Current Policy

The first high rise Mt. Royale is 27.5 metres high. See red line going across fig 8 at 27.5 metres.
To accommodate more expensive foundations when the Twin Towers were built in the mid-nineties plan changes below were introduced allowing 38.5 metres i.e. 2 extra storeys.

7.5.2 Objectives and Policies of the Tauranga District Plan
(a) Chapter 3 Amenity Values

Policy 3.2.1.3 – Building Height and Scale – Residential H Zone – The height and scale of building within the residential H (High-Rise Policy Area) Zone should recognize and provide for the preservation of outstanding natural features and landscape and have particular regard to : (a) the amenity Values afforded by : Norfolk Island pines along Marine Parade and The Mall, Mount Drury (Hopukiore), Mauao, The Coastal Environment. (b) The relationship of Tangata whenua with the ancestral landscape of Mauao and Hopukiore. In taking into account these considerations, buildings are prohibited from protruding through the maximum height plane covering the High rise Policy area.

The Plan goes on to state:
Because of the special landscape values of the Mount Maunganui area, development within the High- Rise Policy Area of the Residential H zone is given special controls. Policy also clarifies that development within the High –Rise Policy Area carries with it the reality of diminished neighbourhood amenity.

The potential adverse visual effects of high-rise buildings on the outstanding landscape qualities of Mauao (Mount Maunganui) and Hopukiore (Mount Drury) when between these two landforms is considered to be high. Previous height controls have been reviewed and greater weight has now been given to landscape character of the peninsula and the visual importance of both Mauao and Hopukiore. A curved maximum height control has been introduced into the High-rise Policy Area that is more sympathetic to, and more compatible with, the shape of Mauao and protects the visual integrity of the peninsula landscape. (see policy 3.2.1.3). (our bold)

This curve is however, modified slightly at the Mauao end of the high-Rise Policy area to set a maximum height plane (ceiling) at the reduced level (RL) 38.5. this reflects the Planning Tribunal decision on the Ocean Towers development as to the appropriate height for this area, and also reinforces the concerns of tangata whenua about the impact of tall buildings on the stature and mana of Mauao (see Rule 19.3.3)