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Auckland Council planners are drawing up a report on submissions received on a private plan change application which would pave the way for a large residential development south of Warkworth, ahead of public hearings on the matter.
The application seeks the rezoning of 159 hectares of land near Valerie Close and encompassing upper reaches of the Mahurangi River, through the introduction of two new precincts, Waimanawa and Morrison Heritage Orchard.
The envisaged development would comprise around 1600 residential lots and apartment units, supported by a local retail and business centre and a future public transport interchange.
The applicants are KA Waimanawa Limited – a partnership of Classic Group and the New Zealand Super Fund – and Stepping Towards Far Limited.
Private plan change (PPC) 93 seeks to rezone land on either side of Old State Highway 1 from rural and future urban zones to a mix of residential, business, rural and open space zones. The residential zones sought are for terraced housing and apartments, single houses, mixed housing and large lot residential.
According to council, the plan and precinct provisions generally align with the Warkworth Structure Plan, including providing for the proposed wider western link road.
A submission period on PPC93 closed on November 23, followed by a further submissions period, which ended on February 9.
A council spokesperson said the next step was for a hearing to address the plan change and matters raised in the submissions. A date for the hearing would be set once the planning team had drawn up its report for the hearing commissioners.
A total of 41 submissions were received during the initial notification period.
Submitters included Auckland Council, Auckland Transport, Waka Kotahi NZTA, Watercare, Department of Conservation, Ministry of Education and individuals and companies in the area.
Fourteen submissions requested council to approve the plan change without amendments, while six asked for it to be declined altogether.
Supporters said the proposed development would help with housing and transport needs, and boost business in Warkworth.
“Warkworth is a growing town and needs the amenities that this plan covers,” said one, adding that riverside recreation facilities would make the subdivision a thriving and sought after area for its residents.
Another noted that business in South Warkworth had “declined dramatically” since the Ara Tūhono Puhoi-Warkworth motorway opened.
“Warkworth needs an increase in population to make up for the loss in trade before there are more business closures.”
Backers also pointed to the building of a footpath/cycle path from the precinct to the southern end of town, saying it would be of great benefit for those living in the precinct and working in the industrial area.
Some opponents of the plan cited adverse effects on the natural environment, traffic congestion, and expressed the view that terraced housing was inappropriate for the area.
“No-one except developers and Auckland want so much growth,” said one, while another submitted that “infrastructure around Warkworth is already stretched to its limits as shown by such things as glacial slow internet, frequent power outages, and potholes aplenty. Yet another high density subdivision will cause more infrastructure issues for current residents”.
Submissions called for a range of amendments to the plan change, incorporating environmental and other provisions.
In its 81-point submission, Auckland Transport pushed, for clarity on provisions for walkways and cycleways including a requirement for pedestrian and cycle facilities to be provided along old SH1, from the precinct to the northern end of Wech Drive, a distance of around two kilometres.
The Department of Conservation (DOC) raised concerns about endangered long-tailed bats, and submitted that the PPC should require developers to abide by DOC protocols to minimise the risk to occupied bat roosts when trees are felled.
DOC also called for precautions to protect bats from noise and light and, asserting that domestic and feral cats are significant predators of long-tailed bats, it said cats should be prohibited in houses located within one kilometre of a bat flight corridor and the DOC-administered
Avice Miller reserve.
The Ministry of Education said an additional 1600 homes would increase the demands on the Warkworth school network, and drive the need for a new school in the community in the future.
“The ministry has identified that there is an operational need for a school to be established in the area to support communities, and discussions with landowners on potentially suitable sites for a future school have been advanced,” its submission read.
The ministry supported the PPC on condition that the precinct provisions be amended to explicitly acknowledge and provide for “educational facilities”.
Watercare called for the inclusion of a policy clause stating that the development should not progress “ahead of the provision of a functioning water and wastewater network with sufficient capacity to service the proposed development”.
