Six storey buildings will be allowed in Mount Maunganui, but locals are disappointed the iconic status of their beach suburb wasn’t “fiercely protected.”

The decision to raise the permissible heights in some areas of Mount Maunganui North was confirmed by RMA Reform Minister Chris Bishop late last month.

Developer and Mount resident Peter Cooney says this is a very disappointing outcome.

The public hasn’t been listened to, despite hundreds of submissions opposing the proposed heights, says the Classic Group director.

Hundreds of thousands of people visit the Mount and walk around Mauao every year, says Cooney.

“This is about holding onto the character and amenity of an iconic place in New Zealand.

“There's places all around the world that fiercely protect that character and amenity from a tourism point of view alone.”

Mount Business Association destination manager Mike Clark says the association, which represents 220 businesses, is strongly opposed to the new heights.

“This decision does not align with the needs and identity of Mount Maunganui North.

“This is a relaxed coastal shopping hub, and special consideration must be given to intensification on the peninsula to preserve its unique boutique character.”

RMA Reform Minister Chris Bishop. Photo: Mark Mitchell/New Zealand Herald.

Bishop’s decision came after the commission running Tauranga City Council rejected two recommendations from an independent hearing panel as part of Plan Change 33.

Plan Change 33 is in response to the Government’s medium-density residential standards that allows for greater intensification in urban areas.

The commission rejected the hearing panel’s recommendation to retain the current height limits in Mount Maunganui North at a meeting in May.

The council was required to make alternative recommendations for the Mount, which were accepted by the minister.

Heights of six storeys will be permitted in the Mount’s shopping area and within 400 metres of it, then four-storey buildings between 400-800m of the shops.

Permitted heights in around two thirds of this area will remain at three storeys because of qualifying matters relating to landscape and cultural values, and viewshafts to Mauao.

Classic Group director Peter Cooney. Photo: George Novak/ Bay of Plenty Times.

Cooney says he's “all for intensification” and there are areas in Mount Maunganui that it can be done well.

“The thought hasn't gone into this. This is just a rushed piece of policy by our council.

“Unfortunately, someone in Wellington has made a decision without any real understanding of how the Mount functions.”

The issues around water infrastructure, traffic congestion, air pollution, proximity to the port and industrial area need to be worked through before intensification occurred, he said.

Clark agrees:

“Building up would need to be done in a way that doesn’t contribute to congestion and poor air quality and would need to prove to add significant benefit to the community and public facilities.”

Cooney also raises concerns that apartments won’t create affordable homes or increase housing capacity.

Houses and apartments in the Mount will cost upwards of $2 million which isn’t providing the capacity the MDRS set out to achieve, he says.

Tauranga City Council city planning and growth manager Andy Mead says there's capacity within the existing infrastructure to accommodate growth in Mount Maunganui.

“We’re continuing to work to meet the community’s future needs.”

A graphic showing the areas the new permitted building heights in Mount Maunganui. Image: Supplied

The council changed planning provisions to manage flooding issues during development and projects are underway to improve Maunganui Road, as well as the Connecting Mount Maunganui project, he says.

Developments of more than four dwellings within the medium and high-density residential zones would still need resource consent, which considered urban design and infrastructure requirements, says Mead.

It will take time to see the changes on the ground, but the rules willl be in place from this week to support better housing supply and choice, he says.

“Making it easier to build higher density housing will play a big role our city’s growth.”

Bishop says when considering Plan Change 33, he made decisions based only on the information and evidence considered by the Independent Hearings Panel.

“I was not legally able to seek out or consider any other evidence.”

LDR is local body journalism co-funded by RNZ and NZ On Air.