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A draft decision approving the controversial Delmore development in Wainui has renewed debate over fast-track consenting, public participation and whether housing growth is moving ahead of essential infrastructure.
The fast-track expert panel released its draft decision on July 14, proposing approval for around 1200 homes, commercial land, two neighbourhood parks and associated roads on a 109ha site between Upper Ōrewa and Russell roads.
Those involved in the process have until July 28 to comment on the decision and proposed conditions before the panel makes its final determination.
It is the development’s second fast-track application. The first panel issued a draft decision proposing to decline the resource consents in August last year, citing concerns about water and wastewater services, transport and ecological effects. The developer, Vineway Limited, withdrew that application on September 11 before a final decision was made.
A revised application was lodged in January, incorporating an on-site groundwater supply, a wastewater treatment plant for the first 475 homes, additional ecological work, two parks and further road improvements.
Albany Ward councillor John Watson says the proposal has been controversial from the outset and the second application does not resolve wider concerns about the fast-track process.
He says the “behind-the-scenes” process effectively circumvents the normal planning system and excludes meaningful council and community participation.
“It’s not being well-received by those directly impacted by this out-of-sync growth,” Watson says.
Auckland Council and the Rodney Local Board had raised concerns about the provision of water and wastewater services, transport infrastructure and ecological effects. The local board described Delmore as “premature” and warned that allowing development before funded infrastructure was available could increase congestion and create environmental and financial risks.
Watercare has advised that connections to its public water supply may not be available until 2038, with wastewater servicing potentially unavailable until 2050.
The revised proposal includes an on-site wastewater treatment plant and stormwater discharge system. However, excess treated wastewater may need to be transported off-site during summer, and the company has proposed transporting it north to Whangārei.
The pressure is exacerbated by limited capacity at Watercare’s Army Bay Wastewater Treatment Plant. Watercare estimated in November 2024 that the plant had capacity for about 4000 additional homes. By May this year, more than 1300 of those connections had been allocated, leaving capacity for fewer than 2700 homes before a major upgrade scheduled for 2031.
Watson says the latest decision is unlikely to ease criticism of fast-track consenting over environmental protection, public participation and institutional checks and balances.
“Tankering treated wastewater off-site during summer months however is pretty primitive and reliant on acceptance by off-site facilities.
