KEY POINTS:
A pamphlet has been circulating in Orewa showing high-rise buildings scattered along the coastal strip. Beneath the mock photograph, the pamphlet cries, "This is what your town could look like - or worse." It sounds like somebody in the Orewa Ratepayers and Residents Association has looked at its
commissioned artist's impression and felt it necessary to add the "or worse". For the glassy towers drawn over Orewa's flat landscape did not look at all bad.
The tendency these days is to disapprove of high-rise buildings anywhere but in city centres and certainly not near the coast. But why not near the coast under certain conditions? The usual conditions would be that the building must not be out of scale with its location or unreasonably block the sea views of existing residents. That would rule out tall buildings in most of the bays around the region. But here and there are stretches of flat urban development beside magnificent beaches that could be enhanced by high-rise buildings.
Takapuna is one, Mt Maunganui, at some distance from the Mount itself, is another. Orewa too. The main road is set well back from the beach, which is lined with trees. There are few existing sea views from the business district, let alone the streets behind. Orewa could be much better.
The residents, or those that have taken an interest in the issue, seem strongly of the opposite view. Their association has mounted a furious campaign against the Rodney District Council's new master plan for the area which, they say, will allow 20 towers to be built, up to 15 levels in residential areas and more than 25 storeys in an enlarged business district. Rodney District Mayor John Law denies this, saying the plan would reduce the number of permitted towers to about six and nothing taller than three storeys would be allowed near the beach.
Mr Law's response suggests the residents have the council on the run and the other interested authority, the Auckland Regional Council, is also ducking for cover. The regional growth strategy suggests Orewa as one of the places suitable for more intensive development around its centre but the ARC deputy chairwoman, Christine Rose, Rodney's representative, says the growth areas are chosen by local councils and the ARC had never told Rodney to prepare Orewa for a population increase from the present 5600 to the estimated 14,500 by 2050.
In fact those figures are astonishingly low. It is remarkable that Orewa's permanent population stands at just 5600. A town with its space, location and potential should have many more. Even the master plan's provision for 14,500 by mid-century is far too modest.
New Zealand needs to make intelligent use of its coastal resources. That means preserving plenty of natural scenic beauty and ensuring there are always some places maintained in a pristine state. The ARC is doing a fine job buying and running large coastal parks where anyone can find sweeping ocean views and sublime hidden bays within an easy walk. But where possible coastal resources should be used for the maximum residential and commercial value too.
Orewa could have tourist hotels along its main road where they would overlook the beach but be far enough back not to overwhelm it. Hotels would attract more services, entertainment and nightlife, none of which would be welcomed by the 300 residents who protested outside the council office last week, or the 600 who have answered the association's questionnaire. The views of the other 500 are unknown, though the council's reluctance to hold a referendum speaks volumes. But if every coastal community in the land was to pull up its drawbridge life would be dull indeed, and we would all be poorer.
