0800 727 059 or council@kaipara.govt.nz

Private Plan Change 85 - Mangawhai East

View a larger image of the Zoning Map

Introduction

This private plan change request seeks to:

a) Rezone 95 hectares (approx.) of rural zoned land, within the Mangawhai Harbour overlay to a mix of residential and commercial zoned land as follows:

Large lot residential	6.3450 ha
Low density resident	45.4909 ha
Medium density residential	12.560 ha
Neighbourhood centre	2.655 ha
Mixed use	2.235 ha
Rural lifestyle	24.69 ha
Total Area	94 ha

b) Create a Development Area containing a suite of planning provisions to control and manage subdivision, use and development within the Plan change area.

c) Apply a Coastal Hazard overlay over the land area identified to be potentially subject to coastal hazard where the effects of potential mitigation measures will need to be managed.

d) Incorporate a Structure Plan into the Development Area to visually depict key features and outcomes required.

e) Include Ecological features maps to convey areas of ecological sensitivity for future protection.

f) Include the Structure Plan map to visually depict key outcomes that will be secured.

Current status

In the hearing process with the hearing details being:
Hearing date: Tuesday 17, Wednesday 18 February and Thursday 19 February 2026
Hearing venue: Mangawhai Club (219 Molesworth Drive, Mangawhai)
Start time: 9.00am
Hearing timetable: PPC85 Hearing Timetable

At the conclusion of the hearing the Commissioners will submit their recommendations to Council.

Application and additional information

Application for Private Plan Change - Mangawhai East (Note documents linked with the application letter are listed below as appendices)
Section 32 Planning Report Mangawhai East

Appendix 10: Civil Engineering Assessment
Appendix 11: Stormwater Management Plan
Appendix 12: Soil Contamination Assessment
Appendix 13: NPS HPL Assessments

April 2025 - Clause 3.6
May 2025 - Clause 3.10

Appendix 14: Ecological Assessments

Appendix 15: Economic Assessment
Appendix 16: Integrated Transport Assessment
Appendix 17: Urban Design Assessment
Appendix 18: Engagement Report

Attachment C - Open Day Display Panels

Process for review

Council accepted to process Private Plan Change 85 at the Council meeting on 25 June 2025.

Additional documents referenced:

GD01 Auckland Stormwater Devices (pdf 14mb)
GD07 Stormwater Soakage and Groundwater Guideline (pdf 9,648kb)
GD04 Water Sensitive Design for Stormwater (pdf 41,096kb)
GD05 Erosion and Sediment Control Guide (pdf 29mb)
Auckland Countryside Living Toolbox (pdf 2,028kb)
RMA National Direction Update 15 January 2026

Hearing

Appointment of Commissioners for PPC85 - 26 November 2025 (pdf 213kb)
Extract from Council meeting minutes 26 November 2025 (pdf 126kb)
First Direction of Hearing Panel - 28 November 2025 (pdf 125kb)
Second Direction of Hearing Panel - 22 December 2025 (v2) pdf 125kb)
Third Direction of Hearing Panel - 19 February 2026 (pdf 109kb)

Legal Submissions:

Council Evidence:

Section 42A Report dated 01 December 2025 (pdf 1,880kb)
Statement of Supplementary Evidence - Planning - 23 January 2026 (pdf 509kb)

Appendix 1 - Development Area Provisions - Recommended Amendments (pdf 3,842kb)
Appendix 2 - Summary of Submissions

Summary of Submissions - All (pdf 452kb)
Summary of Submissions - Cultural and Archaeological (pdf 173kb)
Summary of Submissions - Ecology (pdf 608kb)
Summary of Submissions - Hazards (pdf 268kb)
Summary of Submissions - Planning (pdf 771kb)
Summary of Submissions - Three Waters Infrastructure (pdf 384kb)
Summary of Submissions - Traffic (pdf 485kb)

Appendix 3 - Location map of submitter properties (pdf 629kb)
Appendix 4 - Geotechnical Review (pdf 2mb)

Supplementary Evidence - Geotechnical (pdf 258kb)

Appendix 5 - Coastal Hazards (pdf 136kb)

Supplementary Evidence - Coastal Hazards (pdf 203kb)

Appendix 6 - Water Servicing (pdf 757kb)
Appendix 7 - Stormwater Servicing (pdf 113kb)

Supplementary Evidence - Stormwater (pdf 175kb)

Appendix 8 - Wastewater Servicing (pdf 778kb)
Appendix 9 - Council Asset Programming (pdf 330kb)
Appendix 10 - Transport Review (pdf 3mb)
Appendix 11 - Ecology (pdf 210kb)
Appendix 12 - Highly Productive Land (pdf 287kb)

Supplementary Evidence - Highly Productive Land (pdf 276kb)

Appendix 13 - Economic Review (pdf 1mb)

Supplementary Evidence - Economic Review (pdf 244kb)

Applicant's Evidence

Planning (pdf 21.54mb)

Attachment D Updated Development Area Provisions (word document)
Supplementary Evidence - Planning (pdf 220kb)

Archaeology (pdf 6,686kb)
Civil (pdf 2.8mb)
Coastal Hazards (pdf 233kb)

Supplementary Evidence - Coastal Hazards (pdf 168kb)

Ecology (pdf 1,939kb)
Economic (pdf 2.16mb)

Supplementary Evidence - Economics (pdf 161kb)

Geotech (pdf 378kb)
Landscape (pdf 268kb)
Rural Productivity (pdf 3,492kb)

Supplementary Evidence - Rural Productivity (pdf 185kb)

Soil Contamination (pdf 209kb)
Soil Quality (pdf 196kb)
Stormwater (pdf 160kb)

Supplementary Evidence - Flood Hazard (pdf 785kb)

Transport (pdf 797kb)
Urban Design (pdf 241kb)

Urban Design Attachment A (38,296kb)
Urban Design Attachment B (2,183kb)

Water and Wastewater (pdf 350kb)

Submitter Expert Evidence

Black Swamp Limited - 30 January 2026 (pdf 420KB)

Site Plan - Zone Change (pdf 4231kb)

Director General of Conservation - Ecology - 30 January 2026 (pdf 18MB)
Director General of Conservation - Planning - 30 January 2026 (pdf 3MB)
Director General of Conservation - Tara Iti- 30 January 2026 (pdf 773KB)
Director General of Conservation - Avifauna - 30 January 2026 (pdf 957KB)
Heritage New Zealand Pouhere Taonga - Tabled Letter for Hearing - 30 January 2026 (pdf 315KB)
New Zealand Fairy Tern Charitable Trust - 30 January 2026 (pdf 815KB)
Owners of Lots 1-7 Windsor Way - 29 January 2026 (pdf 7MB)
Riverside Holiday Park 2007 Limited - 30 January 2026 (pdf 180KB)

Rebuttal Evidence

Council Rebuttal Evidence:

Planning (pdf 296)

Addendum (pdf 75kb)
Attachment 1 (pdf 3mb)

Coastal Hazards (pdf 117kb)
Ecology (pdf 149kb)
Economics and Housing Capacity (pdf 4mb)
Geotechnical (pdf 97kb)
Highly Productive Land (pdf 74kb)
Infrastructure Planning (pdf 101kb)
Stormwater (pdf 102kb)
Transport (pdf 106kb)
Wastewater (pdf 123kb)
Water Supply (pdf 77kb)

Applicant Rebuttal Evidence:

Corporate - Unsworth (pdf 193kb)
Corporate - Worsfold (pdf 11mb)
Planning (pdf 13mb)
Coastal Hazards (pdf 496kb)
Earthworks (pdf 124kb)
Ecology (pdf 177kb)
Economics (pdf 225kb)
Flood Hazard (pdf 137kb)
Geotech (pdf 323kb)
Landscape (pdf 167kb)
Transport (pdf 177kb)
Urban Design (pdf 234kb)
Water and Wastewater (pdf 204kb)

Submitter Rebuttal Evidence:

Owners of Lots 1-7 Windsor Way - Document 1 (pdf 289kb)
Owners of Lots 1-7 Windsor Way - Document 2

Hearing Statements and Lay Evidence:

Applicant's Statements:

Civil - Summary Statement 17 February 2026 (pdf 251kb)
Coastal Hazards - Summary Statement 17 February 2026 (pdf 150kb)
Corporate - Summary Statement (Duncan Unsworth) 17 February 2026 (pdf 180kb)
Corporate - Summary Statement (Jackson Worsfold) 17 February 2026 (pdf 207kb)
Ecology - Summary and Supplementary Statement 17 February 2026 (pdf 206kb)
Economics - Summary Statement 17 February 2026 (pdf 214kb)
Flooding - Summary Statement 17 February 2026 (pdf 148kb)
Planning - Summary Statement 17 February 2026 (pdf 195kb)
Transport - Summary Statement 17 February 2026 (pdf 246kb)
Urban Design - Summary Statement 17 February 2026 (pdf 180kb)
Water and Wastewater - Summary Statement 17 February 2026 (pdf 155kb)

Kaipara District Council Statements:

Submitter 62 - A & P Collinge

Submissions

Summary of original submissions incorporating summary of further submissions as at 7 October 2025

The Further submission period has closed.

Council received 12 Further Submissions.

FS01 - Mangawhai Matters (pdf 397kb)
FS02 - Owners of Lots 1-7 Windsor Way (pdf 903kb)
FS03 - N and R Cullen (pdf 4.13mb)
FS04 - P Brown (pdf 749mb)
FS05 - P Brown (pdf 8.69mb)
FS06 - P Brown (pdf 8.37mb)
FS07 - P Brown (pdf 8.52mb)
FS08 - P Brown (pdf 8.52kb)
FS09 - P Brown (pdf 8.28mb)
FS10 - P Brown (pdf 5.56mb)
FS11 - Cabra Mangawhai Ltd & Pro Land Matters Company (pdf 226kb)
FS12 - Department of Conservation (pdf 911kb)

Original Submissions

Original submissions closed on Monday 18 August 2025

Original submitter contact details

Original submissions received

Submission 1 - A Cook (pdf 476kb)
Submission 2 - B Fanshawe (pdf 276kb)
Submission 3 - D & A Hurley (pdf 377kb)
Submission 4 - D Medland-Slater (pdf 493kb)
Submission 5 - E Nichols-Gill (pdf 494kb)
Submission 6 - K Staples (pdf 478kb)
Submission 7 - M Tschirky (pdf 494kb)
Submission 8 - J Seward (pdf 543kb)
Submission 9 - J M Hamber (pdf 546kb)
Submission 10 - C Boonham (pdf 724kb)
Submission 11 - P Wilkes (pdf 613kb)
Submission 12 - L Nelson (pdf 544kb)
Submission 13 - M Brookes (pdf 543kb)
Submission 14 - S Fitzgerald (pdf 543kb)
Submission 15 - G Douglas (pdf 635kb)
Submission 16 - K Kahn (pdf 562kb)
Submission 17 - P Kemp (pdf 562kb)
Submission 18 - J Riley (pdf 542kb)
Submission 19 - H Riley (pdf 542kb)
Submission 20 - P Nicholas (pdf 850kb)
Submission 21 - H Hoyle (pdf 540kb)
Submission 22 - H Poole (pdf 605kb)
Submission 23 - J Magill (pdf 546kb)
Submission 24 - R Poole (pdf 548kb)
Submission 25 - A Bridson (pdf 545kb)
Submission 26 - K Burns (pdf 588kb)
Submission 27 - I Sanson & G Riley (pdf 646kb)
Submission 28 - C & D Payne(pdf 549kb)
Submission 29 - V & T Andrew (pdf 596kb)
Submission 30 - V & T Andrew (pdf 596kb)
Submission 31 - V & T Andrew (pdf 579kb)
Submission 32 - Riverside Holiday Park 2007 Ltd (pdf 562kb)
S ubmission 33 - J McQuarrie (pdf 752kb)
Submission 34 - K Hebden (pdf 1,217kb)
Submission 35 - D Smyth (withdrawn 3 Feb 2026)
Submission 36 - E Smyth (pdf 629kb)
Submission 37 - H Benn (pdf 1,182kb)
Submission 38 - K McInerney (pdf 541kb)
Submission 39 - P Fontein (pdf 547kb)
Submission 40 - A & J Rutherford (pdf 705kb)
Submission 41 - M Scott (pdf 548kb)
Submission 42 - G Forster (pdf 456kb)
Submission 43 - Northland Regional Council (pdf 488kb)
Submission 44 - R Dunning (pdf 745kb)
Submission 45 - T Scott (pdf 96kb)
Submission 46 - Tern Point Recreation and Conservation Society Inc. (pdf 1.37mb)
Submission 47 - AJ and MJ Eaves Family Trust (pdf 752kb)
Submission 48 - Black Swamp Limited (pdf 7.24kb)
Submission 49 - D & K Hughes (pdf 838kb)
Submission 50 - G Brannigan (pdf 190kb)
Submission 51 - JA & ME Readman (pdf 186kb)
Submission 52 - L Membrey & D Nacewa (pdf 173kb)
Submission 53 - L Vale (pdf 260kb)
Submission 54 - M & J Scheib (pdf 194kb)
Submission 55 - NZ Steel (pdf 222kb)
Submission 56 - Owners of Lots 1-7 Windsor Way (pdf 3.43mb)

Submission 57 - P & B Lambert (pdf 335kb)
Submission 58 - H Rogan and D Piesse on behalf of the New Zealand Fairy Tern Trust (pdf 372kb)
Submission 59 - Wild Property Group NZ Ltd (pdf 658kb)
Submission 60 - Fire and Emergency New Zealand (pdf 255kb)
Submission 61 - S Wilson (pdf 3.35mb)
Submission 62 - P & A Collinge (pdf 433kb)

Evidence of P & A Collinge (pdf 8mb)

Submission 63 - E Bornhauser (pdf 555kb)
Submission 64 - J Bornhauser (pdf 3.92kb)
Submission 65 - M Kaemper (pdf 300kb)
Submission 66 - H & C Young (pdf 757kb)
Submission 67 - A Rogers (pdf 190kb)
Submission 68 - D & G Mather (pdf 2.38kb)
Submission 69 - I McDell (pdf 735kb)
Submission 70 - R & N Cullen (pdf 361kb)
Submission 71 - A & F Meagher (pdf 426kb)
Submission 72 - A Flavell-Johnson (pdf 91.4kb)
Submission 73 - K Desmond (pdf 1.02mb)
Submission 74 - J Hooper (pdf 1.00mb)
Submission 75 - B Taylor (pdf 430kb)
Submission 76 - S Jones (pdf 387kb)
Submission 77 - G Jones (pdf 387kb)
Submission 78 - P Humphries (pdf 826kb)
Submission 79 - C Boonen (pdf 427kb)
Submission 80 - S McKay (pdf 268kb)
Submission 81 - Department of Conservation (pdf 1.18mb)
Submission 82 - Hamish Wright (pdf 198kb)
Submission 83 - N Smith (pdf 181kb)
Submission 84 - M Morgan-Kemp (pdf 1.93kb)
Submission 85 - Heritage New Zealand Pouhere Taonga (pdf 438kb)
Submission 86 - D Lloyd (pdf 293kb)
Submission 87 - J Budelmann (pdf 474kb)

Other documents referenced in submissions

Notifications