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Debate over whether a site on the western edge of Warkworth was rural, urban or something in between dominated a hearing into an application to build a new subdivision, held on December 10.
Ellper Holdings Ltd wants to build 18 homes at 14 Mason Heights, off Woodcocks Road, where currently a single house is sited. The land adjoins the Mason Heights Gospel Church to the north-west and 2 Mason Heights to the north, and is otherwise surrounded by fields to the west and south, and Mason Heights homes to the east.
Auckland Council consultant planner Hannah Thomson recommended that independent commissioners Richard Blakey and Amanda de Jong refuse permission, saying the subdivision would create unacceptable adverse effects.
“Mason Heights is a clear boundary between existing urban and rural land uses,” she said.
“The application is premature and represents ad hoc development of one site within a wider Future Urban zoned area. The development proposed is well in advance of the infrastructure and services required to enable this area to become a well-functioning and high-quality urban environment.”
The applicant’s planner, Diana Bell, said the site was not rural and not urban, but in the periphery between the two – “peri-urban” – and the site and land around it were earmarked for future development.
Thomson said even if there were to be future development, that didn’t mean it should happen now, and the land was definitely rural and pastoral in character.
“Eighteen lots and a new road is not small scale,” she added.
Rodney Local Board raised concerns over the extent of earthworks required that included filling an existing overland flowpath and potential flood risks, and wanted to ensure access for pedestrians, cyclists and emergency vehicles was adequate.
The commissioners heard that although Watercare opposed the development in principle, it had agreed two years ago to service the subdivision once its Snells Beach wastewater treatment plant was completed next year, and it was willing to stand by that.
And although there was one written objection, a number of neighbours from Mason Heights and Woodcocks Road had written in support of the proposal.
Counsel for Ellper Holdings Helen Andrews said while council’s future development strategy indicated the land would not be available for residential development until after 2040, the site was in fact ready to be developed now.
“Development of the site represents integrated strategic planning consistent with the Warkworth Structure Plan and the proposal can be fully serviced with all required infrastructure,” she said.
The hearing was adjourned for further information from the applicant. A decision is expected in the New Year.
