Population growth is placing pressure on the supply of housing in Rotorua.

The recent sudden growth spurt is testing the aspirational targets of the Housing Accord.

Today, the Rotorua Lakes Council is to consider factors and targets set out in the accord at its full meeting.

A report before councillors says in addition, the growth in the number of properties being let as Holiday Rental Accommodation (Book-a-Bach, Air BnB etc) is also putting pressure on the housing stock.

'Homelessness is also a growing issue locally,” the report says.

'We [council officers] believe these factors, and the targets set out in the Housing Accord, provide the basis for recognising a significant community need.

'Considerations for the Minister Council would need to demonstrate that the use of the SPP was an appropriate and proportionate process for assessing the issue.

The report recommends the following considerations as relevant:

· Sites are already zoned as either future growth areas (Hunt and Sumner blocks) or have a development plan to facilitate growth (Twin Oaks owned by Te Arawa Group Holdings).

· The area has been identified within spatial plan (and consulted on as part of this process).

· Difficulties in the longer term in meeting aspirational targets in Housing Accord without more greenfield land being available seem likely.

· There is an agreement in the Housing Accord that the Council will complete spatial planning and District Plan Changes including rezoning.

· A high level of consultation – including work with land owners, regional council, iwi, the general public, and surrounding land owners (to varying degrees) – has been undertaken.

· Additional steps proposed in the Plan Change process are intended to ensure a robust process.

The report suggests plan change steps should be pursued.

Under the SPP, the council gets to recommend whether additional steps should be incorporated over and above the statutory minimums. (The statutory minimums are shown with a * in the list below). The suggested plan change approach is as follows:

· Minister approves the use of the Streamlined Plan Change Process*.

· Full public notification of plan changes and ability for anyone to make a submissions*(note the statutory minimum of the Act differs slightly from this).

· Further submissions.

· Pre-hearing meetings on primary issues of contention.

· Hearing (including an Independent Hearing Commissioner)*

· Interim decision: 10WDs for all submitters to provide feedback. Addressing planning provisions proposed/fine tuning, not re-addressing issues.

· Final Decision, Minister*

It is considered important to include additional steps to ensure alternative views can be considered, and to provide the ability for issues to be resolved prior to a hearing through pre-hearing meetings.

A final step of issuing an interim decision has been included to ensure that minor drafting issues or unintended consequences can be identified before a final decision is made.

It is worth stressing here that using the SPP removes Council's decision-making function in relation to the plan change, the report says.

The RMA Policy Committee could still hear and make recommendations on the Plan Change.

The Minister would, however, make the final decision.