Timing is everything on plan change, board says

Plans to build up to 800 new homes on 72 hectares of land north-east of Wellsford could bring some benefits to the town, but only if the development didn’t happen until all the necessary infrastructure was in place.

That was the key feedback from Rodney Local Board members on a private plan change application by Wellsford Welding Club (WWC) for Wellsford North – land bordered by State Highway 1, Bosher Road and the railway line.

In a lengthy submission, members expressed their concerns over whether sufficient funding would be available to provide adequate wastewater treatment, roads and green spaces.

“There is already insufficient council and central government funding for the infrastructure required for live-zoned greenfield areas in Auckland, and out-of-sequence development will only worsen this funding gap, and ultimately result in overcrowded schools, parks with no facilities, traffic congestion and temporary waste and water solutions,” they said.

“Council needs to ensure that there is a planned approach to delivering infrastructure as detailed in the Future Development Strategy, not ad hoc developments that ultimately lead to urban sprawl and poor outcomes.”

They said any development should be timed so it didn’t put unmanageable pressure on Wellsford’s existing wastewater and water treatment plants, and integrated stormwater planning for all drainage sub-catchments needed to be put in place.

Board members also expressed concern that the development area included regenerating native forest and streams with high ecological values.

However, they supported the fact that the development would provide mixed housing within walking distance of the town centre and said it would have economic benefits for local businesses.

There was also support for planned walking and cycling routes in and around the development, as well as open spaces in ecological areas, children’s playgrounds and a village centre.

WWC wants the 72 hectares, most of which it already owns, rezoned from its current mix of future urban, single house, rural countryside living and rural production land to residential large lot, single house and mixed housing suburban zones. There would also be a small business neighbourhood centre, plus an area of rural countryside living at the northern end.

A hearing into the proposals will be held later this year, with the local board’s views included in the Auckland Council planner’s report.