Orakei Local Board member Troy Churton has questioned residential intensification at several spots around the ward in his report to the board’s meeting on Thursday, chiefly for height infringements, being out of character & resultant commuter congestion.
He’s also raised a question over the impact of cycleways on St Stephens Avenue & Gladstone Rd, which Auckland Transport is pursuing.
In his report as the board’s lead member on planning & regulatory matters, Mr Churton said that at a training day & workshop he discussed “‘triggers’ requiring planners to forward files to me for comment as to whether they should be notified or not”.
He went on to list projects where he understood the developer intended to breach the 16m height limit, notably at 29-35 & 37 Coates Avenue, Orakei, and, in one case, the quality of design on a landmark site “where the very best of design standards should be implemented”.
In his report on 29-35 Coates Avenue, Mr Churton said: “I do not accept the assessment of environment effects report at page 10 suggesting it is appropriate to disregard effects below 16m simply because a previous consent may have found there to be no more than minor effects for a 4-storey building previously applied for and of lower height.
“The receiving environment of this development is the area of Coates Avenue that currently has some multi-storeyed development. Overall the proposal is to likely to contribute to an obvious dominant high, built environment. This is said to be consistent with the future character of the area.
“It is, however, currently not the character of the area and there can be no expectation that just because a one’s set of standards enables certain types of development, that the community & landowners suddenly forego concern for the existing state of character or will seek to exploit those activities.
“The future character of the area relies on developments that are designed to meet standards and not infringe them. This proposal may, for want of being designed to meet height & height:boundary standards, therefore disrupts amenity value in the existing neighbourhood of mostly lower level surrounding residential built form & character.
“It will plainly meet many other unitary plan purposes and would not attract a notification trigger if designed to standard as to height & height:boundary.
“If the advice that I received in my training recently was that standards are to be upheld, then this matter presents an adverse effect as to height that is more than minor and should be notified.
“If, however, council planners intend on facilitating an ongoing culture of enabling developers to treat standards they are all very aware of in due diligence for a site and as measures to be willingly infringed, then there is a case to say the positive effects of the proposal in this zone & area may mitigate the potential adverse effects.”
Meadowbank Station & commuter parking
On the development proposal for 4 Koa St, Meadowbank – 14 units on 3 levels plus 10 basement parking spaces – Mr Churton said Housing NZ owned houses in the street and supported the application and the applicant wanted limited notification.
However, he questioned the adequacy of parking provision in a cul de sac which was some distance (450m) from the Meadowbank station but wasn’t exempt from commuter parking because commuters’ cars already saturated the area.
“While I have reservations about the bulk & scale, by itself in this zone it is not such an infringement as to be a special circumstance that would likely meet the requirements for discretionary public notification. However, there is a very high degree of public interest in ensuring quality built environs in this area as a number of other intensification projects are pursued, some from Housing NZ.”
Mr Churton suggested this development go to the council’s urban design panel for approval before a final decision was made on notification.
On a development proposal for 234, 236 & 236A Kepa Rd, on a prominent arterial ridgeline at the top of Mission Bay, Mr Churton said the proposed height infringement of up to 1m might seem small but, in an area where other intensification was also planned, the precaution of notification should be taken: “The cumulative effects of such a mass of multi-storey development where height infringements might be allowed for some is, in my view, a more than minor effect.”
At 9-11 Purewa Rd, Meadowbank, Mr Churton raised the quality objection: “Whilst not adverse [averse, I think] to intensification per se, the board views are to believe this proposed development will have a seriously detrimental effect on what is at present a desirable & sought-after residential area of our ward.”
He said a number of residents in the vicinity objected to “the poor design features”, drastically changed from the initial proposal “to a series of tenement-like structures with outdated features which have long been discarded in modern building practice- ie, external stairways.
“The size, and more importantly the density, of the planned construction has potential for adverse social impacts on an otherwise safe & pleasant community. This area of Meadowbank St Johns is already facing saturation problems with the increased traffic flow & parking overload on local streets from intensification, growing commuter use of the Meadowbank train station and the expansion from the nearby retirement village expansion.”
Mr Churton said the Purewa Rd site next to Hobson Bay & the railway line was a gateway to the Orakei ward via rail: “This is an example of a site where the very best of design standards should be implemented.”
Mr Churton said these cycleways on St Stephens Avenue & Gladstone Rd would eradicate onstreet parking for fringe cbd residents & workers as well as destination parking for tourism to places like the Rose Gardens on Gladstone Rd.
He said they also had “no apparent connection” to changes that might happen along Tamaki Drive or in stage 4 of the shared path crossing.
He wants the board to meet Auckland Transport to discuss the cycleways & stage 4 shared path across Hobson Bay.
Orakei Local Board agenda
12, Notice of motion, Member Troy Churton – Tamaki Drive & wider cycle route integration
25, Board member report, Troy Churton
Addendum – examples of notification comments made as portfolio leader
NZ Transport Agency: Auckland urban cycleways programme
Auckland Transport: Cycling & walking programme
Attribution: Board agenda.