MARINA IS LOGICAL USE, BUT...

Taupo Times, Volume 23, Issue 60, 30 July 1974, Page 1

MARINA IS LOGICAL USE, BUT...

The development of a marina at Two Mile Bay , is a logical use of swamp land — but the scheme proposed by the Tauponui-a-Tia Trust has severe shortcomings which must be overcome. This was made clear by the borough engineer, Mr W. K. Kiddle, in a report to a town planning hearing last week. The committee reserved its decision on the marina-chalet-restaurant project after a two-day hearing of evidence for and against the application.

"The site chosen by the trust is probably the only vsuitable site available for private development within the Taupo borough," said ? Mr Kiddle. "It is a large subdivided block disused because of its topography, the likelihood of flooding, a large swamp and complicated legal problems." The trust' s proposed development in conjunction with the subdivision and the development of adjoining lands was the first tangible proposal to overcome these problems and permit utilisation of 23 acres of disused land in a vprime location, said Mr Kiddle.

The area was zoned for high density residential use and the land could be made available for such a purpose. However, the development for such confined use as proposed by the trust had shortcomings which made it entirely unsuitable as a public marina. "The council or any future harbour authority should not be placed in a 4)osition where it has to take over," said Mr Kiddle. The application seeks to provide a residential marina — a facility that does not exist in the borough. The proposal bore some relationship to the marina

at Kinloch where problems relating to water quality had arisen. "Conditions need to be attached to ensure that any possible problem arising from earthworks, thermal springs, iron content and drainage was adequately investigated and satisfactorily provided for," he said. Parking spaces were entirely insufficient for the size and type of restaurant proposed' and the building would have to be drastically reduced in size. Traffic problems at the major intersection of State Highway 1 and the subsidiary intersection with the Tremaine Avenue extension were likely to be compounded by the large restaurant proposal. The maintenance of water quality was probably the major issue as far as the statutory authorities and the public were concerned. It was also of major importance to the owners of the units overlooking the marina. "It is not possible to give an assurance that the quality of the water within the marina will remain at the high standard at pre-

sent maintained in Lake Taupo," said Mr Kiddle. "The legal problems are many and very involved. In this respect the council must be assured that the marina can be satisfactorily maintained and operated in all respects without it becoming a liability on the citizens of Taupo at any stage in the future." Messrs T. D. Webber and B. R. Green, of Auckland, trustees for the Tauponui-a-Tia Trust, had applied for a conditional use and specified departure. The scheme proposes a marina incorporating 12 apartment buildings surrounding the waterway and providing 94 household units of six varying designs, A large restaurant would be located to cater for residents and the general public. The trust was applying for five separate consents for the project — four specified departures and a conditional use. Mr J. D. Hole appeared for the applicants. There were 17 objectors. • "Effluent society" fear, page 7.

Marina may create'eff luent

society', hearing told

An "effluent society" as bound to be created by che proposed multi-million dollar residential marina complex at Two Mile Bay, a town planning hearing was told last week. The president of the Lake Taupo Angling, Shooting and Boating Clubs' Federation, Mr O. S. Hintz, said the development would be a very real threat to a sheltered and convenient recreational area. "It will serve not as a motel but as a boatei," he said. "It is an area which should be restored to what it was Five or six years ago, He said it had been admitted by experts at the two-day hearing that weed growth was inescapable. The federation's main objection was based on the inevitability of pollution which might harmfully affect Lake Taupo. This was one of 17 objections heard by the Taupo Borough Council which was considering an application for a specified departure and conditional use made by T. D. Webber and B. R. Green, trustees for the Tauponui-a-Tia Trust. The trust wants to establish a marina complex at Waipahihi, incorporating 12 apartment buildings surrounding a waterway, and providing 94 household units, a restaurant, shop and cafe. The scheme is proposed for six and a quarter acTes of swamp land at Waipahihi Bay. The trust is applying for five separate consents for the project — four specified departures and a conditional use. The council reserved its decision at the end of the two-day hearing last week and the outcome is expected to be announced within a few weeks. Mr J. D. Hole appeared for the applicants. Mr M. J. Morel, chairman of the town planning committee, chaired the hearing. The objectors included the Waikato Valley Authority, the Taupo County Council, the MWD, the , Royal Forest and Bird Protection Society, the Lake Taupo Angling, Shooting and Boating Clubs' Federation and a number of ratepayers. Mr B. Carlisle, public health engineer, objecting on behalf of the WVA, said the proposed usage would not be in the best public interest and the future management and mainten-

ance of adequate water quality standards could not be assured. "It is inevitable that the waters of the marina would become lowered in quality," he said. "I believe the existing swamp makes a beneficial contribution ,to the quality of the lake by acting as a filter." The establishment of a residential marina would lead to the deterioration of, the quality of the marina and lake waters and proposals had not been put forward to properly counteract this. "We consider that the form of control over the marina will not safeguard the interests of the public in the long term," Mr Carlisle said. A written statement from the National Water and Soil Conservation organisation stated that there was a special need for resolution of management responsibilities, which included taking responsibility for operating and maintaining facilities at the marina. "Developments embracing a marina and marina subdivision involve a variety of unusual problems of control or management," said the statement. "These will include management of boating ehannels and berths, water supply, sewerage and stormwater disposal and also maintenance that may include dredging and waste removal." Effect beyond vicinity ' Objecting on behalf of the Ministry of Works and Development, Mr R. J. Sutherland said the proposal would have an effect beyond the immediate vicinity of the land in question. "It appears to be for the benefit of 94 private citizens and not the community at large," he said. "This project is not for the homeless John Citizen or for persons struggling to find home finance, despite claims that it will help relieve the housing shortage in Taupo. "Had the « ^opo^al been from a local body or a government department, an environmental impact report would have been produced." He called five witnesses to support the objection. Mr L. J. A. Gow, district planning officer for the MWD, Hamilton, said the general principle of locating a residential marina in the proposed locality appeared to be acceptable. "But the complex affects the public interest, especially as it will result in significant changes to the character, nature and use of Two Mile Bay," Mr Gow said. "It could result * in adverse effects on the water quality of the bay and on aquatic life." The marina proposal provided for too dense a use of too small an area. "A reduced density would be much more appropriate on the site area now available," he said. The conservator of wildlife at Rotorua, Mr P. J. Burstall, appeared on behalf of the Department of Internal Affairs.

"The department's concern radiates from a fisheries management aspect. It was considered the proposed marina could remove the present buffering action of the existing swamp/plant association on the site. "It is clearly advantageous to allow the surface and sub-surface water of this catchment to pass through the existing swamp, rather than to cause them to funnel into an enclosed body of water prior to flushing into Waipahihi Bay," said Mr Burstall. The marina would also provide an ideal enclosed site for prolific weed growth which would have to be removed by poisoning or by flushing it into the lake. , "It may also lead to an increase in the incidence of swimmers' itch, which would require treatment deleterious to the fishery," he said. Dr E. R. White, head of the freshwater section of the DSIR's ecology division, Taupo, said one feature of the marina structure gave cause for concern. "It is intended to leave the bottom of the marina unsealed," he said. "The immediate consequence of this is that wherever there is a positive head between the ground water and the lake level — and this will apply almost continually — then ground water rich in plant nutrients will seep into the marina. Dr White told the hearing that if the bottom of the marina was not sealed, it would be impossible to maintain the water quality at the level of that in the lake. "It isn't realistic to expect it to be," he said. "I contend that if the bottom of the marina was sealed there would be no serious cause for concern about water quality within it. "Accumulating sediments, rubbish deposited by people, algae slimes and attached macrophyte weeds could all be removed. "There would be no need for a i flushing system in such a marina." Inevitable pollution of lake Mr P. J. Marriatt, advisory officer for the commission for the environment, said an environmental impact report should have been produced before the council could make an adequate decision on the proposal. Mr J. V. Jerram, Dominion president of the Royal Forest and Bird Protection Society, objected on behalf of the society. Their main objection to the proposal was that inevitable pollution of Lake Taupo would result "We believe it to be incumbent on the council to declare the area it presently ^owns to be a reserve and to acquire the balance of the area for addition," said Mr Jerram. The society promised to plant and maintain the area as a reserve completely without cost to the council apart from clearing.

"It would be hard to find a more ill-prepared case for the despoilation of Lake Taupo than that propounded by the trust," he said Wish ~~ "most alarming" Objecting on behalf of the Taupo County Council, the county engineer, Mr J. W. Bull said the borough engineer's wish for the marina to be privately run was "most alarming." "It indicates that the curr'ent proposal does not offer any procedures which can be used to demand compliance with water quality standards set," he said. "Fortunateiy the applicants' propo^als have considerable merit, though there are some areas which require strengthening." Mr Bull said it appeared that more information on the protection of water quality was needed before the borough council could decide whether or not the proposal was in the public interest. "It is evident that further attentionus required to the conditions under which control of the marina is vested in private organisations," he said. • There appeared no workable alternative better than vesting the bed of the marina in a public authority and reducing the density of the apartments to permit use of the marina by non-residents at some time in the future. Water rights required "It is evident that water rights are required and before final approval is granted an environmental impact report should be prepared, published and approved by the commission for the environment," said Mr Bull. In written evidence, a professor of botany, Professor V. J. Chapman, said the proposed marina was 650 feet long by 80 feet wide, with an outlet 40 feet wide. At minimum lake control there would be three feet of water present, which Could rise to a maximum of eight feet. The marina opened into Lake Taupo and it was proposed to dredge a channel into Two Mile Bay to a depth of eight feet below maximum high water level. Substantial bed of weed The bay was relatively shallow and there was a substantial bed of lakeweed, he said. "Experience with marinas shows that, unless there is adequate water movement, sooner or later weed and algae growths make. their appearance," said Professor Chapman. "With a weed bed just

off the entrance exit and boats moving ip or out, "weed growth could be expected to appear rapidly in the marina unless steps are taken to flush it out. "During the spring, summer and autumn, frequent flushing will be desirable and it should operate from the head of the marina." Provided the jetties were floating ones, so that they did not impede water movement, the proposed flushing should keep the marina water clean and stop weed growth, he said. Scum and oil was not expected to pose a problem in a well-run marina, though it might be necessary to remind boat owners of their responsibilities occasionally. To reduce enrichment within the marina, owners of properties should be required to exercise particular care in using any fertiliser on their lawns. Dumping of refuse into the marina would undoubtedly be prohibited. Dr Elizabeth Hunnable, biologist, of Auckland, said ' the increasing numbers of baches and motels becoming established along the shore of Lake Taupo were of concern. "Waipahihi is a good example of the unsightly effects of eutrophication," she told the hearing. Plant growth evident "Large masses of algae and plant growth are evident in the bay." The conditions in the bay were not typical of the whole lake. "In its present state, the bay is not suitable for bathing or boating due to the substantial weed growth," said Dr Hunnable. The proposed development represented a considerable concentration of people and activity in a small area. • "The units would all be connected to the municipal sewerage system and this should improve the conditions in the bay considerably as it would eliminate the requirement for septic tanks which discharged by seepage into the lake. The deflection of stormwater away from the bay should also improve the local conditions without detrimental effect elsewhere. Option from 30 buyers In evidence on Wednesday, Robert Hector Fisher, valuer and real estate agent, of Wellington, said written options for the chalets had been obtained from approximately 30 prospective purchasers. He expected the prices for the initial units would be in the $36,000 to $46,000 range. Based on present demand and interest, the proposed units should sell rapidly, he said. The facilities provided and the design features

were such that at the indicated price range they represented good value, compared with recent saies of Taupo properties. , Mr Fisher said he had considered the possible effects which the proposed development would have on the surrounding properties. Mr J. L. Martin, a director of Transvision Holdings Ltd and Finance House Ltd, told the hearing his investment organisation had overall responsibility for financing the project. He said it was regarded as a "major and most innovative development which will become a significant asset for Taupo and one of the most interesting urban projects in New Zealand, if not Australasia. "I have no doubt that the marina complex will not detract from the value of properties in the area, he said. "I think the development will improve values. Discussing various aspects of the proposal, the architect, Mr C. W. Jqhns, of Wellington, said the restaurant was designed to cater for 100 people seated. V There would be a dance area and a small bar to serve people waiting to dine. A car park was allowed for each table of four people.