The proposed Mount Welcome development on some of Porirua Harbour’s most erosion prone land should not be consented in the short term, the Harbour Trust and Guardians of Pāuatahanui Inlet believe.    In a joint submission to the Fast Track Panel considering a request by the developers for a 15 year consent for 949 houses and commercial premises, PHT and GOPI contend there is neither the demand nor the infrastructure to handle such a development on top of the Plimmerton Farm development already underway and in the absence of a master plan for the seven blocks of the Northern Growth area. The trunk sewage pipes through Mana are already at capacity with frequent overflows during rain events.   Sediment flows to the Taupō swamp and down the Kakaho stream into the inlet are choking the harbour.   If the panel does decide to consent the development we suggest a limit of 5 years rather than the 15 being sought.  This would enable better technology, particularly related to climate change adaptation, to be available before the bulk of the development’s stages would be built.