What is happening?

In 2015 we sought feedback on a proposal for residential rezoning in the Tower Road area and the responses we received have helped shape the options for the zoning of the area. We now have further information for landowners and other stakeholders to consider and provide input into the proposal.

We have now reviewed additional technical information regarding traffic, initial geotechnical assessments and how any new infrastructure may be funded. Based on all the consultation feedback and information reviewed, we are proposing that a rural to residential rezoning should be further considered and recommended for inclusion in the District Plan, which is a component of the District Plan review process.

The attached map shows the extent of the proposed residential zone and proposed Future Policy Area and also the planned expansion of the existing stormwater pond. 

View the proposed rezoning map

View the geotechnical assessments

View the traffic assessment report

How did this come about?

This review is looking at the best way to plan for and support growth in each of our towns – Matamata, Te Aroha and Morrinsville. Part of this review has looked at the Tower Road area and whether the existing rural zone should be retained or whether a residential zone could be introduced.

We want to ensure that sufficient land is available for residential, business, industrial and rural residential land use in each town.

Proposed Zoning

The zoning proposal is for a residential zone to replace approximately 24 hectares of the existing rural zone, with the provision of a further 48ha identified as a Future Residential Policy Area. This proposed policy area would retain its rural zoning, but be earmarked for future residential zoning. This proposal is therefore largely the same as that which was presented in November last year.

As part of the consultation process, a number of people asked about the timing and nature of any future residential subdivision. It will be up to the landowners as to when and if they wish to subdivide and therefore Council cannot predict when any development may happen.

In terms of the type of residential subdivision, it is proposed to adopt the same suburban development standards in terms of lot size, building height and set back as other existing residential areas. So it can be anticipated that the new area will look like other new subdivision areas around Matamata.

Transport and Access

We have commissioned a traffic report to look at the traffic impacts on the local roading network. This has identified that some upgrades will be necessary to the existing network and while it may be impractical to widen existing road widths, it may be necessary to provide some new dedicated parking bays and revisit road and intersection markings.

It is also likely that there will be requirements within the new zone to provide a link road from Magnolia Drive to Bridie Avenue and also linkages to the Policy Area to the east.

The proposed rezoning would lead to an increase in residential housing, and therefore traffic, as people move into the new residential zone. Therefore, local roads including Magnolia Drive and Bridie Avenue, and those roads connected to them, will experience an increase in traffic.

Development Contributions and Costs

As with any new area for development, the costs of providing new infrastructure and services will need to be funded by a mixture of developer contributions and rates funding. The developer will be required to construct all on site works (i.e new roads) however off site works such as upgrades to pump stations will also be required. In these cases, Council has two mechanisms in which to recover growth-related costs: Development Contributions, or Developer Agreements.

Preliminary estimates are that the offsite infrastructure costs to develop Tower Road will be approximately $2 million and this will mostly be attributed to growth. Therefore if it was to be included in the Development Contributions model, the existing contribution for Matamata will increase from $10,782 to $12,816, an increase of $2,034, plus GST. This only applies to subdividers who are creating new lots in Matamata.

Please note that the final decision regarding the funding of this project will be through a review of the Development Contributions Policy which we hope to run in tandem with this project.

What happens next?

Thank you to everyone that attended the information evening. Feedback closed on Friday 8 July. Council will work through any further feedback and also further review the technical infrastructure and servicing reports for the area. This will help to refine the actual rezoning proposal. If it is formally proposed, there will be an opportunity for you to make a formal submission on the Plan Change and attend the Council hearing.