Brent Trail Managing Director Surveying Services Ltd

The long awaited new rural lifestyle zone at Minden got the go ahead recently when the Western Bay of Plenty District Council approved the structure plan for the area.

There were few surprises for us – since we were involved in the entire process – but there are some significant changes from the original proposal. If there are no appeals to the Environment Court, the new rules come into play next week.

The Minden Zone is a large tract of land stretching roughly from the Wairoa River to the Te Puna Stream on the inland side of the State Highway – extending up to the Minden lookout and beyond.

Along with other smaller areas near Te Puke and Katikati, the Minden Zone has been proposed by council for more intensive subdivision to replace much of the widespread lifestyle subdivision that was happening throughout the Western Bay. Those stripped of the subdivision potential they held before this change, will now be able to sell those rights to landowners within these zones. The other way those within the zone will be able to subdivide, is by purchasing a Transferable Development Right from somebody that has protected an environmental feature on their land anywhere in the district. These ‘rights' cost upwards of $20,000 each and will be needed for each lot subdivided –except where council has proposed a walkway through the property.

In the original structure plan tabled, bridleways and associated equestrian facilities were planned for the zone. Following major opposition from submitters, council dropped these from the final plan. Other major changes included an increase from 97 to 256 new lots allowed prior to major state highway improvements.

All parts of the new zone are not treated equally when it comes to the number of subdivisions allowed. Whilst some areas will be allowed to be fully developed before the Tauranga Northern Link – new state highway – goes ahead, other areas will remain significantly restrained in their development, with new lots being approved on a ‘first come – first served' basis.

With the demise of the bridleways and reduced walkways – many will now follow roads – there will be less intensive development overall. This is because the presence of these features through property allowed a more intensive development with reduced lot sizes.

If you own land in this area and wonder how you are affected by the final structure plan I am happy to discuss how the new rules could affect your plans to develop your land in the future.

Brent Trail, managing director of Surveying Services specialises in resource consent applications for subdivisions across the Bay of Plenty and Waikato.