Watercare Infrastructure Constraints: A Development Guide for Auckland
Last Updated 4 December 2024
Auckland's unprecedented growth has placed significant pressure on its water and wastewater infrastructure.
For developers and property owners, understanding these infrastructure constraints is crucial for project planning and viability. This guide provides a practical overview of Watercare's infrastructure capacity constraints and what they mean for your development plans.
Auckland’s Water & Wastewater Infrastructure Overview
Watercare Services Limited, operating as a Council Controlled Organisation (CCO), maintains responsibility for providing water and wastewater services throughout the Auckland region (excluding Papakura).
The organisation manages a comprehensive infrastructure network encompassing treatment facilities, reservoirs, pumping stations, and network pipes.
Auckland's water and wastewater infrastructure faces considerable challenges due to unprecedented population growth.
Since 2010's regional integration of water services, Auckland's infrastructure network has faced increasing demands from both population growth and urban development. The implementation of the Auckland Unitary Plan in 2016 enabled further intensification throughout the region, contributing to the current infrastructure capacity challenges.
The subsequent eight-year period has witnessed substantial intensification within established suburbs, placing additional strain on existing infrastructure.
Consequently, numerous areas within Auckland now experience significant capacity constraints, potentially impacting future development opportunities pending infrastructure upgrades.
1. How do I find out if my site is affected by Watercare capacity constraints?
To facilitate development planning, Watercare has implemented maps that delineate areas with sufficient network capacity for new residential development, as well as areas experiencing infrastructure constraints. The affected urban areas include (but are not limited to):
Otara/Papatoetoe
Favona
Beachlands/Maraetai
East Auckland
Parts of Waitakere
Beach Haven/Birkdale
Lower North Shore
Hibiscus Coast
Warkworth
While the primary map provides a macro-level analysis of network capacity, Watercare has enhanced its Geographic Information System (GIS) platform to enable a site-specific infrastructure assessment.
Watercare’s GIS can be accessed by selecting the button below.
Once you have accepted the standard terms and conditions, open up the ‘layers list’ which is located within the top navigation bar.
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Once open, navigate to the ‘planning areas’ section within the layers menu and ensure that the ‘Watercare capacity constraint areas’ is selected.
The system will display colour-coded overlays indicating:
Areas affected by wastewater infrastructure constraints.
Areas with water supply limitations.
Areas experiencing both water and wastewater capacity restrictions.
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For optimal results, we recommend conducting a property-specific analysis rather than relying solely on the regional overview. To perform a specific site assessment:
Locate the search functionality in the upper right corner of the mapping software.
Input the specific property address to generate a site-specific analysis.
Review the property's infrastructure capacity status.
Example Assessment:
Property: 1 Strid Road, Te Atatu South
Current Status: Subject to Wastewater Network Capacity constraints (indicated by orange shading)
This granular approach provides stakeholders with infrastructure capacity information relevant to their specific location, enabling more informed decision-making regarding development potential and infrastructure requirements.
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In this instance, the map confirms that the site is subject to a specific site constraint (wastewater), the expected timeframe for a solution (in this case; 2035-2040), as well as the solution type (wastewater infrastructure upgrades).
2. How does Watercare plan to address these constraints?
Watercare's infrastructure capacity maps identify areas within Auckland that require either new infrastructure development or significant upgrades to existing systems to accommodate future growth.
Watercare is making substantial investments to address these infrastructure challenges. This includes over $1.2 billion allocated for new and upgraded water and wastewater infrastructure this financial year, as part of a broader $13.7 billion investment planned for the next decade. These infrastructure investments are aligned with Auckland Council's Future Development Strategy, ensuring resources are directed to support anticipated growth in the right areas at the right time.
In an effort to enhance transparency for Auckland's development community, Watercare has published these maps alongside a capacity table. This table provides detailed information for each constrained area, including:
Specific infrastructure constraints.
The nature and scope of the limitations.
Projected timeline for implementing solutions.
The extended timeline for many projects, with completion dates ranging from 2025 to 2040, reflects the complexity and scale of some of the required infrastructure improvements.
We have provide the Watercare capacity table below, as of November 2024. While best viewed on PC, we have designed for mobile also:
| Areas with limited capacity at present | ||
| Area | Constraint | Expected timeframe for solution |
|---|---|---|
| Beach Haven | Water and wastewater network capacity | 2040-2045 |
| Beachlands / Maraetai | Wastewater treatment plant capacity | 2025-2030 |
| Birkdale | Wastewater network capacity | 2030-2035 |
| Clarks Beach | Wastewater treatment plant capacity | 2026 |
| East Auckland | Water and wastewater network capacity | 2035-2040 |
| Favona | Wastewater network capacity | 2025-2030 |
| Helensville / Parakai | Water treatment plant capacity | 2025-2030 |
| Lower North Shore | Water network capacity | 2040-2045 |
| Ōtara-Papatoetoe | Wastewater network capacity | 2035-2040 |
| Paerata | Wastewater network capacity | 2025-2030 |
| Waitakere | Wastewater network capacity | 2035-2040 |
| Waiuku | Water and wastewater treatment plant capacity | 2025-2030 |
| Areas with no capacity at present* | ||
| Hibiscus Coast | Wastewater treatment plant capacity | 2031 |
| Kingseat | Wastewater treatment plant capacity | 2030-2035 |
| Waiwera | Wastewater treatment plant capacity and water network capacity | 2025-2030 |
| Warkworth | Wastewater treatment plant capacity and network capacity | 2025-2030 |
| Wellsford / Te Hana | Water and wastewater treatment plant capacity | 2026-2028 |
| Areas with no capacity long term | ||
| Bombay | Water treatment plant capacity | n/a |
| Muriwai | Water treatment plant capacity | n/a |
| Waiheke Island | Wastewater treatment plant capacity | n/a |
| Waimauku | Wastewater treatment plant capacity | n/a |
3. What does this all mean for me?
Network constraints in water and wastewater systems do not automatically preclude new connections.
Watercare has implemented a capacity application process to determine whether developments can proceed to resource consent or if additional information is required. This assessment varies by area.
Each development will undergo individual evaluation based on several key factors:
Geographic location;
Projected service demand;
Development scale; and
Implementation timeline.
Within the designated constraint areas, some developments could proceed with appropriate capacity analysis and planning as these areas have limited capacity - not no capacity. Local network constraints may however still need to be addressed.
It is critical that detailed site-specific assessments are undertaken, supported by a quality engineering assessment, and overseen by a qualified and skilled Planner.
Kirsty Merriman, an experienced local property investor and developer, shares her perspective on the current infrastructure landscape:
"The current circumstances facing developers and landowners raise important considerations, particularly regarding infrastructure planning and housing supply in Auckland's vital development zones. There are significant gaps in planning, funding allocation, and stakeholder communication that are impacting potential housing development.
A collaborative approach is essential, with skilled teams led by qualified Planning and engineering professionals who can effectively address these challenges while maintaining productive engagement with Watercare. Given the present constraints, stakeholders must prioritise understanding their specific position within this regulatory and infrastructure framework."
In terms of resource consenting, there are specific planning pathways available, including:
Permitted activity status for up to three dwellings in certain residential zones, including Residential: Mixed Housing Suburban and Urban zones;
Potential for conditional consents that align development timing with infrastructure upgrades; and/or
Specific provisions for subdivisions proceeding around existing development or approved land use consents, based on Auckland Council’s practice and guidance (see Section 6.5).
The above could provide alternative options if you want to develop prior to the required infrastructure upgrades taking place.
We are also advised that Watercare are acknowledging and ‘honouring’ existing resource consents as part of their reviews.
It's important to note that Watercare has taken a clear position on alternative infrastructure solutions. Specifically, they will not support wastewater tankering arrangements as interim solutions between construction completion and infrastructure upgrades becoming operational.
4. Need Help?
If your development plans could potentially be affected by these constraint areas, our team can assist with consultation with Watercare in partnership with trusted Civil Engineers to ascertain if your project will be impacted.
This is a complex and fast-changing field to navigate, and early evaluation of infrastructure requirements is crucial for project viability and can result in significant cost savings.
Contact us today to see how we can help.
Contact Person: Mark Charlesworth
Email: mark.charlesworth@colabplanning.co.nz
Phone: 021 040 5817
You can also contact Watercare at networkcapacity@water.co.nz for preliminary inquiries.
This learning summary is intended as general guidance only and should not be relied upon as professional advice.
