Transferable title rights application
Snells Beach, 22 Muncaster Rd (recipient site), Rodney District Council has notified the application of Russwich Trading Ltd (Keith Russell & Sharon Bloxwich) to subdivide four lots under transferable title rights provisions, using four lots at Matakana. Submissions close with the council on Monday 28 January.
Muriwai Valley, 285 Muriwai Valley Rd, the committee declined the application by JW & MA Page to add a minor household unit to the 4ha site because of cumulative adverse effects on the fair & equitable provision of infrastructure, that the unit wouldn’t be ancillary to the main house, and it contravened all versions of the district plan.
Kumeu, 1 Hinau Rd, the committee granted consent to G Ross to subdivide 7.35ha into two lots of 4.42ha & 2.93ha because protection & enhancement of the site’s bush & gully area would improve its ecosystem, protect riparian wetland margins & prevent land degradation; the site was unsuitable for a full-time economically viable farming unit; and subdivision wouldn’t result in conflict with rural activities on adjoining sites.
Pine Valley, 601 Kahikatea Flat Rd, the committee declined the application by Works Infrastructure Ltd to establish & operate a cleanfill site for 36,000mÂ³ of material over 10 years because the adverse effects of noise, dust & traffic safety matters couldn’t be satisfactorily mitigated, it would have andverse effect on the health & wellbeing of immediate neighbours, and the site wasn’t considered suitable for the type of wet & unstable material to be deposited there.
Dairy Flat, 385 Bawden Rd, the committee declined the application by G & C Arbuckle to subdivide 2.2ha into two lots of 1.95ha & 2600mÂ², on the grounds that the effects on the rural character of the area and resulting potential cumulative effects would be more than minor, and the proposal was contrary to the objectives & policies of plan change 55. The proposal would have given separate titles to the principal dwelling and minor household unit already on the property.
Helensville, Wishart Rd, the hearings committee granted RA Auld consent to subdivide 51.5ha into eight lots. Among the reasons, it said the most appropriate use of the site was for rural-residential purposes, and this wouldn’t result in conflict between rural-residential and rural activities on adjoining sites.
Matakana, Sharp Rd, the appeal by CB & S Evens has been settled by consent order, based on an amended plan.
Matakana, Sharp Rd, a consent order is being considered to settle the appeal by Ian MacDonald.
Silverdale, 279 Spur Rd, the decision to grant B & BA Etherton consent to subdivide the propery has been appealed by RA & CA Leach.
Kaipara Flats, Tauhoa Rd, subdivision applicants TV & SS Drinnan have appealed the decision to decline consent.
Wainui, Haruru & Weranui Rds, the appeal by Wendy Thompson against the decision to decline consent for a 39-lot equestrian subdivision on 364ha was settled by consent order, on the basis of tabled conditions, with financial contributions to be used to upgrade Haruru Rd.
Riverhead, 66 Wake Rd, the council notified the application by Graham Walker to subdivide the property into three lots. The submission period runs through the holiday break, closing on Wednesday 16 January.
Taupaki, 299 Annandale Rd, the council notified the application by Thomas Henderson , to subdivide 21.6ha, creating two 1ha lots & protecting 2ha of wetland. The submission period runs through the holiday break, closing on Wednesday 16 January.
Woodcocks, Dennis Rd, the council notified the application by CJM Investments Ltd to create 15 rural residential lots at Monarch Downs, using transferable title rights from Dunlops Hill, Kaipara Flats. The submission period runs through the holiday break, closing on Tuesday 15 January.
Matakana, Matakana Rd, the committee decided to notify the application by Matakana Valley Estate Ltd for a subdivision.
Taupaki, 168 Amreins Rd, the council notified the application by Ronald Fowler to subdivide 8.9651ha into two lots of 1ha & 7.9651ha. Submissions close on 13 December.
Riverhead, 307 Riverhead Rd, the council notified the application by John King to subdivide 6.7ha in the rural 1 general rural zone into three titles. Submissions close on 13 December.
Warkworth, Wilson Rd, the council notified the application by Peter Zabell to build a jetty on the Mahurangi River. Submissions close on 13 December.
New Waiwera hotel/timeshare plan
A new proposal from John St Clair Brown went before Rodney District councillors on Friday to redevelop the Waiwera Hotel site (left, largely hidden from view but close to the neighbours), though Mr Brown is looking beyond the single-site proposal long-term.
It’s the third major proposal for a resort hotel at Waiwera since the listed Leisureland Corp (headed by Mr Brown) bought into the thermal pools town in the 1980s, and could cost $40-50 million.
But Mr Brown and his local planning consultant, former district councillor Ken Canton, took the hick-country-town approach to presentation, which could count against the proposal, or at least allow the councillors to impose onerous conditions.
Against the millions of dollars of the potential project, Mr Brown’s Waiwera Resorts Ltd was able to present only a single artist’s aerial impression (right) of part of the proposal plus an artist’s sketch of a room design.
And when an environmental scientist not only questioned the absence of documentation but went so far as to suggest conditions that could be imposed to ensure a proper job is done, the answer seemed to be that the documentation existed — but was attached to previous consent applications.
There’s an issue in Rodney at the moment of expediency over wise planning. The new council has momentum towards growth for the district and has run three forums in the cause of growth, so it doesn’t want to be seen squashing projects that have obvious growth potential.
The councillors who heard the Waiwera application deferred their decision because more information was needed — such as the past documentation.
Post-haste consent for Bridge House work
But on another application, for resource consent to alter the historic Bridge House in Warkworth, the pressure was on to allow the work to proceed — because it had already started without consent, and the restaurant would close if work couldn’t proceed immediately.
Supported by the mayor, John Law, and opposed by the man who has a question about everything, Cllr Wayne Walker, the Bridge House consent went through — on a non-notified basis.
The Bridge House application by Daniel Baturic was a hurried addition to the agenda. Even later, the documentation arrived in the post on Saturday for another item seemingly added to the Friday agenda, a proposal to fell a line of about 60 macrocarpa & pines at Snells Beach.
Application for council’s own job also unjustifiably rushed
It needed to be dealt with urgently “because the trees are scheduled to be removed next week,” the council planner said in his report.
The fate of the trees has been discussed for at least a year, which makes the urgency of a consent application entirely false, and highlights especially bad council planning, because it’s a council application for consent and for non-notification.
The Bridge House consent is a good precedent for people who forget to organise their affairs — and council approval of a hastily produced application which didn’t even make the agenda, and this on a non-notified basis, would make an even better precedent for the downgrading of control in Rodney.
The council hearings committee advertised its starting time as 9.30am, with a straightforward matter to be dealt with at 9am and the Waiwera application at 9.30. The Warkworth one was listed down the agenda as a supplementary item, but actually started being heard before 9.30, while the Snells Beach application was also listed down the agenda, with no hearing time.
The stream of supplementary items added to committee agendas is a sure indication that nobody is in control of the process, which plenty of applicants will applaud.
2 November 2001
Coatesville, Robinson Rd, the appellant, Lyndale Holdings Ltd (Christopher Norton) has sold the quarry where a cleanfill & demolition material recycling operation are proposed, and the new owner, Lawson & Zambucka Ltd (Chris & Dolores Zambucka) wants to return to mediation.
Warkworth, Falls Rd & Wellsford, Wayby Station, the applicant, Paparoa Farmlands Ltd, (Peter Hull), submitters Joan Civil & the Southway trust and the council have agreed to a consent order on an amended scheme plan.
Paparoa Farmlands proposed forfeiting development opportunities at Wayby Station in 1999 in favour of developing a non-complying 54-lot subdivision at Falls Rd, Warkworth, which the council declined.
Algies Bay, Goodall Rd, the council granted Karl Nola consent in July 2000 for a non-complying subdivision creating seven lots on 22.6ha, with access across Conservation land. The Conservation Department appealed but has now negotiated acceptable conditions.
Dairy Flat, 783 State Highway 17, application by Arthur Cummins to subdivide, submissions close Thursday 29 November.
Puhoi, 97 Saleyards Rd, application by Michael Peterson to subdivide, submissions close Thursday 29 November.
Snells Beach, 99 Hamilton Rd, application by John Hauser to create an additional 10ha site in a 48ha rural property subdivision for a vineyard, submissions close on Friday 9 November.
Gulf Harbour, 595 Laurie Southwick Parade, application by Cornerstone Gulf Harbour Trust (Rick Martin) for 41 residential units, approved 23 October.
Warkworth, 16 Elizabeth St, Bridge House, the hearings committee (chaired for this application by Cllr David Steele) granted applications by Daniel Baturic for non-notified hearing & resource consent to undertake alterations & additions at Bridge House, a listed protected building.
Interior demolition had already been carried out when the application was lodged and an urgent hearing was sought. The issue of notification was a contest between Cllr Wayne Walker and the mayor, John Law — Cllr Walker felt the application should be notified because the community at large took an interest in this building and hadn’t been consulted, while the mayor said he’d taken about 40 phone calls from people who were concerned about what had happened & the way it happened, but didn’t want the application notified if the work was going to benefit the building.
Waiwera, 15-17 Waiwera Rd, the hearings committee deferred a decision on the application of Waiwera Resorts Ltd (John Brown & Cliff Cook) to redevelop the Waiwera Hotel site for a 198-unit (99 residential unit titles) hotel, 944mÂ² of conference rooms, 136mÂ² of ancillary shops, restaurant and health & beauty suite, plus extensive pools & outdoor recreational area, with 222 basement parking spaces & 26 other parking spaces.
The proposal would cover a total 10,603mÂ², the same as a 1989 proposal by Tyrannus Holdings Ltd but nearly 3000mÂ² less than a proposal last year by Houghton Developments Ltd (John Houghton, who redeveloped the Hanmer Springs Lodge but has returned to Australia).
Council documents show a variety of company names involved in present and past proposals — Tyrranus, Houghton Development Ltd, John Houghton Development Ltd & Waiwera Resort Ltd, none of which is on the Companies Office register.
Submitters to the latest proposal are shown as having made submissions in 2000 to the Houghton proposal, which was materially different. Among the differences, apart from site area, the total floor areas were 19,547mÂ² for Tyrannus, 19,291mÂ² for Houghton and 19,054mÂ² in the new proposal; total ground-floor footprint of 4230mÂ² (Tyrannus), 4484mÂ² (Houghton) and 4863mÂ² (the new one), giving site coverage of 40% (Tyrannus), 35% (Houghton stage 1), 33% stage 2, but 46% under the new proposal.
Most of the submitters were happy with having a new development, but were concerned at issues of privacy, proximity to boundary, the size of the development and, in particular, the lack of parking in Waiwera, especially at times of heavy use of the neighbouring thermal pools complex.
Mr Brown now controls the hotel site, the hot pools complex and also the Waiwera camping ground, and has long-term plans to redevelop the whole lot into an integrated complex, though the ownership of each has different interests involved.
He told me the hotel project would cost $40-50 million, which would be met through a combination of timeshare unit sales, rental & sale of units. He expected units would sell for about $400,000.
The timeshare interest would be run through RCI (Resort Condominiums International LLC, which sells units of vacation time rather than a week in a specific resort).
Mr Brown said development would start this summer, assuming consent was granted, and would probably be spread over three stages.
It’s hard to see that consent would not be granted, given the zoning for tourist & entertainment activities, the fact that a consent continues to be held for the original Tyrannus proposal, the general acceptance of an improvement over the present hotel, the general setback of buildings from neighbours and the limiting to a 12m height for buildings nearest two groups of apartments, with a 15m height limit nearer the centre of the site.
One submitter, Carron Blom, an environmental scientist at Beca Carter and owner of a bach at Riverhaven, across Waiwera Rd from the hotel, presented a comprehensive submission which included numerous changes to proposed consent conditions.
She said there was insufficient assessment of environmental effects in the proposal, but Waiwera Resorts’ planning consultant, Ken Canton (a former Rodney District councillor), said many of these points were answered in documentation accompanying the previous proposals.
Mrs Blom also raised questions about the effect of displacing the present tavern use, and the expectation that it would be transferred across the road to Woodys restaurant, and posed an issue for the council — that, on granting consent for the hotel redevelopment, the council would upgrade Waiwera’s wastewater treatment plant.