Archive | Isthmus east

Kells plans Mt Wellington bulk retail extension

Planning consent, 5 July 2002:

Mt Wellington, 43 Mt Wellington Highway, Auckland City Council’s planning fixtures sub-committee granted Rawson Developments Ltd (Ken Kells) non-notified hearing for its application to redevelop the 15,950m² site to add bulk retail space to the existing bulk retail/ancillary warehousing, office & staff facilities. The bulk retail will be occupied by Furniture City.

The site is across the road from the bulk-retail Harvey Norman Centre and adjoins Tramco Properties Ltd’s bulk retail centre developed 2 years ago.

Planning consultant Mark Wilkinson said the Rawson proposal was intended as a logical extension of Tramco’s bulk retail development at 39 Mt Wellington Highway, but had no vehicle link between the 2 at this stage.

Mr Wilkinson said the proposal exceeded the maximum permitted threshold limit and had a 101-space parking shortfall, with 182 spaces provided.

The proposal will take the gross floor area to 10,344m² — 4007m² of existing bulk storage & 3371m² of office to be retained, 2500m² of new bulk retail to be occupied by Furniture City, with associated 320m² of warehousing & 96m² of office & staff space.

Click to return to Auckland City consent activity 5 July 2002

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Dairy Board to sell Penrose premises

Three buildings, room for expansion

The NZ Dairy Board has put its substantial Penrose milk powder packaging premises up for sale as the board, now part of Globalco (Fonterra), relocates the plant to Hamilton.

The Dairy Board will vacate its 10,566m² of warehouse & office space, on a 2.26ha site, early next year. The Maurice Rd site is a prime spot in central Penrose, near the Southern Motorway and with quick access to both the Auckland wharves and airport at Mangere.

Mike Houlker, of marketing agent Bayleys Real Estate, said the first building on the site, in 1953, was a casein grinding and repackaging plant. Two more packaging stores were added, the second one in 1972. The casein plant closed in 1979, the company renovated the property and moved its milk powder packing process on to the site.

The property has three large buildings, ranging in size from 2100m² to 5108m². One of average stud height is extensively fitted out for packaging milk powder. The second is a warehouse with a 5.5m stud and the third and newest building has a 7.5m stud. All three buildings are fully sprinklered and linked internally by adjoining canopies.

The property has good truck access and a rail siding is available. Mr Houlker said a rear grassed area could be used for expansion or sold separately. The building layout meant the property could be subdivided into multiple tenancies.

The property is being sold with a short-term tenancy in place or vacant possession in early 2002, with expressions of interest closing in Bayleys’ Auckland offices on 12 September.

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Last of the Panmure forums hung up on a cakemixer

Council committee to consider action programme on Wednesday

Panmure residents had the last of a series of forums on Thursday on the future of the town centre. Work on upgrading public areas is now set to start in July.

The people of Panmure were the 1st in Auckland City to partake in the Liveable Communities programme, focusing on strategic growth management areas as places where intensification could begin and forming the Auckland City response to the regional growth strategy on how to accommodate double the number of people in the next 50 years.

After 3 years of consultation, the Liveable Communities plan for Panmure was adopted last August. It had begun with a discussion document, Panmure’s Future, which foresaw 10-storey apartment blocks in the centre.

Residents foresaw a 10-storey forest, were horrified, objected strenuously and won a backdown from the council.

Town centre broken into 4 precincts for public works programme

The next stage of the exercise has concentrated on putting a sparkle into 4 precincts of the town centre — the hub around the community centre, Pilkington Rd and across to Basin View Rd; the historic section at the Kings Rd end of the centre; the parking area down Basin View Rd to the Panmure Lagoon; and the Queens Rd spine.

The council has allocated $1.8 million to a public works project, but 1 item on the project team’s list won very clear disapproval when it was displayed to Thursday’s forum.

Artist John Radford, responsible for sculptures of old buildings in ruins on Ponsonby’s Western Park, provoked an outcry when he produced from his bag a cakemixer, to be used as the model for a large sculpture behind a new stage outside the community centre.

Not their thing, although some in the audience warmed to the idea.

“This is an abstract representation of what happens in the square. People need something central to focus on. It could be a clock, a central fountain. This is very daring & different,” Mr Radford explained.

The residents warmed more to ideas of art sightlines along Queens Rd, some of the more “obtrusive” signs being taken down, colour schemes, sculptures of unstated description, ideas which would be grouped together so Panmure can come up with an art focus.

Little evidence so far of economic strategy

The council project team has also been working on an economic strategy, but little of this was presented to the residents. The council and the Panmure Commercial Association are to appoint an external management company to market Panmure opportunities, and the council is look at funding mechanisms.

The council’s city development committee will pick up on Panmure’s future again on Wednesday, when it will be asked to endorse an action programme running through to 2006.

The 1st project on the list is to start district plan changes & designations, which the Tamaki community board called for action on at its 25 March meeting. That and the economic development & business initiatives project are the 2 outstanding items on the Panmure agenda.

Among the business programme suggestions are a seminar on business clusters, a report on ways to promote mixed-use development and an employment project.

Panmure used to be a strong shopping strip at the heart of a district containing some of Auckland’s largest factories & industries, which have long since closed. Retail activity abounds in the area — there are countless car yards, for example — but the shopping strip now has competition from the Pakuranga mall, the Botany town centre, and large-format retail centres along Mt Wellington Highway which contain traditionally small-format stores such as Michael Hill’s jewellery outlet, and will suffer further competition from the proposed Sylvia Park development and possibly from development in the Mt Wellington quarry.

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Mobil’s St Heliers battle continues

Planning consent, 24 September 2002:

St Heliers, 350 St Heliers Bay Rd, non-notified application to Auckland City Council’s regulatory & fixtures sub-committee by Mobil Oil NZ Ltd to upgrade the service station.

It was to have been heard last week but nobody was available. The hearing was held after today’s committee meeting, ending with a reserved decision, some feathers were ruffled and the likelihood that proceedings will be no further advanced than when the council debated the service station colour scheme (ie, Mobil’s colours) in August.

When the application first arrived on the committee’s agenda, Mobil was wanting to make changes to the canopy and councillors were more concerned about colours, but the proposal got consent.

A week later, Mobil was back wanting more serious upgrading to be approved and the committee chairman, Cllr Juliet Yates, said she’d been advised road-widening would proceed this year so the application was deferred for consultation with Mobil.

“It is not in the public interest to enable somebody to make an investment then find it is frustrated by public works,” she said.

Consent granted but conditions unacceptable

On 6 September the committee granted Mobil non-notification & resource consent, but imposed conditions so the council wouldn’t be liable if roadworks hampered access to the service station. Mobil wasn’t prepared to accept a condition guaranteeing it would accept future roadworks wouldn’t cause problems for the underground tanks and roadfront pumps.

City planning manager John Duthie said it was understandable Mobil wouldn’t accept that condition, because the council itself didn’t have final plans for the roadworks. But he wanted Mobil to accept that if its pumps were in the way of road-widening or that the public works meant the fuel storage tanks had to be decommissioned or relocated, the council wouldn’t be liable.

Planning consultant Simon Hedley, of Sinclair Knight Mertz in Wellington, appearing for Mobil, said the company had ben negotiating continued use of the road reserve by the service station for 9 months and accepted it couldn’t make any claim on the council. He said Mobil accepted it was possible the tanks might have to be decommissioned or moved.

An issue which might arise from the road-widening is that the cambers of road, reserve & service station might combine to stop an articulated tanker from exiting.

Advice note putting liability on Mobil gets no response

Mr Hedley suggested that instead of a consent condition, the council write an advice note (attached to the consent, but not quite the same standing as a condition) saying Mobil recognised the road was to be widened and, if it decided to build, would do so at its own risk.

Cllr Yates skipped by that one, expressing concern that Mr Hedley had suggested in correspondence that the council was trying to blackmail Mobil. “Our concern is public safety,” she said. Mr Smedley said he had already apologised for using that term, did so again, and told the committee the word was inappropriate.

It’s hard to believe disputes like this crop up, but they do — fairly often — all round the regulatory world. Solutions usually seem monumentally simple, but penning them on the trot or by committee often destroys the simplicity.

Earlier stories: 23 August: Service station consent deferred because of road widening

16 August: St Heliers Mobil passes colour scheme debate

Click to return to Auckland City consent activity 24 September 2002

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McKellar plans to be more than a passive investor’s agent

Size about the same, components different

“We’ll be more than a passive investor. It is a true joint venture and I will be driving the development for our company,” Auckland One chief executive Michelle McKellar said of the deal to combine the 277 plus extension sites with Westfield Trust’s Mercury Energy land to form 7ha of new development in Newmarket.

While everybody outside Auckland One and Westfield knew — and was saying — that building both developments to the maximum was suicidal for at least 1, and would cannibalise the Broadway shopping strip, the only acknowledgement from within came when Westfield reduced its proposed retail development from 65,000m² to 49,000m² — about the same size as Auckland One was planning on the 277 and Xtreme sites along Broadway.

“It will be a different type of development. What we’re hoping to deliver is a truly world-class comprehensive development. We’re going back to the drawing board to include retail, office, leisure facilities & residential [though] it’s still very conceptual,” Ms McKellar said.

She said consultants from both sides would be brought together to form a team putting together the master plan, along with a team from Auckland City Council.

Change of components makes it more practical

She expects the size of the overall development will be about the same as previously planned, but the inclusion of office and higher-density residential would make it more practical.

Putting 2 mega malls in Newmarket “was never going to work — there’s just not enough depth in the market. Something had to give.

“John Widdup [Westfield NZ director] and I have had a number of discussions about our interests in Newmarket and we talked about complementary developments. It wouldn’t work unless you talked ownership interests.”

As Westfield had a construction & development division, it made sense for Westfield to do the development work. 277 would be rebranded, at the earlier of 7 years or when a new centre is built, “to incorporate Westfield into it. I think they recognise the 277 brand,” Ms McKellar said.

“”It will be the blue uniforms, not the red uniforms, so it won’t be marketed as a Westfield centre.”

Looking ahead without this joint venture, Ms McKellar said “Westfield would have got something away and the value [of both] would have been eroded.

The big difference will be in the ability to create precincts. Fashion would stay at 277, and homeware might go to the Xtreme site, entertainment & cafés on the Mercury site, but those decisions weren’t yet made. In 3-6 months they would have a far better understanding of it.

Widdup says joint venture will speed up development

Council wants Newmarket framework strategy done by June 2003

Westfield launches scaled-down Newmarket centre in May

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Non-notified hearing for Glen Innes foodcourt

Planning consent, 22 October 2002:

Glen Innes, 6/260 Apirana Ave, Auckland City Council’s regulatory & fixtures sub-committee granted Hawker Foods Ltd (Stanley Skadiang) non-notified hearing for an application to establish a 420m² foodcourt for up to 80 customers within an existing tenancy.

Land use consent was granted in August 2001 for a tavern in other shop in the block — the Crook & Flail in a 256m² outlet — but that consent was surrendered.

The corner site in the 2416m² Glen Innes shopping centre (it was 2619m² last year) is 1 of 7 outlets in 2 buildings. Each consent application for a different use has come with a note saying the existing parking shortfall will become even more deficient.

The previous occupant of the proposed bar space had provided 30 parking spaces instead of the required 123 for the centre, and with a change to a bar the total requirement rose to 136.

For the 9-stall foodcourt, previously occupied by a $2 shop, 42 parking spaces would be required, raisign the total required for the centre to 148 — and giving a shortfall of 118. The applicant proposed opening from 10am-10pm, 7 days/week.

Cllr Yates, back from overseas in the morning and appearing as a committee member, not as chairman, suggested a review clause on parking at the weekend “because you may to restrict the hours of operation.

“I have a real concern there because on Saturday & Sunday when people go shopping the parking is full.

“If there isn’t a problem, that’s fine, of course.”

It struck me that the foodcourt customers might well be using the other shops as well, so would not increase traffic. However this wasn’t a concern for planners at the notification stage. The issue might be addressed in conditions at resource consent stage.

Click to return to Auckland City consent activity 22 October 2002

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Macquarie Goodman buys Turners Auctions property in Penrose

Macquarie Goodman Industrial Trust has bought the 8.8ha Turners Auctions property in Penrose for $25 million, agreed at 9.5% of net annual rent and variable by rent reviews.

The site has 31,243m² of existing improvements, 81% occupied by Turners Auctions, with development potential for a further 8000m². Other tenants are Gilberco, Vehicle Safety Systems and Pyne Gould.

Market reviews currently under way could result in another $400,000/year of net rent, which would result in payment to the vendor at 10%. The yield on the total purchase price will be 9.6%.

Macquarie Goodman will raise the New Zealand component of its portfolio to a maximum 10%. This purchase takes its New Zealand exposure to 5.3%.

The Turners property has a weighted average lease expiry of 7.5 years. The 3906m² of office is leased at $125 & $130/m², and the 27,337m² of warehouse at net rates of $64-73/m².

Turners has indicated it will want to add to its buildings soon, with an extra office/showroom & a multi-level carpark.

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Council agrees to revised Tamaki campus concept plan

Plan change 97 should go to consultation in November

[Some corrections have been made to this story. The changes are listed at the foot of the story.]

Auckland City Council’s city development committee agreed today to a public plan change for Auckland University’s Tamaki campus, but with some changes affecting roading.

The next stage for plan change 97, isthmus plan (Tamaki campus) is public notification, which will be delayed until parts of the concept plan dealing with traffic mitigation are finalised. However, the plan change is expected to be notified in November.

The proposal is for a “research integration campus” on 32ha split by Morrin Rd. It’s 1 of 5 developments which will bring enormous change to Auckland City’s eastern suburbs over the hill from Remuera.

The others are Landco Ltd’s development of the old Winstone quarry, Kiwi Income Property Trust’s development of the brownfields Sylvia Park site, and the regeneration of the Panmure & Glen Innes town centres & suburbs.

The university has been working towards development of a campus for 6000 equivalent fulltime students (efts) and the co-location of public & private sector research & development facilities.

It proposes 6000 equivalent fulltime students, 900 staff & 160,000m² of r&d facilities. The previous plan was for 7000 efts. The campus now has about 1800 efts & 130 staff.

The campus has a special purpose 2 zoning. Some other land in the earlier concept plan has been excluded.

Council senior planner Katherine Dorofaeff said in her report controlled-activity rules & criteria should be inserted in the plan change to control the design & configuration if buildings within 30m of the Morrin Rd frontage. Apart from that strip, there’s a 12m height limit across the main building site.

A proposal for “traffic calming” measures on Morrin Rd — possibly but not definitely road humps — was removed from the plan change document because of concerns about the effect on traffic, particularly trucks taking containers to & from nearby industrial areas.

University property manager Bill Anderson said the Landco development of the quarry site included some new routing, which would reduce Morrin Rd traffic significantly.

The campus proposal was outlined in a letter to the council by Haines Planning Consultants Ltd director David Haines.

He said it involved a new model of partnership between the university, public & private sectors. The research integration campus would enable & encourage research institutes & businesses to colocate within the university’s landholding, “thus allowing the full strength of the university’s knowledge & research capabilities to be drawn upon for the benefit of the New Zealand economy.

“Likewise the relocation of research, teaching & community organisations onto the campus will encourage the sharing of the joint capabilities between organisations, thereby creating synergies between the university & external partners.”

A number of faculties will move from the Grafton or City campuses to Tamaki. The new Population Health Complex, scheduled for completion next February, will incorporate about one-third of the Faculty of Medical & Health Sciences, now at Grafton.

“Over the next 10 years the university will develop the campus as a unique, nationally significant project, with facilities & programmes designed to contribute to New Zealand’s development as a knowledge society. To achieve this vision the Tamaki campus is being developed around 6 major disciplinary themes, based on international, knowledge society & foresighting reports:

health, sports & community

environment, energy & resources

IT, communications & electronics

materials & manufacturing

food & biotechnology

information management.”Clusters are being formed that consist of university researchers, public agencies (such as Crown research institutes), including the colocation of public & private partners in the areas of research, teaching & community development that align with the university’s vision for the campus.

“Landcare is colocating its activities on the campus, with the building currently under construction. By 2011, it is anticipated that there will be some 6000 students & 900 university staff on the campus, in addition to a significant number of external partner agencies…

“The objective is that the Tamaki research integration campus becomes New Zealand’s flagship research, teaching & community campus with the potential to attract international partner organisations. This objective recognises that such a development is most realistically located within New Zealand’s largest city & colocated with the country’s leading academic & research university.”

Among the practical issues for the site, staff (& research sector) parking provision will be increased from 1:3 to 1:2 equivalent fulltime staff.

[Some errors in the original report have been corrected:
Para 6, 64,000m² becomes 160,000m² of space for academic, research and collocation partners.
Para 7, The original story contained details of land now excluded from the plan change area.
Para 8, The height limit is 12m – not 30m. A horizontal 30m is the design control strip along the Morrin Rd frontage.
Last para, A change in parking provision 1:3 staff to 1:2 staff is an increase, not a cut.]

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Committee requires hearing on proposed St Heliers squeeze

Planning consent, 1 October 2002:

St Heliers, 240 St Heliers Bay Rd, Auckland City Council’s regulatory & fixtures sub-committee decided against the recommendation of consultant planner Craig McGarr and voted to notify the application by Exspan Holdings Ltd (Neil Deason & Colin McCallum, also Legra Properties Ltd, Bridgeport Developments Ltd, Portview Tavern Ltd and Vitex Developments Ltd ) to build 4 homes on a 1439m² site.

The committee (chaired by Cllr Graeme Mulholland with second member Cllr Bill Christian; chairman Cllr Juliet Yates was on leave) had already set a hearing for a Mt Albert proposal to put 2 houses on 642m², and Cllr Mulholland said this proposal should also be notified because councillors weren’t able to determine the impact on the neighbourhood.

Mr McGarr said the applicant had written approval from various neighbours likely to be affected, including the tenants on the other side of a right-of-way, but not from the absentee owner of that property. However, Mr McGarr considered that property wouldn’t be adversely affected by dominance, bulk & scale or intensity of the proposed development.

Mr McGarr was supported by the council’s planning team co-ordinator for the Eastern Bays ward, Oleg Palinich, who said in his report the adverse effect of the proposed development would be minimal.

Cllr Mulholland said it wasn’t a flat site: “Our concern is we’re just not able to determine that it’s only the owner of No 238 who would be affected by the dominance & intensity.”

He was not persuaded by Mr McGarr’s argument that no property beyond the immediate neighbours would see the development.

Exspan’s proposal is for a density of 1:359.75m², compared to the 1:375m² dwelling:land ratio otherwise permitted in the residential 6A zone.

Several other multiple units have been developed in the immediate vicinity, between Ashby Avenue & Maxine Place, just up from the Long Drive intersection. The immediate neighbour at No 238A has 3 townhouses, the next property east has 6 dwellings and No 244 has 4 attached units. Only No 246 in the immediate vicinity remains with a single dwelling.

Click to return to Auckland City consent activity 1 October 2002

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AMP shifting to Domain Centre

AMP New Zealand is to consolidate its Auckland operations in Newmarket, making Symphony Properties’ Building 3 in the Domain Centre fully leased.

AMP will shift operations from offices in Greenlane and the central business district. AMP Banking NZ operations manager Noel Kirkwood said the Domain Centre building would meet AMP’s Auckland accommodation needs for the next 6-12 years.

The first 3 Domain Centre buildings at 101, 103 and 105 Carlton Gore Rd are complete and now fully leased. Construction of Building 4 is due to start soon.

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