Auckland councillors have agreed a request to rezone 145 hectares for housing in North Auckland can proceed to public consultation.
Developer Fulton Hogan wants to build around 2000 homes at Milldale North, near Orewa, beside its existing Milldale development.
The land is currently zoned for development from 2050. If Fulton Hogan’s private plan change is approved, housing could be built there much sooner.
At Tuesday’s Policy, Planning and Development Committee meeting, chair Richard Hills, said reasons for councillors to reject the request were not as strong as for other developments.
“Our infrastructure providers say it’s possible on the timing of when the houses will arrive there. There is already so much connecting infrastructure which is not the case for many private plan changes, but also definitely the fast tracks. It is not outside the rural urban boundary, which is positive.”
Auckland Council general manager of planning, John Duguid, said the point of difference for Milldale North, compared to other plan changes the council opposed, was that “it’s a logical extension of an existing planned development that has … infrastructure within the existing development designed in size to cope with this additional development to the north”.
That did not mean all the issues were resolved, and advice from Auckland Transport and Watercare was that there were issues to work through, he said.
Later in the meeting, councillors tackled how to deal with the thorny problem of developments being consented in areas not planned for growth.
Hills said the city has a “massive issue” of unanticipated development.
“Fast track has really brought this whole thing to a head, but private plan changes we’ve tried to reject, we’ve tried to appeal, 99 percent of the time it gets approved no matter what we do.”
With rates capping, the council will “have less and less ability to fund everything everywhere”, Hills said.
“Right now, when we see thousands and thousands, up to 50,000 dwellings that we have coming down the track that will be either fast tracked or unanticipated, with about $5b of cost that we do not have any plan to pay for, is a massive issue.”
“I think if we don’t take a strong stance … then I think we will continue to have the assumption that we can just pay for everything, everywhere.”
Hills said public transport, animal management, and illegal dumping teams would be spread further away from where people were getting up every day to do those jobs.
“It’s just becoming pretty impossible and not the way to plan a city.”
A recent government change to enable councils to set development contributions for fast tracked schemes left out Delmore and Sunfield, projects which have already been granted consent, and which Auckland Council has appealed.
“That was still a half a billion dollar mistake,” Hills said.
“That’s $500m we somehow have to find or deal with through this process.”
Auckland Council chief advisor growth infrastructure funding and financing, Brigid Duffield, said fast track gives regulatory approval, but does not require the council to provide infrastructure.
Councillors agreed that new housing developments outside of planned growth areas will not automatically be entitled to infrastructure and services, and staff will develop a framework to apply to developments on a case-by-case basis, with infrastructure and services prioritised for planned growth areas.