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Frequently Asked Questions about Pacific Lakes Village

What does Pacific Lakes Village offer?

Pacific Lakes Village is where life begins for active retirees. Imagine waking up each morning in a beautiful lakeside home in one of New Zealand’s best beach holiday spots, situated on the cusp of Papamoa and Mount Maunganui in the beautiful Bay of Plenty. This can be your reality at Pacific Lakes Village, a vibrant community that provides an ideal setting for your active and independent lifestyle.

Pacific Lakes Village is Generus Living Group’s second village in the Bay of Plenty, and sister to the much-admired Pacific Coast Village. Situated across the road from Pacific Coast, this new village offers the same unprecedented level of quality and features, but with a special focus on its environmental footprint.

Our spacious lakeside community will have everything you need, where the best of city and nature meet. The village will be set amongst lush foliage, just a short stroll to the beach. You can also enjoy the shops of Bayfair and Fashion Island, the cafés of Mount Maunganui and the city amenities of Tauranga - all only a few minutes away by car or cycle. There are a number of local GPs in the near vicinity to supplement the care available at the village.

Enjoy life in park-like surrounds, bordered by the calming waters of the lakes after which the village is named. Connected by walkways and waterways, the village will be the ideal setting for an active and enjoyable resort-style retirement. You will love the Pacific Lakes Village way of living.

Pacific Lakes will quickly become the new benchmark in lifestyle retirement living; all at an affordable price.

What facilities are available at the Village?

Meet your neighbours at the architecturally designed Lake House, an impressive community facility for residents with indoor activity area, sweeping deck and covered entertaining area for barbecues on those warm summer evenings.  Adjacent to the Lake House is the Village Green, a multi-purpose green where residents can partake in bowls or croquet or practice their putting.

Pacific Lakes Village will have plenty of options for staying active, including a gymnasium, outdoor gym circuit, pétanque, tennis and aqua-centre.

Reward yourself with a coffee or meal at the Pavilion, the village’s main community hub featuring a café, bar and lounge – perfect for catching up with friends.  There will also be a library, arts and crafts studio and an expansive entertainment centre for resident functions, events and fitness classes.

Generus Living Group is also responsible for Pacific Coast Village just across the road. While Pacific Lakes will have its own facilities, there is also a reciprocal arrangement whereby the residents of each village are permitted to use the facilities provided in both villages, with all residents complying with the rules and regulations of the respective village as advised.

What type of homes are available at the Village?

The village will have a range of stunning and unique homes including villas and terrace houses. All homes are designed and positioned to make the most of our beautiful village surroundings and lakes. With the ambience of a luxurious lakeside resort, our villas feature two bedrooms some with a study and two bathrooms and our terrace houses feature three bedrooms and two bathrooms. All homes include an internal-access garage with carpet, are fitted with a designer kitchen with engineered stone benchtops, heat-pump, emergency call system and LED lighting. In addition, homes are prewired for solar with the option to add a solar package and enjoy the benefits of solar energy.

Will the Facilities be completed at the one time?

The facilities will be completed in stages. Initially, the Lake House and Village Green will be developed. This standalone building looking out to the lake will provide an expansive community facility for residents with indoor activity area, sweeping deck and covered entertaining area for barbecues on those warm summer evenings.  The Village Green will be a multi-use green catering for bowls, croquet and mini-golf.

The main community facility, or Pavilion, will be completed at a later stage once around 80 houses are completed, and will become the central hub, providing communal areas for a variety of activities, including a café, bar and lounge, library, and arts and crafts area. The Pavilion will also provide an expansive entertainment centre that can be utilised for events and functions, exhibitions, plays, movies, dances, community meetings and group fitness classes. Until it is completed, residents will be able to utilise the Beach House and other facilities at Pacific Coast.

The leisure facilities include a tennis court, outdoor gym circuit, and aqua centre with pool and spa. For those who have green thumbs, you will love spending hours in the Village Common, which will include a commercial glass house, climate controlled growing house, orchard and market garden.

What sustainability features will the Village have?

Sustainability is important to us, so we’re including eco-friendly touches throughout the village.

Central to the village is the creation of its own ecosystem, via a series of waterways, fed from rainwater and natural aquifers that will support the regeneration of plant and birdlife.

Our community Lake House is designed to operate off the grid with its own solar power and rainwater recycling systems. In addition, there is a market garden, commercial glasshouse, climate-controlled growing house, and a variety of fruit trees scattered throughout, enabling residents to grow their own produce and connect with nature. Residents will quite literally have a ‘garden to plate’ experience in the village café. Enjoy the benefits of eating fresh, in-season homegrown produce – perfection!

A fast charge station will also be available and is a further extension of the theme.

What activities are available?

We are focused on providing access to a range of optional, organised activities and regular events and outings, offering you the freedom to be as active and as social as you choose. Whatever your interests, there will be something for you to enjoy.

We encourage residents to provide suggestions to further enhance the variety of activities offered.

When should I think about moving to Pacific Lakes Village?

If you are reading this, you have probably already given some thought to moving to a village. Many times residents tell us that they should have moved to a village earlier than they did. We believe that you should move while you have plenty of time to enjoy the facilities and make new friends. A village is like going on holiday every day.

Can friends and family stay with me?

Of course; this is your home. However, if you wish your friends or family members to stay for longer than a month, we request that you first obtain written consent from the Manager.

What happens to my home when I go on holiday?

It is your own home and therefore you may come and go as you please. One of the many advantages of this lifestyle is that you can go on holiday and know that your home will be secure and maintained.

Will my independence and privacy be respected?

At Pacific Lakes Village you will have a choice of an active social lifestyle, or a more discreet private lifestyle as you prefer. You choose if and when you partake in village activities. Whatever your choice, you are always secure both physically and emotionally with help just minutes away, 24-hours a day.

We believe that all residents need to be treated with courtesy and respect and have a right to be communicated with in a fair and transparent manner.

The success of the Village is dictated not only by the physical property but by the reputation of the management. If you are not happy at any time, we expect you to either advise us, or discuss the matter with the Residents’ Committee to ensure we are fully aware of any issue and can respond accordingly.

Are pets allowed at the village?

We recognise the value of pets and the companionship they provide. Therefore, consideration is given on a case-by-case basis to allow residents with a small dog or cat to bring these to the village for the remaining life of the animal. Some homes will be especially designated for this to minimise any impact on other residents.

Am I able to maintain the garden area around my home?

You will have a raised garden bed outside your home where you can continue to get your hands in the earth if you wish, while leaving our gardeners to do the rest.

What security will be provided at the village?

Security will include onsite management and regular security patrols. Closed circuit television systems will be considered for those areas that require it, such as entry gates and car parking. A coordinated neighbourhood watch system will also be established in conjunction with the Residents’ Committee. 

Will help be available if needed?

There will be a 24-hour emergency call system available supported by modern monitoring and alarm systems. Each home has several “call buttons” throughout the house that can be pressed in an emergency to activate a support call.

In addition, you will have, together with the residents of Pacific Coast Village, preferred access to the serviced apartments and age care facilities at Pacific Coast Village, and the complementary memory assisted centre to be completed at Pacific Lakes.

Complaints Policy

We are committed to ensuring that residents enjoy their residency at the Village. Residents have the right to raise a concern at any time, verbally and in writing, and to receive a response within a reasonable time frame.  In the first instance, your concerns should be raised with the Village Manager who will work with you to resolve the problem.

The Retirement Villages Act provides a two-tiered dispute resolution system: a complaints facility operated by the village and an independent dispute panel resolution procedure. Retirement village operators must have a written complaint policy that complies with the Code of Practice. The policy must be  available in common areas for residents or intending residents to access or view at any time, and be available on the retirement village's intranet or website. An operator must offer to give a copy of the complaint policy to a resident who advises it wishes to make a formal complaint, and to an intending resident or resident at any other time upon request.

To view a copy of the Policy click here.

What expenses will I be responsible for?

We will maintain the exterior of your home and all grounds, together with the village facilities.

You will be responsible for your private utility charges to your home. You will also be responsible for the maintenance and repair of the interior of your home and of the Operator’s chattels within the house.

Is there government legislation regulating retirement villages?

The Retirement Villages Act 2003 and its regulations are designed to protect residents’ interests and set out the basic standards for operating a village. These include disclosure of information to intending and existing residents, protections around residents’ financial interests, the details of termination arrangements, the relationship between the owner, methods of dispute resolution for residents, and residents’ rights.

More information about the Retirement Villages Act 2003 and its regulations can be found on the Commission for Financial Capability Website:

What is a Statutory Supervisor?

The Statutory Supervisor is an independent professional organisation approved by the Registrar of Retirement Villages who is responsible for monitoring the village’s financial position, the security interest of residents, and the management of the village. The Statutory Supervisor intervenes on the residents’ behalf where necessary.

The Statutory Supervisor is appointed under a Deed of Supervision to ensure the Village meets its obligations to you. These obligations are clearly set out in your Occupation Right Agreement and the Disclosure Statement. Pacific Lakes Village was appointed Covenant Trustee Services Limited as its statutory supervisor.

Will there be regular financial reporting to residents?

The Retirement Villages Act 2003 has specific disclosure and reporting requirements to residents. The Village is required to submit a financial report to all residents at the residents’ Annual General Meeting. This report includes the prior year profit and loss accounts and coming year forecast. These accounts are audited and are reviewed by the Statutory Supervisor.

How are my interests protected?

Pacific Lakes Village is registered under the Retirement Villages Act 2003 (registration number 2721072) with homes available under an Occupation Right Agreement (“ORA”). The ORA is a contract between you and Pacific Lakes Village which confirms your exclusive right to live in your home and to enjoy the services and facilities at Pacific Lakes Village. This type of agreement is common to almost all retirement villages throughout New Zealand and is governed by the Retirement Villages Act 2003. Under the ORA you do not gain a title but you gain the right to occupy your home and to access the various village facilities.

A Memorial Notice is registered against the village title to ensure that the village land is always used as a retirement village. This helps ensure that residents continue to be protected by the Act and can continue to live in the village if it was ever sold.

In addition, an “Encumbrance” is registered over the village title in favour of the Statutory Supervisor which secures the rights of the residents and the Operator’s financial obligations to the residents. This is a first charge over the land and acts as security for the performance of the Operator’s responsibilities under the ORA.

What is the Code of Practice?

The Retirement Villages Act 2003 requires a village to observe the Code of Practice which sets out minimum standards for operating a retirement village. These include:

  • Staffing of the Village
  • Safety and personal security of residents
  • Fire protection and emergency management
  • Transferring residents within a village
  • Meetings between residents and the operator
  • Complaints
  • Accounts
  • Insurance requirements
  • Maintenance and upgrading
  • Process for terminating the Occupation Right Agreement by either the operator or resident
  • Resale and repayment process
  • Communications.

A copy of the Code of Practice will be provided to you when you complete an Application for an Occupation Right Agreement.

Will I have a say in the running of the Village?

Residents will always be welcome to talk to the Manager about any aspect of the operation of the Village.

In addition, we support the establishment of a Residents’ Committee which will meet regularly with the Manager and will raise any issues on your behalf. The Committee will play an important role by providing resident feedback to village management, ensuring we maintain our high standards.

What costs are involved?

There are three costs involved for residents in a retirement village. These are:

Entry Payment /ORA

The Entry Payment is the capital sum paid for your home. It is paid when you move to Pacific Lakes Village and it is refunded to you or your estate, less the Village Contribution when you leave the Village, regardless of whether the value of the home has increased or decreased.

Village Contribution

Providing the range of resident facilities and village infrastructure comes at a significant capital cost and requires ongoing reinvestment for refurbishment and upgrade of facilities and infrastructure, and replacement of capital items for the enjoyment of residents today and in the future.

The Village Contribution, also referred to in the industry as the deferred management fee, shares these costs equitably among residents. This is not an additional upfront fee as it is only payable when you leave the Village and is deducted from the original entry payment amount when refunded to you or your estate.

The Village Contribution accumulates at the rate of 6.0% in the first year and 12.0% in years two and three on the Entry Payment amount, calculated on a daily basis. Once you have lived in the Village for more than three years, there is no further accumulation, i.e. the maximum amount deducted from the Entry Payment is 30%. Once the Village Contribution is fully accumulated, it will not be charged again.

Weekly Fees

There are two types of weekly fees: Village Tariff (also known as Village Outgoings Payment) and Service Fees.

Residents are required to pay a weekly Village Tariff which is a contribution toward the general costs of operating the Village. The Village Tariff is the resident’s contribution towards the operating expenses of the Village, such as rates, building insurance, exterior maintenance, management, operation of the community facilities.

The Village Tariff, which is set at the time you enter the Village, will not increase during your occupation, protecting you from any increases in the village’s operating costs. The Village Tariff is currently set at $179 per week.

The service fees pay for the level of services you may require e.g. meals and unit cleaning.

Who manages Pacific Lakes Village?

Christchurch-based Generus Living Group is developing and operating Pacific Lakes Village.

Generus Living Group Limited is a Christchurch based company with over 20-years’ experience in retirement villages. Graham Wilkinson is the director and owner of Generus Living Group Limited. Graham is currently the President and the longest serving member of the Retirement Villages Association and was closely involved in the development of the Retirement Villages Act 2003.

Pacific Lakes Village is Generus Living Group’s second village in the Bay of Plenty and sister to the highly acclaimed Pacific Coast Village. Other Generus Living Group villages include The Russley Village and Holly Lea Village in Christchurch, and Ranfurly Village in Auckland and the company is actively pursuing further opportunities in New Zealand. Generus is only interested in upscale, quality villages as can be seen in its other developments.

Who is the operator of Pacific Lakes Village?

The operator is a partnership of Mangatawa Pacific Lakes Limited and Generus Pacific Lakes Limited, trading as Pacific Lakes Village Partnership.

The Partnership has leased the land on which the village is situated from the Proprietors of Mangatawa-Papamoa Blocks under a lease with an initial term of 99 years with a right of renewal for a further 51 years. The Partnership and the Proprietors have signed a Deed of Covenant ensuring that the land is always designated as a retirement village.

What guarantee does the resident have that the village will be completed?

The parties involved in Pacific Lakes Village are substantial and have unparalleled experience in the development and operation of villages. They are confident that the location, design of homes and level of facilities will make Pacific Lakes Village very attractive.

Pacific Coast Village was developed in a similar capacity to that which Pacific Lakes will be, and is now seen as the area’s premium offering.

How do we proceed if we wish to secure a home?

A specified home can be secured by completing an Application for an Occupation Right Agreement for the home and paying a refundable deposit of $5,000.  Just talk to Sonia Penman. Sonia has years of experience in the retirement village industry and understands the requirements of residents and what is important to them. She will fully explain options, prices and answer any additional queries you may have.  

Contact: Sonia Penman
Mobile: 021 913 504

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