View a larger image of the above Structure Plan Map
Introduction
PPC84 seeks to rezone and modify planning provisions on 218.3 hectares of land in Mangawhai.
The purpose of the plan change is to rezone the location to a Residential Zone. The key features of the plan change are:
- Rezone 218.3 hectares of land between Tara Road, Cove Road, Moir Road, and Old Waipu Road in Mangawhai.
- The creation of a Mangawhai Development Area with core provisions, that to protect ecological features, promote high-quality urban design, provide open space and connectivity; and
- Any necessary consequential amendments to the Kaipara District Plan Maps.
Current status
Plan Change 84 Mangawhai Hills Development Area is operative as of 21 January 2025.
Application and additional information
Application and additional information
- Application for Private Plan Change - Mangawhai Hills Limited (pdf 165KB)
- Section 32 Report Mangawhai Hills - March 2023 (pdf 2.7KB)
- Appendix 1 Proposed Zoning Plan and Locality Map (pdf 343KB)
- Appendix 2 List of Records of Title and properties within the Plan Change Area (pdf 1.3KB) updated 21.08.23
- Appendix 3 Proposed Mangawhai Hills Development Area provisions and Structure Plan (pdf 2.6KB)
- Appendix 4 Urban Design Statement(pdf 31.2KB)
- Appendix 5 Landscape Report (pdf 6.9KB)
- Appendix 6a Transport Assessment March 2023 replaced
- Appendix 6b Revised Transport Assessment Report - May 2023 (pdf 2.4KB)
- Appendix 7 Land Development Report (pdf 1.9KB)
- Appendix 8 Flood Risk Assessment (pdf 20KB)
- Appendix 9 Stormwater Management Plan (pdf 2.9KB)
- Appendix 10 Geotechnical Statement (pdf 10.7KB)
- Appendix 11 Ecological Impact Assessment (pdf 3.3KB)
- Appendix 12 Evaluation of alternative options (pdf 178KB)
- Appendix 13a APEX Wastewater Treatment Plant Proposal Stage 1 - April 2023 (pdf 2.6KB)
- Appendix 13b APEX EOI Wastewater Management - January 2023 (pdf 6.9KB)
- Appendix 14 Soil and Resource Report - April 2022 (pdf 2.26KB)
- Appendix 15a Archaeological Assessment - June 2023 (pdf 9.23KB)
- Appendix 15b Cultural Effects Assessment - July 2023 (pdf 2MB)
Additional information provided as requested
- Request for further information - 3 April 2023 (pdf 225KB)
- Applicant's response to request for further information - 24 May 2023 (pdf 613KB)
- Infrastructure response to request for further information - 12 May 2023 (pdf 1.15KB)
Process for review
Council accepted to process Private Plan Change 84 at the Council meeting on 26 July 2023. The public notice was published on 29 August 2023, marking the start of the submission period.
- Clause 25 Council decision on process - 26 July 2023
- Extract from Council minutes of meeting held 26 July 2023 accepting plan change
Hearing
- Appointment of Commissioners for PPC84 - 3 April 2024 (pdf 216KB)
- Extract of Minutes of KDC Meeting Appointing Commissioners - 03 April 2024 (pdf 116KB)
- First Direction of Hearing Panel - 4 April 2024 (pdf 148KB)
- Second Direction of Hearing Panel - 4 April 2024 (pdf 126KB)
- Third Direction of Hearing Panel - 16 April 2024 (pdf 140KB)
- Hearing Timetable 28-30 May 2024 - 24 May 2024 (pdf 151KB)
- KDC Opening Legal Statement - 22 May 2024 (pdf 3MB)
- Section 42A Report updated 22 April 2024 (pdf 3MB) Section 42A Report - tracked 22 April 2024 (pdf 2.98MB)
- Appendix 1 Recommended text amendments to the PPC84 provisions
- Appendix 1B - Additional Assessment (pdf 123KB)
- Appendix 1C - Submitter Map (pdf 320KB)
- Appendix 2 Geotechnical Review (pdf 2MB)
- Appendix 3 Water Servicing (pdf 179KB)
- Appendix 4 Stormwater servicing (pdf 83KB)
- Appendix 5 Wastewater servicing (pdf 8MB)
- Appendix 6 Transport Review (pdf 671KB)
- Appendix 7 Ecological Review (pdf 845KB)
- Appendix 8 Freshwater Review (pdf 1MB)
- Appendix 9 Economic Review (pdf 460KB)
- Rebuttal Evidence
- Planning - Jonathan Clease - 13 May 2023 (pdf 687KB)
- Summary Statement Jonathan Clease (pdf 171KB)
- Geotechnical - Callum Sands - 13 May 2024 (pdf 9MB)
- Wastewater - Clinton Cantrell - 13 May 2024 (pdf 99KB)
- Water Supply - Melissa Parlane - 13 May 2024 (pdf 95 KB)
- Ecology - Stephen Brown - 13 May 2024 (pdf 140KB)
- Summary Statement Stephen Brown (pdf 192KB)
- Evidence Reply re Bat Survey Criteria - Stephen Brown (pdf 3MB)
- Memorandum on behalf of KDC re Survey Methodology for Long-Tailed Bats (pdf 133KB)
- Economics - Derek Foy - 13 May 2024 (pdf 898KB)
- Summary Statement Derek Foy (131KB)
- Transportation - Rachel Gasson - 13 May 2024 (pdf 120KB)
- Hearing Summary Statement - Rachel Gasson - 4 June 2024 (pdf 96KB)
- Stormwater - Carey Senior - 13 May 2024 (pdf 110KB)
- Mangawhai Stormwater Discharge Consent 2017 (pdf 29MB)
- Evidence from Applicant
- Applicant's Legal Submission - 22 May 2024 (pdf 267KB)
- Applicant's Statements of Evidence
- Corporate - Patrick Fontein - 29 April 2024 (pdf 196KB)
- Planning - Alisa Neal and Melissa McGrath - 29 April 2024 (pdf 1,434KB)
- Attachment 1 CV's (pdf 538KB)
- Attachment 2 Recommended Revised MHSP (pdf 12,633KB)
- Attachment 3 Recommended Revised MHDA provisions (pdf 427KB)
- Attachment 4 Section 32AA Assessment (pdf 140KB)
- Summary Statement Planning - Neal and McGrath 27 May 2024 (pdf 303KB)
- Summary Statement Planning Att 5.2 Structure Plan Rev E (pdf 2MB)
- Draft Recommended Provisions (pdf 1MB)
- Transport - Peter Kelly - 29 April 2024 (pdf 245KB)
- Supplementary Transport Assessment - Peter Kelly April 2024 (pdf 1,401KB)
- Summary Statement Transport - Peter Kelly 24 May 2024 (pdf 125KB)
- Civil - Steven Rankin - 29 April 2024 (pdf 333KB)
- Summary Statement Civil Engineering - Steve Rankin 28 May 2024 (pdf 128KB)
- Economics - Philip Osborne - 29 April 2024 (pdf391KB)
- Summary Statement Economics - Philip Osborne 28 May 2024 (pdf 119KB)
- Urban Design and Landscape - Garth Falconer - 29 April 2024 (pdf 254KB)
- Attachment 1 Urban Design Assessment - 29 April 2024 (pdf 2.9KB)
- Attachment 2a Land and Visual Effects Assessment - 29 April 2024 (pdf 4,794KB)
- Attachment 2b Land and Visual Effects Assessment Graphic - 29 April 2024 (pdf 63,788KB)
- Attachment 3 Recommended Revised Structure Plan (pdf 12,663KB)
- Summary Statement Urban Design and Landscape - Garth Falconer 22 May 2024 (pdf 117KB)
- Ecology - Mark Delaney - 29 April 2024 (pdf 293KB)
- Summary Statement Ecology - Mark Delaney 27 May 2024 (pdf 144KB)
- Geotech - Lee Buhagiar - 29 April 2024 (pdf 7,785 KB)
- Summary Statement Geotech - Lee Buhagiar 27 May 2024 (pdf 122KB)
- Applicant's Rebuttal evidence on Submitter Evidence
- Planning - Alisa Neal and Melissa McGrath - 13 May 2024 (pdf 123 KB)
- Transport - Peter Kelly - 13 May 2024 (pdf 329KB)
- Stormwater - Chester Consultants - 13 May 2024 (pdf 2,752KB)
- Civil - Steven Rankin - 13 May 2024 (pdf 416KB)
- Flood Risk Assessment - Chester Consultants - 13 May 2024 (pdf 22,648KB)
- NRC Resource Consent
- Resource consent - 16 May 2024 (pdf 2MB)
- Section 113 Non-notified decision report - 16 May 2024 (pdf 886KB)
- Applicant's Right of Reply
- Reply Legal Submission - 20 June 2024 (pdf 233KB)
- Reply Evidence Planning - Neal and McGrath - 19 June 2024 (pdf 134KB)
- Reply Evidence Transport - Kelly - 19 June 2024 (pdf 151KB)
- Reply Evidence Civil - Rankin - 19 June 2024 (pdf 151KB)
- Reply Revised Structure Plan
- Reply MHDA provisions revised - 14 June 2024
- Evidence from Submitters
- Berggren Trustees
- Planning - Burnette O'Connor - 6 May 2024 (pdf 1,324KB) Withdrawn 27 May 2024
- Civil Engineering - Paige Farley - 6 May 2024 (pdf 572KB) Withdrawn 27 May 2024
- Ecology - Mark Klassen - 6 May 2024 (pdf 564KB) Withdrawn 27 May 2024
- Transport - Amit Arthanari - 6 May 2024 (pdf 707KB) Withdrawn 27 May 2024
- Traffic and Civil Engineering Supplementary Evidence (A Arthanari and P Farley) - 16 May 2024 (pdf 625KB) Withdrawn 27 May 2024
- Ken Moynihan - Tabled statement (pdf 375KB)
- Clive Boonham - Oral statement (pdf 904KB)
- Shane Hartley - Hearing Statement (pdf 572KB)
- D Bolton, N Campbell, S & B Pulham - Joint Hearing Statement (pdf 4MB)
- Mangawhai Matters Inc - Hearing Statement (pdf 5MB)
- Richard Henry - Hearing Statement (pdf 1MB)
- Gerhardus van Niekerk - Hearing Statement (pdf 1MB)
- David Parker - Hearing Statement (pdf 4MB)
Decision
- Report to Kaipara District Council Meeting 28 August 2024
- PPC84 Hearing Panel's Recommendation Report 8 July 2024 (pdf 1MB)
- Extract from the Minutes of the Ordinary Meeting of Kaipara District Council 28 August 2024 (pdf 134KB)
- PPC84 Provisions approved by Hearing Report July 2024 (pdf 1018KB)
- Public Notification of KDC Decision on Private Plan Change 84 - 17 September 2024 (pdf 32KB)
- Form 7 - Notice of Appeal to Environment Court (pdf 91KB)
Appeals
- Notice of Appeal to Environment Court - Mangawhai Matters Incorporated v Kaipara District Council - 23 October 2024 (pdf 4MB)
- Environment Court Decision - Mangawhai Matters Incorporated v Kaipara District Council - 29 November 2024 (pdf 1MB)
Final Decision
- Report to Kaipara District Council seeking final decision - 27 November 2024
- Extracts from the minutes of the ordinary meeting - 11 December (pdf 118KB)
- Public notice PPC84 Operative Date Mangawhai Focus 13 January 2025 (pdf 144KB)
- Public notice PPC84 Operative Date Kaipara Lifestyler 14 January 2025 (pdf 31KB)
- Kaipara District Council PPC84 seal authorisation - 16 December (189KB)
- Kaipara District Council PPC84 seal approval - 17 December (113KB)
- Chapter 16B Provisions (pdf 4.5KB)
- Appendix E Mangawhai Hills Development Area (pdf 986KB)
Submissions
The Further Submissions period has closed.
Council received 12 Further Submissions.
- FS01 Berggren Trustee Co Ltd - WITHDRAWN 27 May 2024 - pdf 621KB
- FS02 S & K Gow - pdf 693KB
- FS03 S Gow- pdf 294KB
- FS04 S Reid - pdf 294KB
- FS05 Y Reid - pdf 294KB
- FS06 M Goodwin - pdf 240KB
- FS07 K Reid - pdf 291KB
- FS08 Department of Conservation WITHDRAWN 5 April 2024 - pdf 699KB
- FS09 E Jenner - pdf 241KB
- FS10 F Shewan - pdf 125KB
- FS11 Mangawhai Matters Inc - 1.9KB
- FS12 B & S Pulham - pdf 48MB
Original submissions
Submissions have been collated with the following documentation available:
- PPC84 Summary of Submissions as at 27 May 2024 - pdf (614KB)
- Submitter contact details (includes further submitters)
Original submissions received are listed below:
- Submission 1 - A Skerten (pdf 226KB)
- Submission 2 - A van Niekerk (pdf 536KB)
- Submission 3 - B & S Pulham (pdf 309KB)
- Submission 4 - Berggren Trustee Co Ltd WITHDRAWN 27 May 2024 (pdf 2,352KB)
- Submission 5 - C & R Owen (pdf 1,114KB)
- Submission 6 - C Boonham (pdf 757KB)
- Submission 7 - C Marshall (pdf 204KB)
- Submission 8 - C Webster (pdf 207KB)
- Submission 9 - D Bell (pdf 206KB)
- Submission 10 - D Bolton (pdf 1,657KB)
- Submission 11 - D Parker (pdf 6,224KB)
- Submission 12 - E Jenner (pdf 594KB)
- Submission 13 - F Lienert (pdf 2,598KB)
- Submission 14 - G Arnerich (pdf 366KB)
- Submission 15 - G Hosking (pdf 371KB)
- Submission 16 - G Mitchell (pdf 3,169KB)
- Submission 17 - G van Dalsum (pdf 202KB)
- Submission 18 - G van Niekerk (pdf 446KB)
- Submission 19 - G Wilson (pdf 234KB)
- Submission 20 - Horizon Surveying (pdf 420KB)
- Submission 21 - J Archer (pdf 3,382KB)
- Submission 22 - J Bloggs (pdf 251KB)
- Submission 23 - J Mentzer (pdf 199KB)
- Submission 24 - J Sax (pdf 202KB)
- Submission 25 - J Walters (pdf 202KB)
- Submission 26 - J Warden (pdf 1,106KB)
- Submission 27 - J Young (pdf 202KB)
- Submission 28 - K & S Gow (pdf 377KB)
- Submission 29 - K Francis (pdf 376KB)
- Submission 30 - K Innes (pdf 204KB)
- Submission 31 - K James & H Canton (pdf 255KB)
- Submission 32 - K Marment (pdf 249KB)
- Submission 33 - K Moynihan (pdf 390KB)
- Submission 34 - K Reid (pdf 8,016KB)
- Submission 35 - L Kendall (pdf 205KB)
- Submission 36 - D Hayward (pdf 91KB)
- Submission 37 - R Moffat (pdf 124KB)
- Submission 38 - M Bell (pdf 201KB)
- Submission 39 - M Hewitt WITHDRAWN 4 December 2023 (pdf 475KB)
- Submission 40 - M Loheni (pdf 200KB)
- Submission 41 - M Tschirky (pdf 256KB)
- Submission 42 - Lynn Lewis (pdf 172KB) - Incomplete
- Submission 43 - Mangawhai Church Trust (pdf 1,540KB)
- Submission 44 - Mangawhai Matters Society (pdf 353KB)
- Submission 45 - Moana Views Committee WITHDRAWN 7 December 2023 (pdf 745KB)
- Submission 46 - N & D Wilson (pdf 3,160KB)
- Submission 47 - N Campbell (pdf 5,060KB)
- Submission 48 - N Gestro (pdf 207KB)
- Submission 49 - Northland Regional Council (pdf 866KB)
- Submission 50 - P Harris (pdf 281KB)
- Submission 51 - P Muller (pdf 234KB)
- Submission 52 - P Renner (pdf 2,435KB)
- Submission 53 - R & J Panhuis (pdf 200KB)
- Submission 54 - R Burgess (pdf 203KB)
- Submission 55 - R Henry (pdf237KB)
- Submission 56 - R Woolnough (pdf 204KB)
- Submission 57 - Rachael McQuerry (pdf 202KB)
- Submission 58 - Ryan McQuerry (pdf 204KB)
- Submission 59 - S & J McInteer (pdf 3,080KB)
- Submission 60 - S Brabant (pdf 251KB)
- Submission 61 - S Bray (pdf 201KB)
- Submission 62 - S Hartley (pdf 631KB)
- Submission 63 - S Manwaring (pdf 202KB)
- Submission 64 - S Reid (pdf 8,063KB)
- Submission 65 - T and J Wilson (pdf 502KB)
- Submission 66 - T de Baugh (pdf 202KB)
- Submission 67 - T Hanna (pdf 209KB)
- Submission 68 - T Harris (pdf 249KB)
- Submission 69 - T Simpkin (pdf 202KB)
- Submission 70 - W & F MacLennan (pdf 520KB)
- Submission 71 - W Martin (pdf 249KB)
- Submission 72 - W & J Neal (pdf 635KB)
- Submission 73 - Y Reid (pdf 206KB)
- Submission 74 - C Best (pdf 151KB)
- Submission 75 - D Patel (pdf 278KB)
- Submission 76 - L Leslie (pdf 2,031KB)
Notifications
- Public Notice - Further Submissions open - Northern Advocate 5 December 2023 (pdf 126KB)
- Public Notice - Further Submissions open - Kaipara Lifestyler 5 December 2023 (pdf 35KB)
- Public Notice - Further Submissions open - Mangawhai Focus 4 December 2023 (pdf198KB)
- Public Notice - Submissions open - Northern Advocate 29 August 2023 (pdf 298KB)
- Public Notice - Submissions open - Kaipara Lifestyler 29 August 2023 (pdf 35KB)
- Public Notice - Public Notification of PPC84 - Mangawhai Focus 21 August 2023 (pdf 306KB)
