The Pitau Development Plan

The proposal

Sanderson Group proposes to redevelop the former Elder housing complex on Pitau Road into a comprehensive high quality retirement and care facility.

The retirement village will consist of 160 apartments and 69 care suites within three towers up to six levels, supported by 195 carparks, and a large utility area servicing the building.

On-site amenities include parking (vehicle and cycle), café / restaurant / bar, lounges, theatre, library, health spa, gym, swimming pool and workshop. On-site services include cleaning and catering, hair and personal care, and medical treatment suites.

The project is a well-considered, high-quality development to the Sanderson standard, that incorporates best-practice architectural and urban design principles that respond to the immediate neighbourhood and wider landscape.

Established in 1987, Sanderson Group is a family business that specialises in retirement villages and aged care services. In recent times Sanderson Group has expanded into hospitals and medical facilities as well as other developments including childcare centres and residential subdivisions.

Sanderson Group has significantly contributed to the Bay of Plenty region having developed six local retirement villages, including the award-winning Bethlehem Views Aged and Dementia Care Facility.

Fraser Sanderson, Chairperson of Sanderson Group, has won numerous industry awards, including Best Dementia Care Facility in New Zealand (for Bethlehem Views) and the Legendary Contribution to the Aged Care Sector award at the New Zealand Aged Care Awards 2016. This last award recognised Fraser’s commitment to the aged care sector over 30 years, having raised the bar for the standard and quality of accommodation and rest home care in the industry.

Sanderson Group has consistently sought to enhance the area where its developments are located by ensuring well-considered planning, architecture, urban and landscape design. Previous and current Sanderson projects can be viewed here.

A high-density, multi-level development is required to make best use of this centrally located large site, maximise housing outcomes, and provide the best result for the local ageing population.

Local demographic data for Mount Maunganui is consistent with New Zealand’s trend in that the population over 65 years will double in the next 20 years placing serious pressure on our aged care sector.

With a total population of over 16,000 people residing directly in the immediate catchment area of the proposed development, there is no retirement village within this area, forcing local residents to leave their community to live in villages in Tauranga, Papamoa, or Bethlehem. The Pitau facility will also provide full continuum of care onsite meaning residents will not have to seek rest-home hospital care elsewhere.

Mount Maunganui has a high population of people soon to be retirees with over 6,990 (43.8%) of the existing population aged over 45 years, and 2,934 (18.5%) aged over 65 years meaning those aged 65 years or older will double over the next 20 years.

Significant onsite basement parking is provided as part of the proposal for residents, visitors and staff.

The development provides 195 car parks within the basement of the building, including 28 visitor, 20 staff and 20 shared EV carparks. The number of car parks having been reviewed by a Traffic Engineer exceeds the minimum requirements of the current operative District Plan and Building Code.

As a retirement village, traffic impacts are less than residential developments and do not add to congestion due to the following reasons:

  1. Studies confirm that retirees generate less traffic at peak times. Eg. No commuting to work, dropping and collecting kids from daycare/school, no weekend sporting commitments etc.
  2. The Pitau site’s central locality is within walking distance of many key amenities including the town centre, retail shops, professional and personal services all within walkable distance.
  3. Residents residing in the village are generally active retirees who enjoy golfing, walking, and biking. They will mostly walk rather than drive to enjoy the local environment and will not affect beachfront parking.
  4. A complimentary onsite shuttle service is provided to transport residents to areas beyond the walkable catchment. Eg. Tauranga City, Bayfair, golf course etc.
  5. Public transport is nearby with a direct route to Tauranga City & Bayfair.
  6. Significant onsite facilities reduces the need to travel offsite eg. Library, café & restaurant, lobby bar, pool/wellness centre, cinema, laundry, and full apartment servicing including meals etc.
  7. Retirees take advantage of delivered groceries or ready-made meals.
  8. Traffic modelling confirms local streets are not impacted from the proposed development.

The Pitau Retirement Village apartments and Care Facility are the first of their kind in the northern Mount area, meaning by default it is different to the immediate surrounding environment.

The proposed development, as illustrated by the renders, is of very high quality, using materials and colours complimentary to the coastal area.

Carefully considered architectural, landscape and urban design has ensured that the development is best integrated with the immediate neighbour and wider landscape. The following factors and key concepts have been considered throughout the design process:

  • The development has been broken down into three buildings creating good spacing and light between each, with a layout that responds to its immediate street front and neighbouring properties.
  • To mitigate the visual impact of building height and mass, the first two levels are set back from the street allowing for soft planting and pedestrian access. The upper levels are softened through building shape and material, with the top floor being further setback to reduce its appearance from the pedestrian level.
  • Consistency in the building components across street front contributes to a high-quality look and feel.
  • Security and crime prevention have been considered throughout the development, ensuring safe areas for residents and neighbours.

Housing supply – constructing a high-quality retirement village and care facility will ensure that members of the community are able to remain in Mount Maunganui. When their house is sold it will initiate a selling chain that will ultimately provide housing for the younger generation.

Meeting needs of the aged population – locally the aged population over 65 years will double in the next 20 years. There are no existing facilities in Mount Maunganui. The proposed development addresses a large capacity shortfall and provides additional aged care beds for a sector that already has a supply crisis.

Employment – 380 full-time jobs will be created over the six-year construction period. Once operational, 140 to 155 people (working across shifts) will have a wide range of work, from medical roles to carers, administrative and cleaning, property maintenance, and management.

Local business support – Close proximity to shops and local amenities will provide many daily walkable activities for residents. Economic assessment forecasts an additional $6.8 million local spend annually from the development. With approximately 240 businesses (retail, food & beverage, clothing, personal/professional services) within Mount Maunganui, this will equate to $28,000 additional revenue per business per annum (on average).

Economic benefit – It is estimated the proposed development will provide a one-time boost in GDP of approximately $300 million, and household incomes of $150 million during the construction period.

Vibrant community atmosphere – high-density retirement living on the site will contribute to creating a more vibrant active community resulting in a better place to live.

No surrounding properties are effected from stormwater or overland flow by the development.

Technical assessment completed demonstrates stormwater controls put in place as part of the development will contain flood pooling that may currently occur onsite and that downstream effects on neighbouring properties from existing overland flows will be further reduced

Footpaths on the Pitau and Grove frontages will be upgraded, along with enhanced streetscape, and placing existing overhead powerlines underground.

Traffic safety measures will be installed on Pitau Road which will provide a safer environment for the surrounding neighbourhood.

The Pitau site is outside the airshed area related to the industrial activities at the Port of Tauranga and on that basis it is not affected. We sympathise with parts of the community that are impacted by this airshed.

Tsunami risk is extremely low. Based on Tauranaga City Council (TCC) tsunami assessments the entire subject site, 53 to 61B Pitau Road, is clear and free from any inundation from a 9m tsunami wave height.

TCC’s evacuation maps are based on maximum credible tsunami wave that rises to 14m above sea level when it reaches the coastline. To produce a tsunami of 14m, the earthquake would need to be greater than magnitude 9 within the Kermadec Trench zone and it is considered only a rare tsunami could potentially overtop the dunes along our coastline.

Under tsunami from a worse-case earthquake event, the site would have between 50 and 80 minutes to relocate residents within the ground floor levels to higher levels in the facility mitigating the need for residents to leave the building.

Extensive geotechnical and structural engineering already completed has considered ground conditions, dune systems, soakage and water table levels, liquefaction, perimeter retaining walls, and validated the architectural design proposed.

The Pitau basement level has been placed well above natural ground water levels eliminating the need for water pumping from the basement.

Detailed design will be completed and building consent approved in accordance with the New Zealand building standards.