Introduction
PPC83 seeks to rezone 56.9 hectares of land at Cove Road and Mangawhai Heads Road from Rural to Residential.
The purpose of the plan change is to rezone an area north of Mangawhai to a Residential Zone. The key features of the plan change are:
- Rezone 56.9ha of land at Cove Road and Mangawhai Heads Road from Rural Zone to Residential Zone, including consequential amendments to the Operative Kaipara District Plan Maps;
- The creation of a Precinct over top of the Residentially Zoned land 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 Operative Kaipara District Plan provisions.
Current status
26 June 2024
This application has been appealed to the Environment Court.
Application and additional information
- Application for Private Plan Change - The Rise Limited (pdf 170KB)
- Cultural Effects Assessment - Te Uri o Hau - June 2023 (pdf 2MB)
- Section 32 Report - November 2022 (pdf 2MB)
- Appendix 1 List of Certificates of Title references Replaced with Appendix 1a (pdf 99KB)
- Appendix 1a List of Title References 22 August 2023
- Appendix 2 Proposed Zoning Plan and Cove Road North Precinct Plan (pdf 9MB)
- Appendix 3 Land Development Report - Replaced with Appendix 3a, 3b, 3c & 3d (pdf 1MB)
- Appendix 3a Land Development Report (pdf 4MB)
- Appendix 3b Flood Risk Assessment (pdf 11MB)
- Appendix 3c Stormwater Management Plan (3MB)
- Appendix 3d Response to AWA Technical Review of Stormwater Management (pdf 994KB)
- Appendix 4 Integrated Transport Assessment - Replaced with Appendix 4a (pdf 2MB)
- Appendix 4a Transport Assessment (pdf 4MB)
- Appendix 5 Geotechnical Statement (pdf 178KB)
- Appendix 6 Ecological Assessment (pdf 14MB)
- Appendix 7 Urban Design Assessment (pdf 5MB)
- Appendix 8 Landscape Assessment (pdf
- Appendix 9 Proposed Cove Road North Precinct Provisions and Track Changes to Residential Zone UPDATED - Replaced with Appendix 9a (pdf 410KB)
- Appendix 9a Proposed Cove Road North Precinct Provisions and Track Changes to Residential Zone UPDATED - Replaced with Appendix 9b (pdf 410KB)
- Appendix 9b Updated Technical Reports and Provisions Submission to KDC (pdf 794KB)
- Appendix 10 Evaluation of alternatives (pdf 82KB)
- Appendix 11 Evaluation of efficiency and effectiveness (pdf 241KB)
Additional information provided as requested:
- Request for further information - 20 December 2022 (pdf 562KB)
- Applicants first response to request for further information - 28 February 2023 (pdf 1MB)
- Applicants final response to request for further information (pdf 121KB)
- Clause 23 (1) PPC83 First Request to Applicant for Additional Information (pdf 560KB)
- Clause 23 (1) Response on Updated Provisions (Stormwater) (pdf 410KB)
- Clause 23 (1) Engineering Outcomes Response (pdf 430KB)
- Clause 23 (2) PPC83 Second Request to Applicant for Further Information - 15 March 2023 (pdf 124KB)
- Clause 23 (2) Flow Transport Commentary (pdf 735KB)
- Clause 23 (2) Applicants Reply on Transport (pdf 1MB)
- Clause 23 (2) Applicants Reply – SIDRA Modelling (pdf 515MB)
- Clause 23 (2) Applicants Final Reply on Second Request for Further Information (pdf 119KB)
- Clause 23 (2) Final Flow Transportation Specialists Summary - 16 May 2023 (pdf 362KB)
- Archaeological Assessment of the Proposed Subdivision of Lot 30 DP 348513 Mangawhai (pdf 4MB)
Process for review
Council accepted to process Private Plan Change 83 at the Council meeting on 28 June 2023. The public notice was published on 25 July 2023, marking the start of the submission period.
- Clause 25 Council decision on process - 28 June 2023
- Extract from Council minutes of meeting held 28 June 2023 accepting plan change
Hearing
- Appointment of Commissioners for PPC83 - 18 December 2023 (pdf 10MB)
- Decision made under delegation during the 2023/24 summer recess period - 28 February 2024 (pdf 151KB)
- First Direction of Hearing Panel - 18 January 2024 (pdf 0.1MB)
- Hearing Timetable 26-28 March 2024 (pdf 151KB)
- Applicant's Opening Legal Statement - 21 March 2024 (pdf 263KB)
- KDC Opening Legal Submission - 22 March 2024 (pdf 2MB)
- Section 42A Report - 07 February 2024 (pdf 2MB)
- Appendix 1 Recommended text amendments to PPC83 provisions (pdf 672KB)
- Appendix 2 Water Servicing - (pdf 610KB)
- Appendix 3 Stormwater Servicing - (pdf 304KB)
- Appendix 4 Wastewater Servicing - (pdf 15MB)
- Appendix 5 Transport Review - (pdf 3MB)
- Appendix 6 Ecology Review - (pdf 331KB)
- Appendix 7 Economic Review - (pdf 441KB)
- KDC Rebuttal Evidence
- Rebuttal evidence Planning and Urban Design - Jonathan Clease - 15 March 2024 (994KB)
- Rebuttal evidence Water Supply - Melissa Parlane - 15 March 2024 (pdf 115KB)
- Rebuttal evidence Transport - Lukas van der Westhuizen - 15 March 2024 pdf 151KB)
- Rebuttal evidence Ecology - Stephen Brown - 15 March 2024 (pdf 205KB)
- Rebuttal evidence Stormwater - Carey Senior - 15 March 2023 (pdf 759KB)
- Evidence from Applicant
- Applicant's Opening Legal Statement - 21 March 2024 (pdf 263KB)
- Applicant's Statement of Evidence - 29 February 2024 (pdf 104KB)
- Civil Engineering - Steven Rankin - 19 February 2024 (pdf 517KB)
- Ecology - Madara Vilde - 22 February 2024 (pdf 767KB)
- Ecology Supplementary evidence - Madara Vilde - 27 March 2024 (pdf 138KB)
- Economics - Philip Osborne - 23 February 2024 (317KB)
- Landscape Architecture - Simon Cocker - 23 February 2024 (pdf 8,064KB)
- Planning - Melissa McGrath & Evelyn Neal - 23 February 2024 (pdf 9,651KB)
- Planning Supplementary evidence - Melissa McGrath and Evelyn Neal - 26 March 2024 (pdf 1MB)
- Transport - Peter Kelly - 23 February 2024 (pdf 3,688KB)
- Urban Design - Wayne Bredemeijer - 23 February 2024 (pdf 1,750KB)
- Archaeological Assessment Supplementary Evidence - Counsel Mike Savage - 26 September 2016 (pdf 4MB)
- Applicant's Right of Reply - 22 April 2024 (pdf 247KB)
- Evidence from Submitters
- D Cornelius and O Rowan - 7 March 2024 (pdf 174KB)
- R and R Davies- 8 March 2024 (pdf 349KB)
- Mangawhai Matters Inc. - 8 March 2024 (pdf 3MB)
- Heritage New Zealand Poutama Taonga - Alice Morris - 12 March 2024 (pdf 244KB)
- Heritage New Zealand Poutama Taonga - Dr J Robinson - 12 March 2024 (pdf 165KB)
- Recorded archaeological sites in the vicinity of PPC83 - Dr J Robinson - 27 March 2024 (pdf 259KB)
- Heritage New Zealand Poutama Taonga Summary Statement of Evidence - Dr J Robinson - 27 March 2024 (165KB)
- Clive Boonham - 12 March 2024 (pdf 743KB)
- Fire and Emergency - 20 February 2024 (pdf 128KB)
- Oral submission of Joel Crayford - 26 March 2023 pdf 1MB)
- Evidence from Garry Clarke - (pdf 249KB)
Decision
- Report to Kaipara District Council Meeting 26 June 2024 - Decision on provisions and matters raised in submissions
- Extract from the Minutes of the Ordinary Meeting of Kaipara District Council on 26 June 2024
- Public notification of Council's decision made 26 June 2024 on PPC83 - published 8 July 2024
- Form 7 - Notice of appeal to Environment Court to PPC83
Appeals
- ENV 2024-AKL-000187 - Mangawhai Matters Incorporated v Kaipara District Council - 15 August 2024 (pdf 3MB)
- Email notification from Environment Court of lodgement of Appeal in Environment Court - 20 August 2024
Submissions
The Further submissions period has now closed.
We received three further submissions.
- R & R Davies
- P & R Boocock (withdrawn)
- J Crayford
Original submissions
Submissions have been collated with the following documentation available:
- Summary of original submissions for Private Plan Change 83
- Submitter contact details - updated 19 October 2023
Original submissions received are listed below:
- Submission 1 - A & J Robb (pdf 1,803KB)
- Submission 2 - A Mostert (pdf 326KB)
- Submission 3 - A & V Dark (pdf 4,764KB)
- Submission 4 - Sanctuary Residents Association (pdf 4,192KB)
- Submission 5 - B Ramsey-Turner & P Rogers (pdf 3,434KB)
- Submission 6 - B Ashton (pdf 170KB)
- Submission 7 - B Prangley (pdf 317KB)
- Submission 8 - Bream Tail Residents Association & Northern Farms Ltd (pdf 20,593KB)
- Submission 9 - C & M McLaughlin (pdf 178KB)
- Submission 10 - C & K Tyndall (pdf 284KB)
- Submission 11 - C Silvester (pdf 5,024KB)
- Submission 12 - C Boonham (pdf 918KB)
- Submission 13 - D Beaven (pdf 163KB)
- Submission 14 - D Cornelius & O Rowan (pdf 783KB)
- Submission 15 - D Medland-Slater (pdf 165KB)
- Submission 16 - D Parker (pdf 2,175KB)
- Submission 17 - D Annandale (pdf 180KB)
- Submission 18 - E Walker (pdf 168KB)
- Submission 19 - Fire & Emergency NZ (pdf 153KB)
- Submission 20 - G Clarke (pdf 2,501KB)
- Submission 21 - G Duff (pdf 182KB)
- Submission 22 - G Mather (pdf 255KB)
- Submission 23 - G Renall (pdf 160KB)
- Submission 24 - H Lups (pdf 165KB)
- Submission 25 - Heritage NZ Pouhere Taonga (pdf 369KB)
- Submission 26 - Horizon Surveying (pdf 555KB)
- Submission 27 - J & J Horlock (pdf 329KB)
- Submission 28 - J Warden & A Baird (pdf 1,081KB)
- Submission 29 - J Henchman (pdf 168KB)
- Submission 30 - J Hook (pdf 201KB)
- Submission 31 - J Coop (pdf 203KB)
- Submission 32 - J Cayford (pdf 493KB)
- Submission 33 - K Sutherland (pdf 234KB)
- Submission 34 - K Ruiterman (pdf 162KB)
- Submission 35 - K van Werkum (pdf 164KB)
- Submission 36 - K Walker (pdf 185KB)
- Submission 37 - K Sullivan & S Powley (pdf 490KB)
- Submission 38 - K May (pdf 241KB)
- Submission 39 - L & N Adams (pdf 412KB)
- Submission 40 - M Knox (pdf 204KB)
- Submission 41 - Mangawhai Matters Society Inc (pdf 462KB)
- Submission 42 - M van Werkum (pdf 2,532KB)
- Submission 43 - M Davies (pdf 284KB)
- Submission 44 - M & A Geary (pdf 333KB)
- Submission 45 - N Nathan (pdf 4,202KB)
- Submission 46 - M Silvester (pdf 2,961KB)
- Submission 47 - N Smith (pdf 240KB)
- Submission 48 - Northland Regional Council (pdf 610KB)
- Submission 49 - P & R Boocock (pdf 246KB) (withdrawn)
- Submission 50 - P & A Maroulis (pdf 3,547KB)
- Submission 51 - P Fontein (pdf 186KB)
- Submission 52 - P Humphries (pdf 6,707KB)
- Submission 53 - P & K Barbour (pdf 175KB)
- Submission 54 - P Muller (pdf 165KB)
- Submission 55 - R Blake (pdf 234KB)
- Submission 56 - R & R Davies (pdf 300KB)
- Submission 57 - R Humphries (pdf 209KB)
- Submission 58 - R & H Hawkes (pdf 439KB)
- Submission 59 - R Kitchener (pdf 4,327KB)
- Submission 60 - S Mackey-Wood (pdf 173KB)
- Submission 61 - S Waring (pdf 165KB)
- Submission 62 - S Bray (pdf 174KB)
- Submission 63 - S & C Brotherton (pdf 355KB)
- Submission 64 - S Birkenhead (pdf 201KB)
- Submission 65 - S Brebner (pdf 179KB)
- Submission 66 - S Voisey (pdf 164KB)
- Submission 67 - T Gardner (pdf 2,309KB)
- Submission 68 - W Fairs (pdf 166KB)
- Submission 69 - E Forgesson (pdf 149KB)
Notifications
- Public Notice - Further submissions open - Mangawhai Focus - 02 October 2023
- Public Notice - Further submissions open - Kaipara Lifestyler - 03 October 2023
- Public Notice - Further submissions open - Northern Advocate- 03 October 2023
- Public Notice - Submissions open - Mangawhai Focus - 17 July 2023 (pdf 162KB)
- Public Notice - Submissions open - Kaipara Lifestyler - 25 July 2023 (pdf 31KB)