Tauranga flood map update a ‘win' for landowners, developers
Flooding in Pāpāmoa in 2005. Maps used for Tauranga's Plan Change 27 will now be updated.
Photo:
John Borren / NZME
Tauranga property owners have had a "significant win" after the council agreed to update flood maps, a developer says.
Tauranga City Council is making Plan Change 27 - Flooding from Intense Rainfall operative after three years of legal wrangling.
The plan change has had legal effect since 2020, when it was notified for public consultation.
It introduced rules to manage flood risks and the effects of flooding on people, properties and infrastructure.
These impacted what could be built on land deemed a flood risk.
The council also released new flood hazard maps for the city based on a one-in-100-year storm scenario and accounting for climate change forecasts.
The maps deemed 30,400 properties at risk of flooding - thousands more than under the previous modelling.
An independent hearing panel heard submissions on the plan change and the decision to approve it was notified in April 2022.
Twenty parties took three appeals to the Environment Court. The cases were settled in mediation, avoiding a hearing.
Tauranga's Urban Task Force (UTF), which represents property owners, developers and businesses, was one appellant.
The UTF cited significant errors and inaccuracies, claiming the maps did not show the most up-to-date flooding information.
The task force also believed the plan change would hurt property values across the city.
Through the court process, the council agreed to keep the flood maps updated so they could be relied upon by developers and landowners.
Scott Adams
Photo:
Bay of Plenty Times
UTF chairperson Scott Adams, managing director of development company Carrus, said all parties generally accepted there were technical errors and issues with the mapping.
"(The) council has accepted through the appeal that a site-specific technical assessment on flooding will now prevail over the indicative maps that are currently shown on the council's online GIS (mapping tool) layer.
"This is a significant win for the UTF on behalf of property developers and landowners," Adams said in a statement.
"They can now get a simple stormwater engineering assessment to override the mapping.
"This will be particularly useful where there are errors with the flood modelling and map outputs."
The council also agreed that whenever its stormwater model was updated using more up-to-date or site-specific information, this would prevail over the indicative flood hazard areas depicted in its GIS layer.
Other concerns raised by UTF about how roadworks might affect flooding were also addressed in the new consent provisions issued by the Environment Court.
Adams said roads were designed to help carry stormwater during major floods.
UTF's concern was if the council improved roads - like raising the height or adding engineering features - it could cause floodwater to spill onto nearby properties or reduce the ability of stormwater to flow along the roads, he said.
Because of this, Plan Change 27 was altered and neighbours must now be notified if roadworks could cause flooding on their properties.
Policies have also been updated to focus on reducing flood risks, rather than just managing activities.
The goal was to ensure that activity still maintained suitable overland flows that water takes during floods, instead of restricting the activities themselves.
The Environment Court consent order was signed off by Judge Kelvin Reid in March.
The council approved the plan change at a meeting on 28 April. It would become operative on Tuesday 13 May.
City planning team leader Janine Speedy said the process started after Tauranga had significant flooding events in 2005, 2010, 2011 and 2013.
The council then looked at how it could better manage risk from flooding, Speedy told the meeting.
An integrated stormwater project was started, and Plan Change 27 was the regulatory response for this, Speedy said.
Prior to 2020, the council didn't have any flooding rules in the City Plan and Plan Change 27 introduced those rules, she said.
The council had an ongoing flood modelling programme to ensure its information was up to date, Speedy said.
Councillor Glen Crowther said it was helpful to have the issues dealt with through the legal process.
It was important to get it right and there was a lot of effort put into it to ensure that happened, he said.
- LDR is local body journalism co-funded by RNZ and NZ On Air.
Hashtags
Try Our AI Features
Explore what Daily8 AI can do for you:
Comments
No comments yet...
Related Articles
RNZ News
3 hours ago
- RNZ News
Four ways to make your home feel warmer this winter
By John Tookey of New Zealand has just been hit by the first big cold snap of 2025. Photo: 123RF New Zealand has just been hit by the first big cold snap of 2025 and, like every year, many New Zealanders will be reaching for an extra jumper, slippers and maybe a blanket to try and keep warm. New Zealand's housing stock has long been criticised for being damp, cold and ill-suited to the climate . In the 2018 Census , households were asked about the state of their homes. According to Stats NZ, 318,891 homes in New Zealand (21.5 percent) were affected by dampness and 252,855 (16.9 percent) had visible mould larger than A4 size at least some of the time. While the World Health Organization recommends a minimum indoor temperature of 18˚C , many homes in New Zealand fall below these thresholds, with some experiencing temperatures less than 16°C . Even when homes are built to code, there can still be issues and health risks . A lot of New Zealand's housing is not fit for purpose - particularly at this time of the year. While improving heating and standards is a homeowner choice, for landlords it is increasingly a requirement . Over recent years landlords have faced increasing costs to achieve legal heating, ventilation and insulation requirements within 90 days of a new or renewed tenancy . For everyone else, there are ways to make homes more efficient to heat and comfortable to live in. Here are four ways to keep heat in your home this winter - some simple and affordable, while others are more of an investment. Firstly, insulation is our friend in winter. Double glazing is excellent but expensive (between NZ$450/m2 and $1500/m2) and subject to restrictions in heritage buildings . There are other options. Secondary glazing with glass, acrylic or applique plastic sheets can be a significantly more cost-effective option . Where possible, home owners should be looking at ways to add to thermal efficiency by increasing insulation. Walls can be retrofitted with cavity fillers. If your budget can stretch to it, rigid insulation board is also effective. Under the floor and in the roof spaces are favourites for these upgrades. They are relatively cheap improvements to make and generally pay for themselves. Secondly, a warm and dry home requires finding and eliminating draughts. For many years, building scientists have sought to achieve airtight homes. An airtight home substantially reduces heat loss in winter. Temporary and permanent improvements can be made by buying or making some draught excluders and door sweeps for doorways. But specialist products such as adhesive-backed foam tape or V-strip weatherstripping around door and window frames are also very effective. Even just using masking tape during winter to seal the gaps in unused windows can help keep warmth in the home. Third, use your window orientation strategically. Invest in heavier curtains (or blinds) that insulate windows . Then use a compass (you probably have a compass app on your phone) to work out which way is north. North-facing windows catch the sun during the day, and contribute to thermal gain in a house . South-facing windows are in shadow all day and tend to act as a heat sink, losing energy throughout the day. During the day, ensure curtains and blinds are open on the north side and closed on the south side. As soon as night falls, close the curtains to retain maximum heat. Try to keep unused rooms closed off and stick to the naturally warmer spaces. Fourth, use ceiling fans, heat pumps, and dehumidifiers to maximise the available heat in your house. Heat will stratify into layers in your house. It is always going to be warmer near the ceiling of each room. Usually, the loft space is the warmest of all through maximum thermal gain during the day. Using a ducted heat pump can recycle that heat to the living spaces . Similarly, if you set the ceiling fan to move air around the room you will make the most of what you have. Ideally, run the ceiling fan backwards (clockwise) if it has that option, to create an updraught rather than a downdraught to aid circulation. Dehumidifiers are extremely useful in increasing the feeling of warmth in a house. During operation, they release some latent heat while condensing water. Dry air is easier to heat, making your heating more efficient. Cold damp homes can have significant health impacts , including respiratory issues, rheumatic fever and skin infections - particularly for children and vulnerable people. Targeting heat loss and dampness can help improve conditions. Will it ensure every home is warm and toasty? No. But these steps can make their homes just a little bit warmer - and healthier - this winter. John Tookey is a Professor of Construction Management at the Auckland University of Technology. This story was originally published on The Conversation.
RNZ News
9 hours ago
- RNZ News
South Island ski fields set to open
sport leisure 21 minutes ago The wintry blast which swept up the country at the weekend has put a big smile on the faces of ski field operators. Coronet Peak ski area manager Nigel Kerr spoke to Charlotte Cook.
RNZ News
10 hours ago
- RNZ News
Snakes, spiders and mould confront residents after NSW floods
By Emma Siossian , ABC News Flooded residents have returned home to find snakes and spiders in their homes. Photo: Supplied / ABC News Mud and mould are not the only issues facing those returning to their homes after major flooding on the New South Wales Mid North Coast. Clybucca resident Julie Botfield was evacuated by boat with two of her children and their dogs during the height of the flooding in late May. She said she was shocked by what she discovered at the rural property when she returned to inspect it a week and a half later. "The snakes and spiders were an issue in me getting back in there," Botfield said. "There were 30 snakes down in the shed alone … I wasn't expecting that many. It was really scary, my heart was racing the entire time, and it made the clean up so much harder as I didn't want to be bitten by a snake." Botfield, a single mother, was assisted by Brenden Kendall, who lives near Kempsey and helps people needing snakes relocated. "I saw a few baby snakes up and down the driveway just walking up to the property, some were still hiding in the shed," Kendall said. "Once we got up to the shed, we ended up with a total of 30 snakes caught. "There was a mixture of red-bellied black snakes, brown snakes … a whole mix of different ones … I've never seen that many like that." Botfield, who rents the property, said she also had it treated for pests as the walls were covered in spiders. "My house is a cream colour and when we evacuated it was brown on all sides, with the spiders covering the walls," she said. "I had a pest man come [after the flood] … he said it was the worst property he has ever treated." NSW Reconstruction Authority Recovery coordinator Dave Owens said it was not uncommon for animals to take refuge in uninhabited properties after floods. "The animals are looking for somewhere safe and obviously residents are vacated," he said. "So, when people go back in, it's not just the floodwater and mud on the ground, it's snakes, it's spiders, it's other creatures, so you need to be careful." Spiders covered the walls of Julie Botfield's home at Clybucca as the floodwater rose. Photo: Supplied / ABC News Botfield said the time it took before she was able to return and access the property meant that mould had also spread. "The house was sitting in the water for quite some time, so now the mould has gone through the house, so it's just a big clean-up effort," she said. "The storms and rain keep coming." Owens said mould was a significant issue after a flood, and airing out impacted homes as soon as possible was vital. "Open all doors and windows to let in fresh air and sunlight … reduce humidity by limiting humidifiers, indoor plants and unflued gas heaters," Owens said. "To clean mould off surfaces, use detergent or diluted vinegar, four parts vinegar to one part water. "For stubborn mould, you can use a diluted bleach solution but never mix vinegar and bleach." A household cleaning expert has also recommended oil of cloves for cleaning mould . North Coast Public Health Unit's environmental health officer David Basso said mould spores could cause health problems for people who were sensitive or allergic to them. "If you are cleaning mould, wear protective clothing, rubber gloves and a mask, and ensure that you are trying to get as much ventilation as possible through your home," he said. "The health effects from mould exposure can be a runny or blocked nose, irritation of the eyes and skin and difficulty breathing, particularly [in] people with asthma." He said removing mould would be more challenging during winter. "When we have adverse weather, it's difficult to maintain that proper airflow through your home," he said. Julie Botfield and two of her children evacuated their home on a friend's boat during the floods. Photo: Supplied / ABC News Owens said about 700 residential properties across the region were still deemed uninhabitable and the focus was on getting displaced families back home. "It could be as simple as they've had water over the floor, and we need to get a sparkie [electrician] in to check it's safe and then they can move back in," he said. "We have about 150 households in emergency accommodation. A lot of people have gone to family and friends, couch surfing is a term that's been used." Botfield is currently staying with family and said she was prepared for a long road ahead. "I've had Disaster Relief Australia out to help and they have been great … they even found another two snakes," she said. "I want to show my kids we are strong and resilient, we've got this." - ABC News
