Tauranga City Council has been made aware that pamphlets making inaccurate claims about the effect and intent of proposed Plan Change 27 (flooding from intense rainfall) have been distributed to many properties in areas that may have a potential future flood risk.
Team Leader: City Planning, Janine Speedy, says the pamphlets are “scaremongering” and encourages anyone who has received a copy to contact the council to get a true picture of what the proposed plan change means for their property.
“The pamphlet makes a number of claims that are simply untrue and it’s important that people understand that,” she says. “The key points about the plan change are set out below and we invite anyone who is worried about the situation to contact us and arrange a 1-on-1 meeting or phone conversation to work through the issues.
“To date, we’ve spoken with more than 1000 residents at public information open days and had more than 220 one-on-one appointments to discuss the detail of the proposed plan change as it relates to particular properties. In most cases, I think people appreciated having a better understanding of what the proposal is seeking to achieve and what it means for them.”
Amongst the key points anyone who has received a pamphlet should know are:
- The intent of the proposed plan change is to protect people’s lives and property.
- Council is required to determine which properties are potentially floodable by the Bay of Plenty Regional Council Regional Policy Statement. This has involved carrying out new flood modelling based on the effects of climate change and sea level rise and anticipates a predicted increase in intense rainfall events. The modelling is based on updated information about the impacts a 1-in-100-year storm event could have, and as a result, areas subject to hazards (overland flowpaths, floodplains and flood prone areas) now include many properties which would not have previously been classified as floodable.
- Because the proposed plan change relates to water, the Resource Management Act requires that it take legal effect from the date of notification – 16 November. However, it is still subject to change as a result of submissions, hearings and the final decision-making process which will take place next year.
- Minor alterations and works (20m2 addition to a house, small shed) on an existing property will not need a resource consent. An example of where a resource consent maybe required is for a new solid fence that would restrict an overland flowpath, which could cause flooding effects on neighbouring properties.
- A new build in an area identified as having a potential flooding hazard may require a resource consent to ensure that all habitable rooms are above the likely flood level, to protect the lives of the occupants.
- The proposed change covers subdivision, land use and development. It does not give the council the right to use any property without prior consent; and it does not allow the council to create an easement on an existing property. Easements are considered when someone is subdividing their land. This could be for pipelines, electricity supply or to establish a right of way. Stormwater easements have existed for a number of years and provide for council to maintain the infrastructure rather than the property owner. Plan Change 27 does not propose any changes to the existing City Plan rules.
- Council has been releasing hazards information relating to flooding, inundation and erosion since 2014. There’s no indication that any of the previous notifications have affected overall property values. Insurance costs would need to be discussed with insurers, noting that any new notifications relate to a 1-in-100-year storm event, and allow for future climate change and sea level rise.
Ms Speedy says the continuous updating of flooding information, including the rules proposed by proposed Plan Change 27, is part of council’s wider programme of understanding and living with natural hazards.
“Proposed Plan Change 27 is a function the council is required to undertake, but more importantly, it’s work we should be doing to ensure that the city is resilient to natural hazards and our planning rules provide appropriate protection for people’s lives and property. While the concerns of landowners are understandable, it’s important to acknowledge that there is a legal obligation to complete this work; and to release any new information when it becomes available.”
She adds that any property owner can seek a review of the flooding risk assessed for their property by emailing city.plan@tauranga.govt.nz with the relevant property information. Meetings with Council staff can also be arranged by booking online, or calling the council on 07 577 7000.
“There’s nothing to hide in this process – it’s based on the latest regional and central government requirements; it’s designed to protect people and property; and it’s not shifting the responsibility for stormwater to property owners,” she concludes. “Council will continue to invest in stormwater infrastructure improvements and as new information comes to hand, we will also continue to keep the community informed and involved.”
Anyone can make a submission on the proposed plan change. Submit your feedback online at www.tauranga.govt.nz/PC27; pick up a copy at council’s customer service centre or a city library and email it to city.plan@tauranga.govt.nz; or post it to Manager: City and Infrastructure Planning, Tauranga City Council, Freepost Authority Number 370, Private Bag 12022, Tauranga 3143. Submissions close on Monday 1 February 2021.