Western Bay of Plenty District Council β Property Due Diligence Guide
Western Bay of Plenty District Council governs the rural and semi-rural areas surrounding Tauranga City, with a population of approximately 56,000. The district stretches from Waihi Beach in the west to Pukehina in the east, and south to the Kaimai Range.
Quick Facts
Useful Links
How to Order a LIM Report
You can order a Western Bay of Plenty District Council LIM online through their website. Standard processing takes 10 working days, with an urgent option available for faster turnaround.
LIMs in the Western Bay district include information on building and resource consents, rates, zoning under the District Plan, flood risk, coastal hazards, and contaminated land. Properties near orchards may have notations regarding reverse sensitivity β where residential use adjoins productive rural land.
Given the district's mix of rural and coastal land, pay close attention to any hazard overlays, particularly coastal erosion zones at Waihi Beach and Pukehina, and flood risk near rivers and streams.
District Plan Zones
Western Bay of Plenty's District Plan includes these key zones:
- Residential: Standard residential areas in Katikati, Te Puke, Waihi Beach, and Omokoroa
- Rural Residential: Lifestyle blocks typically 2,000mΒ² to 1 hectare
- Rural: Productive rural land including orchards and farms
- Future Urban: Land earmarked for urban growth, particularly at Omokoroa
Omokoroa is the district's main growth area, with significant new subdivision activity and infrastructure investment including a future town centre and improved transport links to Tauranga.
Natural Hazards
Western Bay of Plenty faces several natural hazard risks:
- Coastal erosion and inundation: Significant for beachfront properties at Waihi Beach, Pukehina, and Maketu. Sea-level rise projections are increasing these risks.
- Flooding: River and stream flooding affects low-lying areas, particularly near the Kaituna River, Wairoa River, and coastal floodplains.
- Volcanic activity: The district is within the Taupo Volcanic Zone, with associated ashfall risk from the wider volcanic system.
- Land instability: Relevant in the Kaimai Range foothills and some coastal cliff areas.
Building Consent & Code Compliance
Building consent is processed by Western Bay of Plenty District Council. Standard processing time is 20 working days.
Rural and lifestyle property builds may require additional considerations for wastewater disposal (on-site systems), water supply, and access. Coastal properties may face additional requirements related to coastal hazard setbacks.
The district's growth, particularly in Omokoroa and Te Puke, means consent volumes are increasing.
Frequently Asked Questions
What should I know about buying near kiwifruit orchards?
Properties near orchards may experience spray drift, noise from frost-fighting equipment, and seasonal worker activity. The District Plan includes reverse sensitivity provisions β meaning new residential development near productive land may face restrictions. Check the LIM for any related notations and visit the property during the spraying season to understand the impact.
Is Omokoroa a good place to buy?
Omokoroa is the district's primary growth node with significant investment in infrastructure, including a new town centre and improved road connections. However, it remains a developing area β check what infrastructure and amenities are currently in place versus planned, and understand that construction activity will continue for some years.
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