustain affordable housing options as the development progresses are core objectives for Nga Potiki. Whilst price points have not yet been set it is envisaged that a significant proportion of the overall development will be demonstrably affordable relative to other market offerings. To achieve a vibrant and sustainable community over time it is also important to enable a range of housing that includes the market based sale of dwellings. Customer This is a residential and affordable residential housing mixed development available to the public and with specific outcomes also for Nga Potiki. A Retirement Village is also being considered. Nga Potiki is deemed a Housing Provider by MBIE and as such will retain and own a portion of the housing as social housing and affordable home ownership based on sustainable affordability as part of its long term strategic housing plan. This will include - Bespoke housing for elderly/kaumatua open to public as residents - Affordable social housing for working families - Affordable home ownership for families - Provision for Housing New Zealand houses - Reflective of how vibrant and sustainable communities have emerged and developed, a range of housing tenure is envisaged. The actual mix of sale and or leasehold has not yet been determined but it is envisaged that there will be a mix. - Any supported living (e.g. on leasehold land or specifically designed housing) will be managed and retained by Nga Potiki as part of the obligation to support access to well built, but affordable housing for our people. - Nga Potiki may provide opportunity for other housing providers to also benefit from this development.

4 Nga Potiki will retain a range of land and some buildings in perpetuity. It is envisaged that the market based sale of house and land will be targeted to; Nga Potiki s own people, first home buyers, lower to modest income families struggling to gain access to housing as well as aspirational home buyers who recognise the value of the wider area and wish to be part of a well-designed masterplanned community Non-residential development The overall Nga Potiki development will be characterised by its easy walkability and provision of cycling access. The street layout, mixture of shared surfaces, small pocket parks connecting dwellings and pedestrian activity will support a very human scale. Included in these facilities or as part of neighbourhood scale development are early childhood facilities and some leisure, with the areas of these yet to be determined, but these need to be contemplated within the overall planning framework as permitted uses. Local retail, with the ability to support surrounding and existing communities is envisaged at the Northern end and some within the core of the Te HouHou block. These facilities are likely to have a shared use and or business connection to the aged living provision. The Ashley Place connection and existing commercial development are envisaged to be connected and as an integrated development gateway, some cross-over of activities may occur. For example, this is a logical area for supporting work from home or small scale retail activity complementary to the Ashley place development, but more as an overflow than a prime destination. Flexibility in the planning framework would enable this complementary development. Height Flexibility in base-lines heights is very important to providing affordable housing options and solutions. Just as minimum lot sizes and set-backs can restrict the ability to provide well-designed and liveable smaller and more affordable housing options, setting baseline heights is a potential barrier. As outlined earlier, a range of dwelling heights; predominantly 1 and 2 storey will be built with some 3 level walk up apartments and possibly provision of higher buildings up to 6 storeys. The higher buildings would generally re-enforce areas of high amenity and activity and potentially support a centre zone. They may also abut the neighbouring industrial/commercial zone to provide some separation. Significant planning issues The proposed development would require resource consents under the existing underlying zone provisions. The underlying zone rules require comprehensive development consents and have a strong focus on defined activities anticipated in the zone. For example, the Pāpāmoa East Employment zone has a strong focus on industrial activities and underlying residential zoning discourages retail activity. Residential activity within the Employment zone raises non-compliance issues. Similarly, the development will exceed scale and height requirements of the underlying zone

5 provisions. Any density/height limits are within the HASHA Act envelope and it is anticipated such matters can be approved as part of the Special Housing Area declaration. Where necessary, it is anticipated that Ngā Potiki will seek plan change approaches to the Tauranga City Plan, particularly to provide for the Treaty settlement redress objectives anticipated by the Treaty redress lands. Infrastructure servicing 1. Site access, Traffic and Transport Transport access is to occur at three key points on the network as follows: Via Ashley Place, to which the site currently adjoins, and whereby initial staged access could be immediately established if needed. Ashley Place currently connects with the existing Te Okuroa Drive. Council s future plans are to provide for all turning movements at this intersection, including the establishment of protected right turn in and right turn out bays at the Ashley Place intersection on Te Okuroa Drive. Via an extension of Te Okuroa Dr, and from a new roundabout controlled intersection to be established at the intersection of a new link road to the site s southern boundary. The road extension, the roundabout and the link road are all to be established wholly within land to be owned by Tauranga City Council. Council s current planning includes the necessary land purchases for the extension of Te Okuroa Drive in the 2014/15 year and for construction of a two lane Te Okuroa Drive in Council is currently investigating ways of bringing the timing of the construction part of the works forward to 2015/16. Via a link road north to Simpson Road and to Papamoa Beach Road. This connection could be established immediately, although planning for the development expects this to serve as a local purpose linkage only. Overall, there is expected to be sufficient and substantial transport capacity within the network to accommodate the development proposals. Recent improvements have been made to establish a safe high capacity dual lane roundabout at Te Okuroa Dr / Parton Road intersection and improvements have also been made to the connecting roads to the west and towards Tauranga City. Future transport linkages are well planned and provided for in the current Structure Plan and within existing designations as follows: Te Okuroa Drive extension is currently provided for within an existing designation, to extend further east and to provide the primary arterial linkage within and between communities to the east and the west. Again, land purchase is intended by Tauranga City Council in 2014/15 and construction in As indicated above, road construction to a two lane cross section is proposed for 2018, however Council is currently investigating ways of bringing this timeframe forward. A secondary connection is provided for within the Structure Plan to connect between the site and local lands on the eastern boundary. This linking road will connect through to a planned extension southward of the Palm Springs Boulevard Collector Road.

6 A tertiary connection is also shown on the Structure Plans connecting the southern boundary of the site, through NZ Transport Agency owned land to a roundabout to be established at the existing designations at the intersection of Te Okuroa Drive and Palm Springs Boulevard. The timings for land purchase and construction of this intersection accord with those described above. Overall, the site is well provided for by way of traffic and transport connection, capacity and integration with the current and planned local land uses and the strategic transport infrastructure. 2. Water supply Potable water will be via the existing Watermain (per the TCC supplied infrastructure map circulated for the developer meeting) and sub-main connection off Ashley place for the Southern portion of the site The future provision of a new water main along Te Okurua Drive extension will enable additional capacity The needs of the development in terms of potable supply is further able to be augmented by low flow devices in-house and potential grey water re-use (gardens and laundry) which are yet to be confirmed The water-supply requirements of the development are within projected growth for the Wairakei corridor for which the TCC has designed infrastructure. The internal measures to reduce per household consumption versus no-water saving initiatives supports greater site density. 3. Stormwater Part of the overall approach to parks and reserves is to incorporate stormwater management, site retention and wetland re-vegetation into the design The use of landscaped swales and water retention within reserves before being discharged by conventional means acts to mitigate run-off as well as enhance wetland quality which also provides ecological value The Southern portion of the site will benefit from the ability to connect to new Council constructed stormwater management systems, as well as being part of an overall site management plan It is also proposed that the development will design-in a greater level of permeable surfaces, for example, through reduced roading area, choice of materials in public and private landscaping (managed via Design Guidelines) Other initiatives under consideration include rain water tanks for grey water re-use which has potable and stormwater infrastructure benefits The Draft concept plan adequately provides for storm water mitigation and management, in accordance with the TCC held Papamoa Comprehensive Stormwater Consent, and any future potential variations to this consent.

7 4. Wastewater Wastewater will be connected to an existing sewer main on the western boundary, with a new major pump station to be constructed within the southern portion of the site Low flow in-house devices also benefit wastewater infrastructure design and capacity The potential re-use of grey water for laundry and gardens has a further infrastructure benefit. Existing and to be constructed infrastructure will adequately service the site and proposed development density. Development timeframes The indicative timeframes for the completion of the development are outlined below. It is noted that the development is planned to be staged, but that staging and sequencing will be a function of market forces and planning and consenting processes and cannot be definitive at this stage Planning, design, resolution of roading and access issues Completed layout and master-planning, 1 st stage resource consents lodged ( range), pre-sales, earthworks consented & contracts let. Planning framework through private plan change and or SHA process set Earthworks Stage 1 completed, house/dwelling construction underway, wetlands remediation underway, access roadways constructed Stage 1 house/dwelling construction completed. Residents moving in, road access and other planning constraints removed, stage 2 resource consents lodged ( range). Ideally 185 dwellings completed by this time nd Stage commenced, wetlands and reserves substantially constructed, community facilities and local retail established. Potentially 300 dwellings completed Project completed within this timeframe, community activities in place. Re-established wetland support cultural and heritage education, local employment, events and experience dwellings completed. Other information It is noted that this material and the concept plan are still draft and in particular are still subject to a cultural assessment which is being undertaken. DRAFT CONCEPT PLAN attached

8 NGA POTIKI A TAMAPAHORE HOUSING DEVELOPMENT PROPOSAL