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Wairoa River Valley Strategy - October 2013 - Ko Te Wairoa, He Whakaora Whenua, He Whakaora Tangata - Tauranga City Council
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Ko Te Wairoa, He Whakaora Whenua, He Whakaora Tangata. "The Wairoa River, a River that gives life to the land and the People" Wairoa River Valley Strategy October 2013
Te Karanga o te Kuia "E noho ana ahau I runga I te taumata o aku tupuna, no te hono I wairua, I hono ai te ture wairua ki te ture tangata waihoki te Pouriuri ki te Ao Marama, Tenei te Mana whakaihi, whakawehi, Whakaora ki te moemoea I tuku iho I tuku iho mana tikanga mo to tatou Awa o Te Wairoa, Hei oranga mo nga whakatupuranga Kei te heke mai" Kuia Minnihaha (Poumako) Gotz "I stand on the high sacred summit, the speaking place of our Ancestors, that is the spiritual link between our Spiritual laws and the physical teachings of today. Leave the long dark night of ignorance and emerge into the world of light, of understanding. Absolute sacred Authority, power realised manifesting as intellectual creative inspiration – awe inspiring - encompassing energy, revitalising, strengthening – the spiritual vision, that which has been handed down to us by our ancestors, guardianship of our River, Te Wairoa, the source of living healing waters providing sustenance for us all. The River is the link between our past, present and future, a Cultural, Physical and Spiritual Icon, gifted to and for the coming generations."
Table of Contents 1. Introduction 2 2. The Vision – Where We Want To Be in 2055 8 3. Background 9 3.1 The Legislative Context 9 3.2 Consultation Process 10 3.3 Lay out of the WRVS 11 3.4 Partnership 11 3.5 The Community 12 3.6 Implementing the WRVS 12 3.7 Delivering the WRVS 13 4. Management Themes 16 - 56 5. Local Management Areas 58 – 82 Glossary 86 References 87
1 Introduction The Wairoa River flows into the Tauranga Harbour, located on the eastern coast of the North Island of New Zealand. The Wairoa River Valley is a special environment valued by the community for its natural and spiritual qualities. There are pressures both existing and emerging that are impacting on the Wairoa River and its environs. In particular, a surge in lifestyle block and residential subdivision and development, recreation, access and land use practices can seriously impact on those natural, cultural, social and economic assets that the community values. This Section provides details on the definition of the Wairoa River Valley environment for the purposes of this strategy, sets a context for the partnership that is inherent to the strategy and details where the strategy 'fits' in the legislative context. What is the Wairoa River Valley environment? The Wairoa River flows into the Tauranga Harbour located on the eastern coast of the North Island of New Zealand and is shown on Figure 1. To the south and west are the bush-covered Kaimai Ranges. The Wairoa River and its tributaries form the largest catchment of Tauranga Harbour.1 The Wairoa River is approximately 14km in length and the largest freshwater tributary to Tauranga Harbour with a discharge of approximately 39l/s/square km. There are a number of tributaries that feed directly into the Wairoa River; the main tributaries include Mangakarengorengo, Opuiaki, Mangapapa, Omanawa below Ruahihi, and Ruangangara (Ohourere). The tributaries upstream of the Wairoa River Valley are recognised as integral to the river valley environment but are outside the definition of the Wairoa River Valley. It is recognised that the Ruahihi Canal is in close proximity to the Wairoa River Valley as defined below and where appropriate potential opportunities for inclusion of this area in the Strategy are identified. The definition of the Wairoa River Valley is provided below for the purposes of the Wairoa River Valley Strategy (WRVS). "The Wairoa River Valley extends from McLaren Falls Bridge downstream to where the river meets the Tauranga Harbour (Oikimoke Point to the equivalent northern point in Bethlehem). It extends up to the dominant ridgeline beside the river and to encompass the communities of interest either side of the riverbank" Wairoa River Valley Strategy October 2013 Page 2
This definition is not a legal definition. The definition has resulted from both background research and consultation with the community. There has been concern voiced by the Tangata Whenua and some parts of the community that the study boundaries must include the whole catchment, from the smallest stream in the Kaimai Ranges to the very mouth of the river in at the Tauranga Harbour, and that to only study the Wairoa River from McLaren Falls down to the harbour is not addressing the causes of many issues that are of concern to people along the Wairoa River Valley. The WRVS addresses the Wairoa River from McLaren Falls Bridge downstream. The Wairoa River tributaries are not included in the study area; however the Strategy recognises their importance. The Councils consider this to be the first step where there is the most pressure. Figure 1: Map of Wairoa River Valley (Source: E.Stokes (1980) 'A History of Tauranga County') The WRVS does not directly address the future use, management and development in regards to the tributaries of the Wairoa River. Wairoa River Valley Strategy October 2013 Page 4
What is the Wairoa River Valley Strategy? …It is a 'framework for managing the river valley now and into the future. The communities with interest in the Wairoa River Valley have identified in the past that there is a need for integrated management of the Wairoa River Valley and for clear future plans for protection, use and development in this area. The WRVS is an initiative of the Tauranga City Council (TCC), the Western Bay of Plenty District Council (WBOPDC) and has been prepared by Beca Planning. This strategy is a process for Councils to identify with the community, some of the issues and objectives outlined in their statutory and strategic documents and to integrate the management of this significant natural environment and open space in the Bay of Plenty Region. To this extent, it is important to recognise that there are other strategic documents and processes that will also assist in achieving the vision and goals of the Wairoa River Valley Strategy, such as the Natural Environment Strategy of Western Bay of Plenty District Council, and the environmental programmes that are implemented by Environment Bay of Plenty. The TCC, WBOPDC, other statutory agencies (including Environment Bay of Plenty/EBOP), Tangata Whenua, key stakeholders, landowners, users, and the wider community have the opportunity to set the scene, through a long-term vision and strategy, towards a sustainable future for the Wairoa River. This vision will seek to protect the unique values and sense of place inherent to the Wairoa River Valley, whilst accommodating the long-term community benefits that derive from the natural environment and its resources. In recognising the complexity of the river valley environment and resulting challenges for good management, it is considered essential that the Wairoa River Valley Strategy is holistic, incorporating infrastructure planning, asset management, landscape, heritage and environmental assessments and rural and community planning. The WRVS is intended to reflect a balance of the wishes of the community of the Wairoa River Valley, as a result of extensive consultation with the communities along the river. Key stakeholders, including Tangata Whenua, landowners, the wider community and organisations with responsibilities for the river valley, were consulted throughout the process. The views and perspectives of these diverse groups must be weighed up with statutory obligations, existing strategic direction and national policies that apply to management of the river valley. History to the WRVS A number of processes have occurred in the past that consider the Wairoa River Valley and associated issues with the current use and development of the area. These processes have also considered the potential of the area as a significant cultural and recreational asset. There have been many people involved in these processes, including landowners, Tangata Whenua, key stakeholders along Wairoa River Valley Strategy October 2013 Page 5
the river, the community and users of the river environment. Examples include the preparation of reserve management plans for some of the Council owned areas along the river and community consultation meetings facilitated by NZ Landcare Trust to discuss concerns on the recreational use of the river. It was recognised that there is a need to bring together some of the outcomes of these processes to provide a basis for the development of an integrated strategy for the Wairoa River Valley. Submissions have been made to Council's Annual Plan processes over the years requesting funding for investigations into developing an overall strategy for the area. In 2002/2003 these submissions were diverted to the Regional Parks Working Group (joint TCC/WBOPDC/EBOP) for consideration. The Regional Parks Working Group recognised that the Wairoa River and its margins are an important ecological and cultural landscape and significant recreational asset for both TCC and WBOPDC, however it was outside the scope of this working group as its focus is on regional and sub-regional parks. A recommendation was made to TCC and WBOPDC to pursue investigations into the potential for a Wairoa River Valley Strategy. In 2003 Beca was commissioned to prepare a Scoping Study for the project and in mid-2004 were commissioned to prepare the full strategy to involve significant consultation with the community. There is a wealth of existing information available on the Wairoa River and environs and these have been reviewed during the background research stage of the WRVS development. A list of these references is provided at the back of this document. What does the Wairoa River Valley Strategy mean to you? The Wairoa River Valley Strategy seeks to provide a balance between protecting and recognising the isolated wilderness values in the Wairoa River's upstream reaches and the enjoyment of passive and active recreation in the lower reaches. The Wairoa River Valley Strategy has been developed recognising that land within the Wairoa River Valley is in various forms of ownership. The actions in the strategy are intended to provide a framework for ensuring that the key values of this environment including landscape qualities, sustainable land use and water quality are preserved for the enjoyment of both current and future generations. Where any future development has been proposed it is recognised that this will occur either on land currently in public ownership or land that may be identified in the Councils District Plans as future esplanade reserve. Land in private ownership will not be developed with walkways or any form of public access unless this is agreed to through negotiation between the Councils and the landowners. Any development is likely to occur in a staged process recognising that this is a long term strategy for the Wairoa River Valley. Wairoa River Valley Strategy October 2013 Page 6
Wairoa River Valley Strategy October 2013 Page 7
2 The Vision – Where We Want To Be in 2055 A key to the preparation of the WRVS has been the development of an overall Vision or a picture of how the Wairoa River Valley environment could be in future. The Vision is a story of where we are headed and identifies Where We Want to Be by providing a common direction for the future of the Wairoa River Valley environment. "The Wairoa River Valley forms a green corridor that runs through farmland and bush, parks and reserves and the urban landscape. Within the green corridor the river and its surrounds create tranquil settings, places for relaxation, recreation, working and living. The iconic landscape that is the Wairoa River Valley can be viewed from vantage points that allow this peaceful natural and cultural landscape to be appreciated by all." This Vision means that by 2055…. The valley will be a sustainable environment through cooperative council and community practice of kaitiakitanga or stewardship. It will be a place that offers a range of experiences, balancing the isolated wilderness values in the Wairoa River's upstream reaches and the enjoyment of passive and active recreation in the lower reaches. This Vision seeks to protect the unique values and sense of place inherent to the Wairoa River Valley whilst accommodating the long term community benefits that derive from the natural environment and its resources. This Vision guides the future of the Wairoa River Valley environment. It defines what is important to the community and therefore how the environment is to be protected, used and managed to retain and enhance the unique 'sense of place' that exists. In this regard, protection and enhancement of the valued natural, cultural and heritage environment, preserving and enhancing recreational opportunities to experience wilderness and solitude within the Wairoa River Valley environment all contribute to interpreting the WRVS Vision. Important linkages identified in the Strategy are not always intended to be solely adjacent to the river. Wairoa River Valley Strategy October 2013 Page 8
3 Background 3.1. The Legislative Context The strategy itself is a non-statutory document and is therefore flexible to address a wide range of TCC, WBOPDC and community functions, including under the Resource Management Act 1991 and the Local Government Act 2002 (LGA). 1 As a strategic document, the Wairoa River Valley Strategy feeds in to many of the TCC and WBOPDC functions and other management documents (such as the District Plan, Annual Plans, Long-term Council Community Plans {LTCCP}, reserve management plans, financial planning and Bylaws). It is also important to recognise the influence that national and regional legislation, strategic and policy documents have, such as the Bay of Plenty Regional Policy Statement and the Reserves Act 1977, and to recognise that such strategies and legislation may continually evolve and change. The Local Government Act 2002 The LGA is an important step towards the implementation of sustainable development at a district level. The LGA goes beyond the regulatory focus of the RMA and focuses on local community outcomes and promoting all aspects of community wellbeing. This provides Councils with an opportunity to prepare strategic planning documents under the LGA that identifies critical issues facing a district. Tauranga Tomorrow, the Western Bay of Plenty District's LTCCP and SmartGrowth provide the high level strategic direction for planning in the Western Bay of Plenty sub-region. The WRVS provides a greater degree of definition on what, how and when to get things done in the Wairoa River Valley within this context and the tools we should be using to do this. The WRVS is therefore 'action-orientated' specifically to the Wairoa River Valley. The WBOPDC Community Outcomes set a strategic direction for the next 20 years that 'the environment is valued, cared for and improved so that future generations will be able to access what this generation now enjoys', that 'people enjoy a healthy and safe lifestyle where values and diversity are respected' and that 'the economy is based on a wide range of activities that are friendly to the environment'. 1 The Resource Management Act 1991 requires the consideration of the effects of activities when making decision on the management of natural and physical resources. Wairoa River Valley Strategy October 2013 Page 9
The TCC Community Outcomes identify that Tauranga will be a place that is 'Easy to move around, living well, wasting less and built to fit out hills, harbour and coast', there will be 'vibrant, healthy and diverse communities and actively involved people', that Tauranga will have a 'clean, green, valued environment and a strong sustainable economy' and that it will be 'a great place to grow up'. The WRVS will need to recognise these outcomes and set in place goals and actions that help to achieve these visions for the people of the Western Bay of Plenty sub-region in regards to the future use, management and development of the Wairoa River Valley. 3.2. Consultation Process The development of the Wairoa River Valley Strategy has been in two stages. Stage One involved the preparation of a Scoping Study that set the direction for the Strategy. Stage Two of the process has been the development of the strategy itself. Consultation on the strategy has been undertaken with the following main groups: · Tangata Whenua (through the Tangata Whenua Liaison Group) · Key stakeholders (through the Stakeholders Liaison Group) · Adjacent landowners · The general public The general process used for consultation throughout both stages of the project is as follows: · A Community Engagement and Consultation Plan was prepared in August 2003 as the first stage of the Scoping Study and then updated for the development of the strategy. This Plan identified the process for engaging and consulting with the community and their potential involvement. · Open Days – September 2003 · Landowner Activity Area Workshops – September 2004 · Drop in centres and consultation document distributed – November 2004 · Submissions on Draft Wairoa River Valley Strategy – July 2005 Wairoa River Valley Strategy October 2013 Page 10
Throughout this time there were regular staff project team meetings, flyers and media communication through Councils normal media channels. A number of hui were also held with Tangata Whenua and with the Tangata Whenua liaison group made up of representatives from each of the relevant hapu groups. The stakeholder liaison group forming a core of statutory agency representatives, user groups and key stakeholders also met a number of times throughout the two year project. 3.3. Lay out of the WRVS The WRVS is a document that reflects how the community and Councils wish to see the river valley environment protected, used and managed in the future. § Section Two of this document identifies the Vision (Where We Want to Be) for the protection, use and management of the Wairoa River Valley environment over the next 50 years. This is a story of where we are headed. § Section Three provides the background to the WRVS. § Section Four of the strategy addresses Management Themes – which highlight a number of key 'bigger picture' issues facing the whole of the river valley environment. For each theme we have discussed Where We Are Now (Position), What We Want to Achieve (Goals) and What We Will Do (Actions) – these are a guide for the community and Councils when making decisions about the Wairoa River Valley. Prioritised Actions are identified for each theme on how to achieve the Vision. § Section Five looks at the local interpretation of the Vision; this includes Local Management Area Visions – which are statements for key 'hot spots' of localised activity along the Wairoa River. Actions have also been prepared for each Local Management Area – again these identify how to achieve the Vision. Visual interpretation of planning for the future in these areas has been provided by Action Plan Maps for each Local Management Area. 3.4. Partnership The WRVS is a Partnership between TCC, WBOPDC, Tangata Whenua and the communities within the strategy area. All partners have a responsibility for different levels of investment, management and action along the river. Tangata Whenua are sometimes referred to separately to recognise particular aspirations and responsibilities as outlined in the Treaty of Waitangi /Tiriti o Waitangi. Anyone who reads this document will have an interest in the Wairoa River and its surrounds and will therefore be included in the definition of partnership. The strategy gives an integrated approach to the management of resources now, and in the future. The successful Wairoa River Valley Strategy October 2013 Page 11
implementation of the WRVS will rely not only on TCC and WBOPDC initiatives but also on a strong sense of ownership and commitment from the community based on the philosophy of this document. The river valley strategy is only a first step towards better environmental management. 3.5. The Community The concept of the Community for the purposes of the WRVS applies to all groups with an interest in the river valley environment. It includes such groups as Tangata Whenua, Environment Bay of Plenty (EBOP), landowners, farmers, residents, visitors and developers, as well as those who visit the river to enjoy its recreational activities. 3.6. Implementing the WRVS There are a number of methods used to implement and deliver the WRVS. These generally fall into the four categories identified below: § Voluntary – This is about the community working together and is supported by the concept of partnership. § Research – Generally this will be undertaken by organisations with responsibility in the river valley environment in association with the local community. § Education – This is about improving the information and knowledge available to the wider community. § Statutory – This includes specific recommendations for changes to statutory planning documents, such as Plan Changes to the District Plans, Structure Plans, Regional Plans, the TCC and WBOPDC Long-Term Council Community Plans, Asset Management Plans and changes to By-Laws and other agencies statutory documents. This also includes physical works funded by Councils. Wairoa River Valley Strategy October 2013 Page 12
A number of actions to achieve the Vision of the WRVS have been developed, and priorities have been identified as to the timeframe in which these should be completed: § Short Term Actions (2006/07 – 2008/09) § Medium Term Actions (2009/10 – 2012/13) § Long Term Actions (2013/14 – 2015/16 and beyond) The organisation/group that will be responsible for 'leading' the action has been identified for each of the Goals and Actions. This doesn't necessarily mean they will be responsible for all of the planning, financial and physical work but more that they will facilitate and monitor the action to completion. The actions identified have priorities nominated related to the potential significant impacts on the environment and the ability of the actions to achieve the Vision of the WRVS. A separate implementation plan provides detail on costings and timeframes for action. 3.7. Delivering the WRVS The implementation of all the strategy outcomes cannot happen immediately, it is a 10-year programme of on-going work. It is important to remember the WRVS describes a partnership between the TCC, WBOPDC and the community and the implementation is the responsibility of all partners. It is intended that the management of the Wairoa River Valley will be able to be undertaken in a more co-ordinated manner by Councils and other relevant agencies following the guidance of the WRVS. It is important that regular monitoring of the recommendations is undertaken and reviewed. It is suggested that the following is put in place to guide the implementation of the strategy to make sure its full potential is realised: ü Assign a Council staff member at TCC and WBOPDC to guide the implementation of the WRVS. This could be an Environmental Officer, Reserves Officer or Policy Planner. They should meet regularly with relevant Council departments (such as reserves, asset management and engineering). ü The responsible Council staff member should meet regularly (at least yearly) with the representative Council staff, Tangata Whenua and community groups and representatives who were involved in the preparation of the strategy. This will provide assistance to those groups with identifying gaps in the actions and addressing concerns they may have. ü The responsible Council staff member should also provide assistance to community groups to prepare a step-by-step plan of all the Voluntary actions identified in the WRVS of concern to each specific group with timeframes for achieving the actions. This should also include the identification of any training requirements. Wairoa River Valley Strategy October 2013 Page 13
ü Monitor the implementation of actions. This should be undertaken through the activity planning process and reported as part of the monitoring cycle for activity planning. The Joint Governance Committee has the responsibility for monitoring the strategy implementation. (Note that the approach of Councils is to not duplicate any existing committee structures therefore involvement of Tangata Whenua or any other interested parties would be through either the existing Maori Forum/Collective or through the approaches outlined above). ü The TCC and WBOPDC should sponsor a series of community workshops to actively promote the adoption and implementation of the WRVS by private organisations and groups, landowners and visitors over the next 10 years. ü A review of the actions of the WRVS should be undertaken no later than 10 years following adoption of the strategy. This would involve making sure updates to LTCCPs, reserve management plans, District Plans and Regional Plans are checked against WRVS. This will provide the opportunity for new information to be weighed against the Vision and Goals of the WRVS and any amendments undertaken to reflect this new information. The review should be initiated jointly by TCC and WBOPDC. ü Each Council continues development, management and operations within their area with the approaches being aligned with the Wairoa River Valley Strategy. ü Where it is considered there is mutual benefit and opportunities or efficiencies through adopting a joint approach to actions in the Strategy then this should be considered by the Joint Governance Committee as part of the ongoing monitoring of the Strategy. Wairoa River Valley Strategy October 2013 Page 14
Wairoa River Valley Strategy October 2013 Page 15
4 Management Themes What are the Management Themes? Following background research and information reviews undertaken, discussions with Tangata Whenua, key stakeholders, statutory agencies, landowners, the local community and the general public, a number of Management Themes for the Wairoa River Valley were identified. These are considered to be key areas that require work throughout the entire Wairoa River Valley. Each Management Theme discusses Where We Are Now and highlights some of the key issues that require attention and in response Goals (What We Want to Achieve) and Actions (What We Will Do) have been prepared for these Management Themes. The Actions have been prioritised for implementation. These Goals and Actions are important to help Councils and communities make decisions on the best way to manage the river valley environment in a manner that achieves the Vision of the WRVS. This section of the WRVS provides details on the Management Themes, which are: § Sustainable Land Use and Development § Quality of the River Environment § Landscape § Cultural Values § Social, Heritage and Community Values § Recreation and Access Wairoa River Valley Strategy October 2013 Page 16
Management Theme 1: Sustainable Land Use and Development Sustainable development can be defined as "Development, which meets the needs of the present without compromising the ability of future generations to meet their needs".2 This definition then directs us towards thinking about the implications of our actions, both now and in the future, by focussing on the interplay between people and the environment. It requires us to "take a long-term perspective in decision-making processes and to have regard to the social, economic, environmental and cultural dimensions of our decisions".2 The LGA and thus the strategies that are developed under the LGA, including Tauranga Tomorrow, SmartGrowth and the WRVS represent an important step towards the implementation of sustainable development. There are many different elements that relate to rural and urban land use and development, including highly versatile land, land for business and employment, open spaces, commercial and tourism activities and residential development. The land uses surrounding the Wairoa River are predominantly rural, mainly horticulture and agriculture in the upper reaches, with growing residential development on the city side at the lower end of the Wairoa River and specific areas for residential pockets and lifestyle blocks. Included within this Management Theme is the recognition of the economic importance of the rural sector and commercial activities within the Wairoa River Valley Future to the wider community. Where We Are Now The majority of the land in the upper reaches of the river is zoned 'Rural' in the Western Bay of Plenty District Plan and one of the key objectives of the Rural G zone under the Western Bay of Plenty District Plan is the "protection and enhancement of the amentiy provided by the low density character of the rural environment". The Western Bay of Plenty District Plan in S2.2.1 also refers to sustainable management for a wide range of activities especially primary production and the minimisation of constraints and the potential for conflicts. The river plains, slopes and escarpments of Bethlehem are zoned 'Rural' and 'Rural-Residential' in the Tauranga District Plan, with limitations on the type, scale and location of activities and buildings, particularly dwellings. In the Western Bay of Plenty sub-region areas of rural land previously used for agriculture or horticulture, such as Bethlehem, have been converted into Residential and Rural-Residential uses.3 This has the effect of reducing the area of large-lot productive land along the Wairoa River Valley. The Tauranga Urban Growth Strategy (1991) identified areas suitable for additional greenfield residential development, including the Bethlehem area. Expansion of the Bethlehem Urban Growth Area into former rural land north of State Highway 2 and east of Bethlehem Road has occurred through the Bethlehem Planning Study (1997). This growth area is developing at a steady rate. There is Wairoa River Valley Strategy October 2013 Page 17
also residential growth occurring through new allotments in the Rural-Residential zone west of Moffat Road/Cambridge Road. These allotments are not required to connect to wastewater or stormwater reticulation, but to design and construct on-site disposal systems in accordance with TCC's Code of Practice or the Regional On-Site Effluent Treatment Plan. The Western Bay of Plenty District Plan recognises the wider effects that subdivision can have on the environment. Issue 15.1.3 states: "Subdivision of land to provide for a greater intensity of development may also have the potential to adversely affect the environment, particularly water and soil values or features recognised as having ecological or other significance to the wider community". What does the future look like? There are a number of landowners with significant land holdings adjacent to the Wairoa River. For example Bethlehem College owns a significant land area and has recently prepared a Concept Plan, in conjunction with Keni Piahana, for the future development of this area (this is discussed further in Local Management Area 4: Bethlehem). Ngati Kahu Hapu has prepared a Concept Plan for the development and future use of their lands bordering the river and a Private Plan Change to the Tauranga District Plan is currently in progress as Part B of Plan Change 154. SmartGrowth (2004) has been adopted by all three local authorities (TCC, WBOPDC and EBOP) and provides high-level strategic direction with respect to future land use and development within the Western Bay of Plenty sub-region, specifically for the next 20 years and generally for the next 50 years5. Some indicative land use and development outcomes have been identified in SmartGrowth. It reveals that the choice of a compact urban form is driven partly by a community-desired outcome that land with high versatility for production should be retained. According to research and community consultation undertaken during preparation of the SmartGrowth Strategy, the Western Bay of Plenty sub-region has a shortage of business land. The strategy identified that new business land is to be progressively developed at each of the identified growth areas to provide local support services and opportunities for employment to promote the 'live, work, play' outcome of SmartGrowth. A sub-regional employment centre may be developed at eastern Tauriko from 2006. Bethlehem has been identified as an area for commercial retail development, in association with its relatively recent residential expansion. Bethlehem will continue to develop in line with new zoned land (North West Bethlehem), existing zoned areas and structure planning. SmartGrowth forecasts that Bethlehem will reach its capacity by 2016. This may have implications on the Wairoa River Valley because there may be land use conflicts in the future; as land zoned for residential use becomes pressured and further development becomes more difficult. This may have implications on the land use and development within the Wairoa River Valley area in the future. The Wairoa River Valley is likely to remain as a rural zoned area as it is a significant district landscape feature that is to be protected into the future. Wairoa River Valley Strategy October 2013 Page 18
One of the key issues identified by SmartGrowth is the lack of energy to sustain the anticipated growth in the Western Bay of Plenty sub-region. SmartGrowth has identified that there is not enough information to provide a definitive answer to this problem at present. A report is currently being undertaken into an assessment of alternative energy sources for this area. The Wairoa River is included in this assessment. Key issues and opportunities identified through research and consultation The research and consultation undertaken both prior to and during the development of this strategy has identified that the community has expressed concerns over land uses adjacent to the tributaries and the effect of this on the quality of the Wairoa River downstream. Some landowners consider that there are commercial opportunities on land within the Wairoa River Valley and on the water and that it is important these are facilitated in a sustainable manner. They consider these can be assessed on a case-by-case basis through the Resource Management Act process. The community has signalled its desire to retain the 'peace and quiet', low-density characteristics of the Wairoa River Valley, by restricting residential sprawl (such as through the conversion of rural land into more intensive land uses such as greenfield subdivision). Community consultation also revealed that there is an opportunity to work together and collectively care for the river by undertaking activities on land responsibly. Examples given were stock fencing, effluent treatment, and more environmentally friendly stormwater discharges. Vision for Sustainable Land Use and Development – Where We Want To Be in 2055 "Fostering sustainable land use and development that nurtures the 'green corridor' and water values in the Wairoa River Valley" Opportunities for land use and development that enhances the 'green corridor' and water values should be promoted and supported by the Councils and wider community. To provide for urban and rural development that is consistent with SmartGrowth principles, particularly in relation to the protection of highly productive land from more intensive forms of development, and in accordance with Regional and District Plans that give effect to this vision. Wairoa River Valley Strategy October 2013 Page 19
Management Theme 1: Sustainable Land Use and Development – Action Plan What We Want To Achieve - What We Will Do - Actions How We Will Do It Priority Who Will Goals Lead It G1. Increase community awareness that A1. Education Foster Land Care programmes in -Assist local landowners and community to form Landcare Medium NZ Landcare activities undertaken on land directly affect the rural parts of the river valley groups (utilising EBOP's Environmental Programme as Trust the ecological and amenity values of the river appropriate recognising that EBOP administers valley environment. environmental programs as part of a work program that has its own set of priorities and allocate procedures.) - Co-ordinate stakeholders to avoid duplication A2. Education Establish education programmes - Set up education programmes in conjunction with actions Medium WBOPDC (in (landcare and rivercare)) under the cultural section. conjunction wh TCC) A3 Education To increase education on how to - Develop and promote a list of sustainable land use Short WBOPDC use and develop land sustainability. practices that are considered to be consistent with the Vision. - A clear balanced message is to be developed and delivered on an ongoing basis – recognising the practicalities of land usage and development. G2. Achieve sustainable use and A4. Voluntary and Statutory Identify locations - Work with the local community to identify locations. Short/ WBOPDC development within the Wairoa River Valley. for commercial activity that promote Plan Change to relevant District Plan to amend zones Medium This is in recognition that through land sustainable development and undertake Plan where this is considered necessary. suitability analysis there is room for unique site Changes to include locations in the District Plan dependent activities that will promote where this is considered necessary. sustainable development. A5. Voluntary Support sustainable farm - Work with the local community Medium NZ Landcare management techniques. Trust G3. Recognise that there is potential in the A6. Statutory Investigate options for a consistent - Develop a policy on the concession approach to be Medium WBOPDC future for impacts on the Wairoa River in from approach to concessions for the recreational taken. To be a joint approach with TCC, WBOPDC & EBOP land use for recreational activities (both use (commercial and non-commercial) of the based on any transfer of power that exists, etc. commercial and non-commercial) water and adjoining reserves. Wairoa River Valley Strategy October 2013 Page 20
Wairoa River Valley Strategy October 2013 Page 21
Management Theme 2: Quality of the River Environment The Wairoa River Valley has a dominant rural character, which retains elements and features of ecological significance, of which the Wairoa River itself forms an important ecological corridor between the Tauranga Harbour, its upstream environs and the Kaimai Ranges.1 The Wairoa River contributes about 50% of the total inflow of freshwater to the Tauranga Harbour. There are a number of tributaries flowing into the Wairoa River. The Wairoa River Valley environment provides a valuable habitat for fish, insects, birds and a range of other animals and plants endemic to New Zealand. There is a range of physical factors operating where the Wairoa River meets the Tauranga harbour, in particular high tides, strong offshore winds and the potential for storm surge at the river mouth. For the purposes of the WRVS, the 'quality of the river environment' relates to the quality of the water and the quality of the land adjacent to the river as it relates to biodiversity, and this includes vegetation. In this definition it is recognised that the quality of the water is reliant on a healthy river margin. Where We Are Now The 2004 Tauranga State of the Environment Report by TCC notes that only about 3% of stream margins (14.48km) in Tauranga are of Category 1 ecological significance (these are the most significant ecological sites) and the Wairoa River is one of these sites.3 Approximately two-thirds of stream margins are in a degraded state requiring restoration and there is potential for considerable restoration of riparian areas. Healthy stream margins protect fish life by providing shade, filtering runoff and reducing human access, and often provided valuable links between one habitat and another. Flora and Fauna The Wairoa River catchment is the southern most extent of the natural range of Kauri. Vegetation along most of the length of the river valley is in the form of small pockets of native river and estuarine plants. The lower banks tend to be rural grassland to the bank edge. The river and its estuary contain sites of district and regional significance (in terms of botanical conservation) and important habitats for wildlife and all of these sites have been given recognition in regional and district planning documents to afford some degree of protection. A pristine condition marshland and other quality habitat exist at the northern harbour reaches of the river. These have been identified in the Department of Conservation report 'Protection and Restoration of Marshbird Habitat in the Tauranga Harbour, 1993'. Estuarine Wairoa River Valley Strategy October 2013 Page 22
wetlands form an important component of the ecology of the lower Wairoa River Valley and the estuarine wetlands are known for their vegetation and bird life. The Wairoa estuary supports not only the more common species of marsh bird but also those that are at considerable risk from extinction (e.g. bittern). Freshwater streams and rivers (including their mouths) have been identified as being 'Highly Significant' for Protection.6 Using a comprehensive evaluation technique, the condition of each of Tauranga's most significant ecological sites (Category 1 sites) has been assessed and this is documented in the 2004 Tauranga State of the Environment Report. The Wairoa River is identified as having Category 1 ecological significance, though its condition is considered to be declining. The Wairoa River and its tributaries are home to significant freshwater fish habitats including the short-jawed kokopu and the giant kokopu. Whitebait spawning grounds have been identified along the Wairoa River by Department of Conservation as well as a number of other significant habitats for native species that are endemic to New Zealand. Parts of some of the tributaries remain relatively unmodified, including the Ohourere and Ngamuwahine streams. A NIWA report was prepared in February 2000, which compiled an inventory of wetland plants and birds in the lower reaches of the Wairoa River. The report noted that Tauranga Harbour is an area of international significance for at least seven species of shorebirds. Within the lower reaches of the Wairoa River the bird community is dominated by species, which are widespread in modified shrubland throughout New Zealand, though there are two wetland birds of conservation concern, being the Australasian Bittern and Fernbird. Sediment The Wairoa River intermittently carries very high volumes of floodwater, sediment and debris of numerous forms, and as a consequence the low-lying floodplains downstream are susceptible to flooding.7 EBOP has undertaken assessments of the sources of sediment in the Wairoa River. EBOP considers that because the Wairoa River is almost completely diverted through the Ruahihi power scheme, under normal flow conditions, sediments in the water are low at the Ruahihi site because of settling in the hydro-lakes.8 From the Ruahihi site to the harbour the Wairoa River has a small gradient and is relatively wide, hence little riverbank erosion is caused by the slow flow. This alters dramatically at times of high flood and when agitation is increased by wind action of speeding powerboats. The bulk of sediments in the river are thought to originate through some of the main tributaries. Although it is not indicated whether these are the tributaries entering the Wairoa River below the Ruahihi Power Station. NIWA prepared a report in 2000 that addressed the sediments in the lower Wairoa River and identified that "none of the cores contained any evidence of a layer of Ruahihi mud. We might have expected such a layer to be deposited in the estuary channel following the collapse of the headrace channel of the Ruahihi Power Station in 1981. The lack of a mud layer and the generally low mud content of suficial sediments suggest that Wairoa River Valley Strategy October 2013 Page 23
tidal currents and waves have the ability to rework and transport mud away from the embayment".9 EBOP has estimated works required for the Wairoa River from Ruahihi to the river mouth for "ideal" catchment management includes planting and fencing of 6km length total and some occasional vegetation clearance. In the lower reaches of the river, EBOP suggests that the erosion of the riverbanks is to some extent from watercraft speeding. Water Quality EBOP currently measures the water quality of the Wairoa River at three sampling stations, these are McLaren Falls, State Highway 29 bridge (Ruahihi Power Station) and at State Highway 2 bridge (Wairoa). A report completed in 2004 by EBOP contains information on bathing beach grading.10 The objective of the report was to provide an interim grade based on the 'Microbiological Water Quality Guidelines for Marine and Freshwaters, 2003' for many of the Bay of Plenty's most popular and higher risk recreational waters. Beach grades are designed to gauge the general health of beaches (marine or freshwater). There were two points in the Wairoa River where water quality was tested for the purpose of the beach grading report, being downstream of McLaren Falls in the WBOP District, and Bethlehem in Tauranga City. The water quality below McLaren Falls dam was rated 'poor' which means that the site receives run-off from one or more sources containing animal or human faecal material. Water with 'poor' quality is generally not suitable for swimming. According to the report swimming should be avoided. Permanent warning signs may be erected at these sites, although EBOP may monitor these sites weekly and post temporary warnings. The water quality at the Bethlehem monitoring site was rated 'very poor' and it is recommended that "swimming should be avoided as there are direct discharges of faecal material and permanent signage should be erected".10 This kind of site receives run- off from one or more of the following sources and may contain animal or human faecal material: § Untreated/primary/secondary treated wastewater § On-site waste treatment systems § Urban stormwater, intensive agriculture, unrestricted stock access, dense bird populations § River discharges containing untreated/primary/secondary treated wastewater or on-site waste treatment systems. An important point to note is that the water quality grades presented in the report are interim, as macrobiological data has not reached an optimum level to be statistically robust according to the 2003 guidelines.2 EBOP have not identified when this information 2The Ministry for the Environment together with the Ministry of Health released a guideline for monitoring recreational water quality in 1999. These guidelines have been subsequently been developed further with input from Regional Councils, territorial local authorities and public health agencies. The latest guideline, 'Microbiological Water Wairoa River Valley Strategy October 2013 Page 24
will be confirmed. However, most of the data does provide useful information to allow an assessment of perceived risk to users of recreational waters. In summary, there is evidence to suggest that the quality of the Wairoa River environment is particularly unstable and of a poor quality. There are activities occurring on land and discharges to the river that are contaminating the river for swimming, particularly in the lower reaches. This is an opinion that was shared by many landowners and members of the community during consultation for the WRVS. The particular issues and opportunities raised with respect to water quality are listed below. Key issues and opportunities identified through research and consultation Background research and consultation undertaken with the community both previously and during this project has identified that the key concern over the quality of the environment is the quality of the water of Wairoa River at present. There was agreement by the community that steps need to be taken to make sure that a baseline water quality is established and also that any improvements in water quality are maintained. There are suggestions from some members of the community that esplanade reserves should be fenced from stock grazing but then weed control issues would need addressing. The community would like to see any future riverside walkways appropriately planted to protect riparian margins and thus the quality of the water. Vision for Quality of the River Environment - Where We Want To Be in 2055 "The Wairoa River Valley environment is symbolised by the river and its surrounds that are maintained and enhanced for future generations by sustainable land use". The community considers that there is a need to improve the quality of the Wairoa River. The vision for the Quality of the Wairoa River Environment will include improving the water quality, improving riparian margins and improving the biodiversity of native flora and fauna. The responsibility for this lies with a number of groups, including (but not limited to) landowners and river users, along with assistance from various councils and other agencies. Quality Guidelines for Marine Freshwaters, 2003' aims to establish national consistency in recreational water quality and to protect the public when there is a health risk concerning microbiological contamination. Wairoa River Valley Strategy October 2013 Page 25
Management Theme 2: Quality of the River Environment – Action Plan What We Want To Achieve - What We Will Do - Actions How We Will Do It Priority Who Will Goals Lead It G1. Enhance the water quality of the A1. Statutory As a condition of subdivision consent for - Plan Changes to relevant District & Regional Short WBOPDC, (a Wairoa River through improved riparian all land adjacent to the Wairoa River require riparian Plans to strengthen rules for subdivisions, request to be margins. margin planting to assist in the buffering of the river earthworks and discharges adjacent to the made to EBOP) from point and diffuse discharges as well as buffering of Wairoa River. (in consultation riverbank erosion. with landowners) A2. Research Councils to address the long-term -A joint Council task group will prepare a Short WBOPDC, TCC management of the riparian margins of all publicly Vegetation Strategy and Action Plan & EBOP (a owned reserves adjacent to the Wairoa River. including identify priority areas for planting. request to be This needs to be reflected in strategies and made to EBOP) plans (e.g. relevant Reserve Management Plans and TCC Vegetation Strategy). A3. Education Work closely with landowners to fence - Through EBOP's Environmental Programmes. Ongoing EBOP (a request and plant riparian margins as a buffer to urban areas. to be made to EBOP) A4 Voluntary Undertake rubbish debris clearance of the A request to be made to EBOP to undertake Short EBOP (a request river mouth and look at ways to decrease action and work with the community on this. to be made to sedimentation of this area. EBOP) G2. Manage land use and subdivision A5. Statutory Review criteria for the quality of - If required - Plan Changes to Regional Plans Short EBOP (a request surrounding the Wairoa River to reduce stormwater discharge into the Wairoa River and to rules for discharges adjacent to the Wairoa to be made to the level of contaminants entering the through to the Tauranga Harbour. River. EBOP) river. G3. Improve knowledge of, and A6. Research Support ongoing research and monitoring - Identify timing and funding for ongoing Medium WBOPDC appreciation of ecological values of ecological values within the Wairoa River Valley. research and monitoring. important to the Wairoa River Valley. A7. Education Promote community-based programmes - Hold Open Days displaying information on EBOP (a request Medium such as "River Care", as well as Council-led protecting ecology of Wairoa River Valley. to be made to programmes. - Update website regularly with information. EBOP) G4. Improve the public knowledge of the A8. Research To continue the ongoing monitoring of - Review the effectiveness of indicators for Short EBOP (a request water quality within the Wairoa River. the water quality in the Wairoa River (and the impacts water quality for the Wairoa River to be made to on the Tauranga Harbour), review this information and - Present the updated information to the EBOP) provide feedback to the community. community as appropriate. A9. Education Work closely with landowners to mitigate A request to be made to EBOP to provide Short EBOP (a request effects of inappropriate septic tank use information to the community. to be made to EBOP) G5. Recognise the importance of A10. Research To recognise the importance of the - Include the Wairoa River Valley in the Short EBOP (a request biodiversity to retain and enhance the Wairoa River Valley in the development of a sub- regional Biodiversity Strategy. to be made to 'green corridor' and Wairoa River. regional Biodiversity Strategy. EBOP) Wairoa River Valley Strategy October 2013 Page 26
Wairoa River Valley Strategy October 2013 Page 27
Management Theme 3: Landscape Tangata Whenua has provided the following perspective of the landscape of the Wairoa River Valley. "The Wairoa River is approximately 14 kilometres in length and the largest freshwater tributary to Tauranga harbour. The Wairoa River is a broad river, with rapids at its source that traverse the incline of the Kaimais, generally known as the Upper Wairoa River. The lower Wairoa meanders through alluvial plains forming estuarine flat plains of low elevation. The river flows in a northeasterly direction from the water catchment of the Kaimai to the harbour between Te Puna and Bethlehem. The main tributaries of the Wairoa include Mangakarengorengo, Opuaki, Maungapapa, Omanawa below Ruahihi, and Ruanganrara (Ohourere). The streams are deeply incised into the plateau and are characterised by easy gradients and numerous waterfalls. Base flows are higher because of the spring-fed nature of the streams." The landscape character of the Wairoa River Valley includes both the natural values and the values associated with the human interaction with the river and its environment. The landscape is dominated by the Mamaku plateau with its gently sloping top and steep, deeply incised stream channels. Below the Mamaku plateau the countryside grades down to a sequence of broken and isolated terraces and eventually to the flats and rushlands of the estuarine environment.11 When approaching the city from State highway 2 the Wairoa River Valley is considered to be one of the 'gateways' to Tauranga city. An important component of the landscape character of the Wairoa River Valley is also the human landscape that includes the large farm blocks, residential settlements, infrastructure and other built structures. The Wairoa River Valley is identified as a significant district landscape feature in the Tauranga District plan (Chapter 4). The Tauranga SOE 2004 identifies the Wairoa River as an important natural landscape of Tauranga and the whole of the Wairoa River as having high visual amenity. The report indicates that landscape value benchmarked in 1999 in regards to general views and our harbour has declined slightly, while bush and trees has improved slightly. Where We Are Now Cultural Landscape The Wairoa River and its landscape/visual context are of particular significance to Tangata Whenua. Maori names have been attached to all the main landscape features and in the more closely settled areas, every small turn of the river and the hills12. The close association Tangata Whenua has with the Wairoa River Valley has resulted in certain features having particular symbolic meaning and Wairoa River Valley Strategy October 2013 Page 28
sacredness associated with events in the past history of the tribes. The Wairoa River is a substantial part of the ancestral landscape and the preservation of the natural and physical character of the area is crucial in sustaining district natural character, cultural and spiritual links and aesthetics (among other factors).11 This is discussed further in Management Theme 3: Cultural Values. Landscape Assessments A landscape study has divided Tauranga City into a number of landscape types and character areas. The Wairoa River was identified as an 'Outstanding Natural Feature and Landscape Feature' and this became the statutory basis for the landscape values in the Tauranga District Plan and the Western Bay of Plenty District Plan for the Wairoa River. This classification is based on the landscape, hydrological, botanical and habitat values that make the Wairoa River Valley a special place for the communities of the Western Bay of Plenty. The Bay of Plenty Regional Coastal Environment Plan identifies the whole of the Tauranga Harbour, including its estuarine fringe as an 'Outstanding Natural Feature and Landscape' and this includes the mouth of the Wairoa River. The protection of these landscapes and natural features is a shared responsibility between EBOP and the district and city councils. A landscape and ecological assessment undertaken of the Bethlehem/Wairoa area in 1997 as a background for the Proposed Tauranga District Plan identifies the lower reaches of the Wairoa River as contained within a well- defined channel, with a river bank of some few metres in height above the surface of the water.13 The assessment defines the valley as formed by river flats and harbour plains (0-3° slope) that consist of poorly drained flats with a moderately high water table, subject to run-off from the adjacent higher areas. The slopes of the valley margin are described as rolling to strongly rolling with free-draining soils (8-20° slope) mainly in pasture and horticulture and with escarpments generally managed as woodlots running up to the plateau. This plateau of the valley is identified as containing mainly shelterbelts and used for a range of horticultural activities and urban land use. The upper reaches of the Wairoa River from McLaren Falls flows through a mixture of pastoral and forested lands characterised by steep gorges in places. The margins of the upper reaches are characterised by steep rock drop offs and bush covered plateau. Today's Landscape The open river valley, slopes and escarpments visible from the river itself provide a visual transition between the intensively developed urban environment of Tauranga and the rural environment of the Western Bay of Plenty District.4 This is recognised by the 'Rural' Wairoa River Valley Strategy October 2013 Page 29
You can also read


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This number is a prime.
Single Curio View: (Seek other curios for this number)There are exactly 1013 ways ten people can line up so that only one person has a taller person in front of him. [Gudipati]
Submitted: 2011-09-25 05:07:14; Last Modified: 2011-09-25 06:59:53.
Printed from the PrimePages <primes.utm.edu> © G. L. Honaker and Chris K. Caldwell

subset: commoncrawl


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A Florida man has filed a lawsuit against his former employer, claiming that the company fired him because his late daughter's cancer treatments were too costly.
Yovany Gonzalez worked as a securities broker at Wells Fargo branch in Palm Beach County, Fla., when one of his children, Mackenzie, was diagnosed with cancer in 2008, ABC News reported.
The 36-year-old says Wells Fargo terminated him nearly two years later — three days before his daughter was to undergo an operation to remove a tumor.
Gonzalez claims in the lawsuit filed Thursday that the surgery was cancelled because the family was no longer covered by Wells Fargo's health insurance.
Charitable contributions, however, eventually funded Mackenzie's surgery.
She died in 2011 at age 6.
The lawsuit claims that before Gonzalez was fired, Wells Fargo and the company's insurer, United Health Care, contacted Gonzalez's wife, Susan, and "asked numerous questions about Mackenzie's surgery and long-term care."
"Several references were made to the cost of her treatment," the suit states.
Wells Fargo fired Gonzalez for falsifying his time sheets, according to the lawsuit.
But Gonzalez maintains that was just a pretext used to terminate him because of his daughter's rising medical costs.
Gonzalez claims that when his daughter was diagnosed with cancer, he began working at remote locations at irregular hours so that he could be near Mackenzie during her treatment.
His supervisor, who reportedly filled out Gonzalez's time sheets, allegedly told Gonzalez that it was okay if he could not remember the exact hours he worked.
"On many occasions, Gonzalez was unable to record time when he was working, with bank approval, from a remote location," the lawsuit, which was filed in Palm Beach County Court, states.
Wells Fargo has denied Gonzalez's claims.
A spokeswoman for the company said that Gonzalez's "termination was completely unrelated to his family's health care need," according to a statement released to ABC News.
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His life insurance plan expired before Mackenzie died, so Gonzalez was not able to receive compensation after her death, according to the lawsuit.
"This was a loss of an innocent child's life," Gonzalez's lawyer, Jack Scarola, told The Huffington Post.
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Gonzalez is currently working at Chase Bank for a smaller salary than he would earn if he had a securities registration, according to the suit. Chase is reportedly not letting Gonzalez sell securities because of his termination at Wells Fargo.


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Biden bets big
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Driving the news: Last night's address to a joint session of Congress, on his 99th day in office, was an argument for liberal, small "d" democratic government — investments, as he put it, that only government can make.
- And he sees the stakes of failing as ceding the next century to the autocrats.
I'm told Biden deliberately echoed the empathetic, quietly impassioned tone of FDR's Fireside Chats on the radio from 1933-44.
- "In another era when our democracy was tested," Biden said, "Franklin Roosevelt reminded us: In America, we do our part. We all do our part. That's all I'm asking."
As Biden's plans come into fuller view, we see the momentous scale:
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Biden wants to spend a phenomenal amount of money — his accomplishments and proposals total $6 trillion — and mobilize the government to touch every corner of American life.
- The great bet is that all this spending won't lead to runaway inflation.
Warning that global strength can wane, Biden said the U.S. is "in competition with China and other countries to win the 21st century":
We're at a great inflection point in history. ... We have to compete more strenuously .... I spent a lot of time with President Xi ... He's deadly earnest on becoming the most significant, consequential nation in the world. He and others ... think that democracy can't compete in the 21st century with autocracies, because it takes too long to get consensus.
"Autocrats will not win the future," Biden said. "America will. And the future belongs to America."
📊 Snap polls were overwhelming: A CBS News/YouGov poll found 89% of speech-watchers thought Biden was presidential, 85% approved and 78% said the speech made them feel optimistic about America.


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Published in Church and Life (1827-28) 22.12.2011 – 19.01.2012
No 1-2 Pg 2
Dr. Martin Seligman of the Universityof Pennsylvania, published a work in 1990, Learned Optimism, that has been described since its release as one of the most important texts regarding modern western society. Seligman's work deals with the prominent psychological disorder in the western world today – clinical depression. According to Seligman, the rate of depression, is growing in all age groups, but particularly for teenagers; so much so that by the year 2020, depression will be the second most debilitating illness in western society, only preceded by heart disease. At the base of this spiral of depression, lies an increasing cohort of people classified as "Generation Me" (GenME).
These individuals have been raised to believe that life owes them something; they live their lives according to the aphorisms that, there is nothing they can't be, and that if they wish for something hard enough it will be theirs. Extending on from Seligman's work, another scholar, Dr. Jean Twenge, in her work, Generation Me: Why Today's Young Americans Are More Confident, Assertive, Entitled–and More Miserable Than Ever Before (2007), writes that the GenMe is not necessarily typified by self-absorption or by being isolationist, but more that this group of people have been brought up to believe that they are required to obey few social rules, that they set overly ambitious expectations, that they are all special, that they should always follow their dreams, and that they should always feel good about themselves. Essentially, the motto for GenMe is about how to make me more happy – and this above all else. Seligman writes that with GenMe a whole shift has occurred in what is known as 'the self', as distinct from previous generations. No longer is being responsible, hardworking or committed considered as something to strive toward, but rather, the centre of our universe is our-self. The danger of ascribing to the philosophy of GenME is that raised up by parents and peers to stand on such a high pedestal, the fall, once the individual in the reality of life cannot reach the highest rung, is often devastating – hence the consequence of depression.
Seligman's findings are also echoed by the British scholar, Alain de Botton, who in Status Anxiety (2004), postulated the thesis that in our desire to climb the social ladder and to be 'someone', we are in fact suffering from lovelesness, over-expectation, snobbery and a dependence on constant affirmation from those around us.
So wherein lies the answer to these crises? True, each one of us is unique, but this very fact does not protect us from what life and living contains: struggles, heartbreaks, illness, war and a host of other events and stumbling blocks that must be met and overcome. There is also the real fact that for every one victor there are a greater number of vanquished, and that this group in themselves as individuals are also unique. Winning and losing does not detract from the individual being unique – for life is bigger than punnet square win/loss scenarios devised by game theorists.
In addition, not always in life are we motivated to make decisions based on what makes us, the individual, happy in the short term. The soldier who answers a call to war, so as to defend his nation from an aggressor, may in fact wish nothing more than to run far way from the conflict with his lady-love; the parent who works long hours, on hearing his child's cry at night, may indeed wish to roll over in bed and go back to sleep. Human beings rightly have a desire to be happy – but happiness is also sculptured by the context and events of our lives; and especially by what we set up to be the meaning and purpose of living. On what has just been described the Dominican scholar, A-D. Setillanges in his The Intellectual Life (1946), says the following: "A country priest who devotes himself to his parishioners, a doctor who turns away from study to give help in urgent cases, a young man of good family who adopts a calling to help his people and in so doing has to turn his back on liberal studies, are not profaning the gift that is in them, they are paying home to the True which is one and the same Being with the Good. If they acted otherwise they would offend truth no less than virtue, since, indirectly, they would be setting living Truth at variance with itself". (Sertillanges, 1946, p. 28). Yet according to GenMe logic, it is better for the unfulfilled house-wife to abandon her family in order to be happier, and write off her marriage and family as a mistake – for life is short, and one should always be happy. But happiness also has a variety of dimensions, and the greatest of these is not pleasure, but contentment – and to reach this level is oftentimes by way of an odyssey – a metamorphosis of spirit – a passion, in the truest sense of the word.
In the middle of the nineteenth century Fr. Henri Lcordaire spoke to an audience on the issue of the increasing rate of suicide and psychological illness in post-revolutionary, and increasingly atheistic France. Lacordaire noted: "It is by the number of the insane and of suicides that we may judge of the moral misery of a people. For, although this moral chastisement may be exceptional, it is nevertheless proportioned to the extent and the force of the passions which agitate the multitude. Pure morals, calm ambitions, sustain a people's organs of thought as well as those of life; the peaceful supremacy of virtue replaces amongst them the infatuation of pride and the excesses of voluptuousness; and if it cannot shield them from every evil, evil encounters in them at least a temperament capable of resisting it. But when a nation enfeebles itself by pleasure and becomes inflated in its lusts, its physical condition declines rapidly, and, at the first reverses of fortune, we see its children, unaccustomed to struggle and to suffer, grow weary of life, or even succumb to the assaults of madness". (Lacordaire, 1902, p. 296)
In a Western society so focussed on material well-being, 'creature-comforts' as well as self-interest, it is little wonder that the problems studied by Seligman, de Botton and Twenge are now evolving into large scale and harsh medical realities, spread rapidly across the world by the torrential media wind. But as the passage from Lacordaire indicates, the roots of these problems are not necessarily endemic to modern society but relate to the human condition. The inherent issue is not peculiarly one of GenMe, it is one in which the spiritual development of the individual is not prioritised and other goals have eaten away at the person's soul; be these cancers: money, ambition, self-inflation, or pride. There is nothing indeed wrong with introspection, the mystics have established this for us – but introspection must always be part and parcel of a relationship: with and for God, and with others. A Church father, St. John Chrysostom, addressed the parents of his audience on the necessity of providing for their children – true strength – a life based on faith. As Chrysostom exhorted: "A fence does not provide internal strength, nor is a wall a natural support; they provide only artificial protection. What is a strong body? Is it not one that is healthy, whether hungry or surfeited, cold or warm? Or is it something that is dependent on restaurants, tailors, merchants, and physicians for health? The truly rich man, the true lover of wisdom, needs none of these things, and that is why the blessed apostle admonishes us to bring our children up in the discipline and instruction of the Lord". (St. John Chrysostom, Homily 21).
Too often parents strive to make children so comfortable that they are not educated for the reality of living in a world that contains both joys and sorrows, both rewards and punishments, both fortune and loss. Again Lacordaire gives us a valuable insight into the formation of the young person: "It is necessary then to punish a child when he does wrong, to impose privations on him, to tell him the truth about his defects, to let him see, when necessary, our displeasure in our manner towards him, to subject him to some trials which may arouse his sensibility, to some light perils which may instil courage; to make him ask pardon, even of servants, when he has offended them; to make him perform from time to time some rough work that he may not despise inferior occupations". (Lacordaire, 1902, p. 360). For Lacordaire, for a child to see some of the hardships that life offers, is like immunisation, giving a small proportion of a disease, so that when the child does come in contact with the disease – their spirit knows how to react.
We all wish for our children a better life then that we have experienced – but we do our children the greatest disservice by not preparing them to stand strong against the torrent, the moment when the tide turns against them. True education of the young is not about elevating them to stand on the highest pedestal from which there exists no where else to go but to fall; but to be first and foremost, people of faith, people of service, people of hope and people of love; for any generation brought up to believe otherwise is a generation that will find it extremely difficult, nigh impossible, to survive; becoming so dissatisfied with the apparitions that they have been sold as reality that they will seek any way and means to escape.


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FHA 203K 'Fixer-Upper' mortgage. fha funds for Handyman-Specials & Fixer Upper . The Section 203(k) program is the Department's primary program for the rehabilitation and repair of single family properties. The fha 203k program allows borrowers to add funds to a new FHA Purchase Mortgage or to secure funds for rehabilitation, home improvements or repair work to someone who already has a home.
The FHA 203k loan is a government-backed mortgage that's designed to fund a home renovation. Learn how to qualify for a 203k loan and the steps to apply. The FHA 203k loan is a government-backed mortgage that's designed to fund a home renovation. Learn how to qualify for a 203k loan and the.
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Hud Loan Programs Of course, the Section 223(f) program is also known for its relatively low interest rates. The FHA-insured mortgages are financed with Ginnie Mae (Government National Mortgage Association (GNMA).Fha Mip History FHA Historical MI Premium Chart This chart combines all MortgageCurrentcy.com FHA MI Premium Charts and provides a 12-year history of FHA MI Premiums. (Updated 4/7/13) Effective for case numbers ordered on or after April 1, 2013 w/ additional changes for case numbers ordered on or after June 3, 2013 Traditional Purchase and Refinance Products
An FHA 203K loan is a loan backed by the federal government and given to buyers who want to renovate a home. An FHA 203K loan allows the borrower to finance the home, plus provides financing to do the necessary renovations to the home. FHA Government Loans Fast .com is a not a lender or a mortgage broker.
FHA Government Loans Fast .com is a not a lender or a mortgage broker. We do not direct market by phone or email consumers. We do not provide any loans, loan modifications or foreclosure services. Note- FHA Government Loans Fast .com is not affiliated with HUD or FHA and is not a government agency.
Fha Down Payment Requirement 2015 Government Fha Home Loans Fortunately, with FHA home loan requirements being much laxer and offering lower down payment options they make for a great mortgage product for practically everyone. What are FHA Home Loans? Back To Top The FHA mortgage program is an initiative from the Federal Housing Administration to help make homeownership more accessible to the general.FHA Loan Down Payment Requirements – NerdWallet – FHA loans allow down payments of 10% – or even 3.5%, depending on your credit score. find out what it takes to qualify for the lowest FHA down payment. The minimum FHA loan down payment is 3.5% if your credit score is at least 580.
For years, the government's housing program has missed that target. Under a sleeker version of the FHA 203(k) renovation loan, Streamlined K permits borrowers to close on their loans, move into.
The 203k rehab maryland home loan financing is a Government loan, FHA 203(k) loans are backed by the federal government, and are typically given to buyers who want to purchase a home and perform upgrades, FHA 203k Loans in Wisconsin, Illinois, Minnesota and Florida – The mortgage interest rates for the FHA 203k loan are very close to the.


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OG 1964 Mono UK Parlophone! Vinyl is immaculate NM, perfect gloss, no marks of any kind, super clean labels, music is loud & clear mono, extremely faint surface noise between songs only, incredible play copy. Gatefold jacket is VG+, no writing or seam splits, light creasing on rear panel & slight laminate raising, minor corner wear, very clean, OG poly paper inner, LP stored outside of jacket in new plain paper inner/clear outer.
This item is in the category "Music\Vinyl Records". The seller is "cubtonerecords" and is located in this country: US. This item can be shipped to United States, Canada, United Kingdom, Denmark, Romania, Slovakia, Bulgaria, Czech Republic, Finland, Hungary, Latvia, Lithuania, Malta, Estonia, Australia, Greece, Portugal, Cyprus, Slovenia, Japan, China, Sweden, Korea, South, Taiwan, Belgium, France, Ireland, Netherlands, Poland, Spain, Italy, Germany, Austria, Bahamas, Israel, Mexico, New Zealand, Singapore, Switzerland, Norway, Saudi Arabia, United Arab Emirates, Qatar, Kuwait, Bahrain, Croatia, Republic of, Malaysia, Chile, Colombia, Costa Rica, Panama, Trinidad and Tobago, Guatemala, Honduras, Jamaica, Antigua and Barbuda, Aruba, Belize, Dominica, Grenada, Saint Kitts-Nevis, Saint Lucia, Montserrat, Turks and Caicos Islands, Barbados, Bermuda, Brunei Darussalam, Bolivia, French Guiana, Guernsey, Gibraltar, Guadeloupe, Iceland, Jersey, Jordan, Cambodia, Cayman Islands, Liechtenstein, Sri Lanka, Luxembourg, Monaco, Macau, Martinique, Maldives, Oman, Pakistan, Paraguay, Reunion, Uruguay.


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Ibrox Stadium, Thornton Suite
Rangers Football Club PLC, Ibrox Stadium, 150 Edmiston Drive, Glasgow, G51 2XD
Capacity and Layout
- 48 - 150
Disabled access
Air conditioning
Ratings & Reviews
August 23rd, 2021
VIP service from start to finish... Unfortunately the same could not be said about the game! Otherwise a fantastic evening & a brilliant venue, well done L 🐃GOOGLE REVIEW
February 2nd, 2021
Home of Glasgow Rangers or the teddy bears. Beautiful stadium and buildings. A well stocked gift shop. Plenty of parking available. Can do a stadium tour which I highly recommend as you get to see, amongst other great things, all the trophies they've won. Excellent place!GOOGLE REVIEW
August 21st, 2021
Ibrox is really the best stadium I've been blessed to go to. Staff are flawless, facilities good and what a crowd always. Come to the blue sea for 56. It's the greatest sight that I have ever seen….🇬🇧GOOGLE REVIEW
September 10th, 2020
Blue since 1962 then, now and alwaysGOOGLE REVIEW
September 10th, 2020
Cause it's where the teddy bears play W.A.T.PGOOGLE REVIEW
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Ibrox Stadium, Thornton Suite
Rangers Football Club PLC, Ibrox Stadium, 150 Edmiston Drive, Glasgow, G51 2XD
Cancel within 48 hours: VenueScanner guarantees 100% refund of first deposit on payments made through us. Up to £500 maximum.


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When selecting a home design, think about residence decor as the accents that compose the house. This kind of decor includes anything that isn't strictly practical, such as rugs, wall hangings, or image structures. You can quickly replace them and switch them up, as required. Despite the style you're going with, there's a residence design that will suit your personal design. Right here are some suggestions for adding an individual touch to your residence.
Producing a residence is an art type in and of itself. The goal of this sort of design is to make a space look intriguing as well as visually pleasing. The physical things can be anything from collectibles to prints of preferred artwork. They can likewise include books or bookcases that show favorite books. While there are no regulations that define what makes a home decor, you can select a motif and also use it to every room. If you have an one-of-a-kind style, it may be a great suggestion to make it as one-of-a-kind as possible.
As discussed previously, house decoration can be anything from a piece of artwork to a display case of your favored collectible. While the objective is to make your home appealing and also fascinating, you can also include functional items such as insulation in your home style. If you have an interest in discovering more regarding exactly how to enhance a room, you can attempt a do it yourself kit that includes all the required products. You can choose a wall hanging based on shade, structure, or photo.
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Unlike clothing, house decoration is an individual expression of one's character. The shades and structures of a room can reveal the features of its owner. It can additionally aid to set a mood. Utilizing devices and various other items can assist you make your house more inviting as well as inviting. And don't neglect to include a little flair for color. You can even make use of accessories to add style to your walls. And of course, you can constantly find more fascinating and fashionable furniture in second hand shops.


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He that gives should never remember; he that receives should never forget.
Infuse your home with the urban-rustic charm of the Union Street Café collection, Gordon Ramsay's latest offering. Italian-inspired with a down-to-earth feel, each piece in this collection oozes a laid-back presence that doesn't compromise on style or design points. Perfect the art of entertaining with ease with different colour-ways that will complement any kitchen for wonderful nights feasting with friends and family. Simply yet sophisticated, the Union Street collection strikes the perfect balance between urban charm and refined design; layer up deep pasta bowls with large plates for an eye-catching setting.
|Royal Doulton
|Union Street by Royal Doulton
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About The Union Street by Royal Doulton Collection
Standard shipping:
Lijo Decor offers free ground shipping on all orders to anywhere in the contiguous United States. Most orders will ship 4-10 business days after your order is placed. You will receive a shipping confirmation email with tracking information upon shipment of your order.
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Expedited delivery options only affect the shipping service used, standard handling times will still apply. To expedite the handling time for your order, please contact customer service at 866-611-4438.
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Lijo Decor does not take responsibility for any customs, taxes, duties or fees that may be charged when importing merchandise from the US.
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We want you to love your purchase, but if you are not completely satisfied, we will gladly accept returns of unused items within 30 days of delivery.
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