Mangawhai Central: We won some concessions

The Commissioners have released their decision about Plan Change 78 for Mangawhai Central. The developer sought changes to the already consented District Plan from its current maximum of 500 residential lots, to allow development of anywhere up to 1500 and more residential lots. This plan change was rigorously opposed by Mangawhai Matters and its team of experts – Clive Boonham because of wastewater capacity and cost issues – and many Mangawhai residents.

Commissioners have recommended the Plan Change be adopted by Kaipara District Council (KDC) but with some important modifications as a direct result of the submissions made at the hearing.

Design Guidelines: Mangawhai Matters experts argued that Design Guidelines should be included. This change was made. Residential applications will now be assessed against guidelines developed with the Mangawhai community partly to protect urban character.

Freshwater Reticulation Scheme: Mangawhai Matters challenged the proposed freshwater reticulation scheme that was introduced late in the day by Viranda (the developer) to provide water to around 620 high density lots. The commissioners responded and insisted that high density subdivision applications could only be processed once that reticulated water scheme was in place, at Viranda’s cost, and presumably without any burden on other Mangawhai ratepayers.

KDC has deferred making a decision to adopt the commissioners’ recommendation for a month – until the end of April. Councillors rightly argued they needed more time to understand what the plan change will mean for Mangawhai and for all Kaipara District ratepayers. They also asked for clear factual information about Mangawhai’s wastewater system – what capacity remains, how much it will cost to upgrade it to deal with wastewater coming from a developed Mangawhai Central alongside other developments, and how upgrades/expansion will be financed.

Potable Water: We are relieved that as it now stands the Plan Change78 will force Mangawhai Central development applications to be assessed only when a freshwater reticulation system is consented, built and in place. (Though we have major concerns about its sustainability, given where the water is supposedly coming from and how little rain we are getting).

Wastewater: What we can’t understand is why the same process doesn’t apply for wastewater systems. Subdivision could go ahead on Mangawhai Central land for a thousand houses, forcing Kaipara Council to spend millions on expanding the wastewater plant, without any certainty of getting a dollar in development contributions. All the risk sits with KDC. Viranda’s Plan Change 78 removed its requirement that their subdivision be staged and infrastructure be funded so that growth paid for growth without imposing a further debt burden on other Kaipara District ratepayers.

We think responsible Councillors would want to bring that requirement back.

Mangawhai Matters remains very concerned about a number of issues resulting from this substantial increase in development allowance. Despite improvements won so far, MM has a range of outstanding concerns and is considering whether to appeal the commissioners’ decision to the Environment Court.

n Want to join the Mangawhai Matters Society Inc. as a member and have a say? It’s only $20 per family per year. Please make deposits to 01-0204-0160241-00. Following your payment please email us at mangawhaimatters@gmail.com giving us your name, phone, and address so we can keep in touch.

Councillors rightly argued they needed more time to understand what the plan change will mean for Mangawhai and for all Kaipara District ratepayers.