Tauriko residents opposed to an extended earthworks development knew the site was zoned for development when they bought their land, according to the developers' counsel.

The Gargan Road land, on the plateau owned by the Tauriko Business Estate, has been zoned for industrial development since before two of the objectors bought their land in 2006 and 2009, says Kate Barry Piceno.

Developers insists that the Gargan Road land has been zoned for development since before 2006.

Some four residents are opposing the resource consent application, disputing the predicted noise levels from the heavy earthmoving machinery that is expected to take three-to-five years.

More than one million cubic metres of soil needs to be removed from the plateau.

They also complain that construction traffic is already using Gargan Road in breach of conditions of a previous resource consent, and that consultation has not occurred as the developers have claimed in the application.

Concerns have also been raised about the impact of vibration on their properties and effect dust could have on their health and lifestyle, which includes an avocado orchard.

A number of residents from The Lakes are also opposing the development on the grounds that a number of trees and shrubs removed during the development will not be replanted until afterwards. The impact on property values is also a concern.

The Lakes 2012 Ltd supports the application in principle, subject to the timing and monitoring of the replanting programme.

Both the earthworks and revised industrial land use layout require resource consent under the District Plan.

A separate application has been made to Bay of Plenty Regional Council for earthworks consent and associated discharges for stormwater and water takes for dust suppression under the Regional Water and Land Plan.

The area of developable industrial land within Stage 2A at Tauriko, through additional excavation of the Gargan Road Plateau, will increase by about 3.46ha. The developable area of Stage 2B will decrease by 1.73ha.

Tauranga City Council senior environmental planner Stacey Hikairo says the adverse effects of granting the consent will be no more than minor, and the council is satisfied consent can be granted.

'It is important to recognise that the landform in this industrial area is anticipated to undergo change and continues to undergo significant change under existing consents and planning frameworks,” says Stacey.

'What is unique in this specific area is the specific controls within the planning framework to ensure adverse visual effects on adjacent sensitive zones are mitigated.”

Tauriko business Estate director Bryce Donne says volcanic pumice beneath around 15 metres of ash on the plateau will be used in the estate as an all-weather lightweight fill in low lying areas. It will also be exported from the site because of demand.

Developer Bob Clarkson's repeated allegations in the media that there is no heavy load bearing industrial land available in the Bay of Plenty have been explored by both TCC and SmartGrowth, says Bryce.

'They have concluded that this is not supported by the facts,” he says.

'We have been strongly encouraged by TCC and the SmartGrowth partners to ensure that an adequate supply of available land is earthworked ready ahead of the market, and in particular heavy load bearing land.”

Because of the topography of the area and the extensive earthworks that are often necessary, this means significant lead times and considerable forward planning.

'We are conscious that the Port of Tauranga is on a continuing growth curve and there is a strong possibility that logistics businesses may wish to relocate to the region,” adds Bryce.

'These businesses are large land users and we need to ensure land is not just zoned but readily available to start building on. Key infrastructure needs to be planned in all cases and constructed where necessary.”

The hearing is before independent commissioner Alan Watson.