Archive | North-west

Subdivision of Waimauku “future urban” block opposed

Published: 22 May 2005


The Auckland Regional Council has opposed a proposal to subdivide 3ha at Waimauku into 5 lots, saying the proposal is before its time as the land is zoned future urban.



The development proposal is:


62 Muriwai Rd, application by John Grafton to create 4 residential lots of 1500-6800m² & a 1.9ha balance lot.

Regional policy analyst Blair Firmston said in his report to the regional council’s strategy & planning committee on 10 May the proposed Rodney district plan made it clear this land, zoned future urban, shouldn’t be opened up for development until untility services can be provided to it.


Although the subdivision would allow for a future road, proposed by the Kumeu-Huapai-Waimauku structure plan, to go through the balance lot, “it would still compromise the potential for the site to be efficiently subdivided at an urban density in the future.”




Website: Regional policy statement & changes


 


Related stories:


Regional council pushes harder line on intensification


Regional intensification schedule


Regional policy statement changes on intensification


ARC pushes for “optimum redevelopment” at Avondale


Waiau Pa peripheral developments opposed


ARC says plan change identifies Glen Innes as “high-density centre”


Subdivision of Waimauku “future urban” block opposed


 


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Old Henderson railway station’s fate in dispute

Published: 22 May 2005


Waitakere City Council sent a deputation to the Auckland Regional Council on 10 May in an attempt to overturn the regional council’s opposition to relocation of the old Henderson railway station to the Corban Estate.



The regional council’s strategy & planning committee agreed the chairmen of 3 of that council’s committees should map out an integrated approach.


The issue was due back before the commissioner last week.


The proposal was to shift the station to the Corban Estate and restore it, but the ARC recommended that, if it is to be relocated, the station’s new position be one where it “retains an integral association with the rail network”.


Regional policy analyst Blair Firmston said in his report to the regional council’s strategy & planning committee the station had historic significance “as a fundamental catalyst for the development of Henderson as a settlement. The station also has considerable value as a representative example of historic railway station architecture maintained intact and in its original context. Such stations are becoming increasingly rare in the region.”


Mr Firmston said much of the building’s historic significance was based on its context & association with the development of the rail network: “Moving the building is not desirable from a historic heritage perspective.”


He said relocations which kept the station in a railway context had been successful at Swanson & Glen Eden.


The independent commissioner hearing the application indicated it would be declined unless an appropriate alternative could be found. Subsequent discussions brought up 4 main options:

leaving the station where it is, which would require compromise by OnTrack on its track clearance policy. It would also require a proposed taxi stand to be shifted, but the ARC & Historic Places Trust preferred this option
moving the station 1.3m away from the tracks to provide the required clearance
moving the station 80-100m south along the line, Waitakere City Council’s preference, and
moving the station 40m north along the line, largely discounted because it would compromise design of the proposed interchange.

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2 West Auckland subdivision land sales net $6.3 million

Published: 13 May 2005


2 recent sales in Henderson indicate there is still plenty of action in the Auckland property market, Harveys Henderson owner Garry Gee said today.


His office sold the 2 properties within days of each other & with little time on the market, netting a total $6.3 million.


The first sale was a 6800m² site on Lincoln Rd, occupied by 2 houses. It went for $2.8 million and resource consent has been granted for the development of up to 26 townhouses.


A 4ha block of gently rolling land in Sturges Rd, a prime location in Henderson Heights, was sold for $3.5 million. It has an old bungalow on it, which will be retained in a development splitting off up to 50 new lots, with sections varying in size from 400-600m². Yash Sharma, Harveys Henderson, secured both sales.


Mr Gee said both sites were snapped up within 2 weeks of being placed on the market.


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Muriwai shop licence up for tender

Published: 13 May 2005


Auckland Regional Council has put the operation of the Muriwai Regional Park shop up for tender, closing Friday 27 May.


The council’s recreation strategy manager, Jane Aickin, said it was committed to continuing to provide visitors with at least the current level of product & service from the shop, next to the Muriwai Beach motor camp, but would also like to consider proposals with greater scope.


The extension on the current operating licence expires at the end of this year. The term of the new licence hasn’t been set, but could be up to 20 years. The final term will be negotiated as part of the relicensing process.


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ARC approves moving Babich 80ha inside urban limit

Published: 27 April 2005


Auckland Regional Council has approved moving of the metropolitan urban limit at Henderson to incorporate the 80ha Babich concept plan area.


 


The full council was required to adopt a committee recommendation for the proposal to go through. It did that on Tuesday 26 April.


 


Previous stories:


22 November 2004: Mid-January close-off for Babich block further submissions


29 September 2004: Babich MUL extension notified


 


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Waitakere wants 3 MUL expansions in growth plan

Published: 27 March 2005


The article below, along with follow-on pieces in the Propbd/Neighbourhoods section for each city or district in the region, sets a foundation for articles about regional growth strategies on the BD Central websites.


Material for these articles was derived primarily from the Auckland Regional Growth Forum meeting on 2 March.


Waitakere City Council’s acting city development manager, Yvonne Rust, said the council had developed a growth & transport integration programme which would:

support & better integrate intensified land use to support viable public transport and investment in transport infrastructure
protect the Waitakere Ranges from inappropriate development
manage & direct urban growth & rural development in an integrated manner
introduce a consolidated chapter on growth management and schedule of locations for future growth & intensification
progress the intensification of the city around the major town centres and address, in particular, concerns around urban design outcomes
address specific issues of intensification, urban amenity & management of the redevelopment of the New Lynn town centre
ensure high-quality, integrated & compact development is undertaken in the Hobsonville Airbase, Hobsonville Village & Westgate-Massey North areas
seek an expansion of the MUL in those 3 areas to allow for, in particular, development of more employment land.

Waitakere City has applied to shift the metropolitan urban limit (the MUL) in 3 areas- Hobsonville Airbase, Hobsonville Village & Westgate-Massey North – all located next to motorway interchanges and intended to be used primarily for business activities.


“They will maximise the efficiency of the new motorway investment, provide local employment opportunities and contribute to a balancing of peak daily commuter traffic across the region.”


Ms Rust said the proposed MUL shifts would encompass about half the area currently identified as future urban growth in the regional growth concept and was intended to provide for growth in the next 10-15 years.


Past experience showed it took 3-8 years to resolve MUL-shifting issues.


These 3 areas are known collectively as the northern strategic growth area corridor, and the intention to include most of them inside the MUL has been flagged in the regional growth strategy and the northern & western sector agreements.


One area that wasn’t identified earlier was the 60ha of the Massey North employment area. Ms Rust said more research had shown Waitakere had less than 9 years’ employment land available if all existing vacant & potentially vacant land was taken up.


“The Massey North employment area is under the noise control zone for the Whenuapai Airbase (which the Government said in December would remain a Defence Force airbase for several years yet), and hence not suitable for other urban uses.


“Given the potential for the direct relationship between this area and the Westgate town centre, development of this land for employment uses will be mutually supportive to the town centre to provide a range of goods & services.”


Ms Rust said these land use proposals were closely linked to Waitakere’s public transport network intentions: “In particular, the redevelopment of New Lynn town centre will see a significant increase in the local use of the train station & bus interchange through an increase in population within the walkable catchment.


“The creation of local job opportunities in the north-west will offer a choice to the 60% of commuters that leave the city each day for employment. This will also result in an increase in the available capacity on the regional motorway network for commercial vehicles.”


She said a substantial interchange was planned for Westgate and there was potential to link the local bus route network to the cbd with a ferry service from Hobsonville.


Links to the local growth strategy sections of this article:


 


Auckland region: Compact city is in, sprawl is out, councils set out how they’re following the policy


Auckland City: Pressure advances Auckland City strategic work


Franklin: Franklin aims at growth round limited number of settlements


Manukau: Manukau has immediate change package, 2nd package still being developed


North Shore: 2003 plan change puts Shore strategy on course


Papakura: Papakura town centre next on council’s growth programme


Rodney: Rodney concerned about adequacy of land for urban uses


Waitakere: Waitakere wants 3 MUL expansions in growth plan


 


Websites: Auckland Regional Council


Auckland City Council


Franklin District Council


Manukau City Council


North Shore City Council


Papakura District Council


Rodney District Council


Waitakere City Council


 


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Waitakeres anti-sprawl bill gets green light from ARC

Published: 15 February 2005


About 60 Waitakere residents got to look at an explanatory document on the Waitakere Ranges protection bill on Monday night, and on Tuesday morning the Auckland Regional Council became the first of the 3 councils involved to recommend it go to Parliament.



The bill’s intention is to the turn about 25,000ha of public & private West Auckland land – the foothills & beyond, about one-third of it privately owned – into a “national heritage area”. That’s a different concept from national & regional parks, which consist entirely of public reserves.


The intent is to stop development, although Waitakere City Council group manager for partnerships & advocacy, Graeme Campbell, and the explanatory notes said low-scale change would still be allowed.


The preamble to the Waitakere City Council & Auckland Regional Council (and, if agrees to join them, Rodney District Council) (Waitakere Ranges National Heritage Area Bill says there is “a call for a coherent framework for the management of heritage features on both public & private land, to ensure the retention of that heritage in the face of persistent & growing pressures for urban scale development.”


Said Dr Campbell: “The over-arching goal is to prevent the metropolitanisation of the Waitakere Ranges. The only thing the bill is anti at all is metropolitan-in-scale urban development.”


He said that in earlier stages of discussion on clamping down on development in the ranges there was talk of a freeze, but the bill was more light-handed than that. It introduced no more consent processes, but would make the process more consistent.


Dr Campbell said cumulative effects hadn’t been dealt with well under the Resource Management Act. The bill establishes integrated management, which Dr Campbell said was to catch the different tenures rather than different uses of land.


It also provides for “more certain & effective planning, resource management & decision-making”. The greater certainty should be seen in light of this preamble paragraph: “Subdivision & the resultant development I introducing increasing numbers of built structures into the landscape, altering the character of the area through earthworks & vegetation clearance and incrementally leading to the irreversible loss of environmental & landscape values. The pressure for subdivision & development is likely to increase relative to the region’s rapidly growing population. The foothills & coastal villages are currently absorbing most of this pressure, with adverse effects becoming increasingly apparent.”


Opponents of the bill noted that it would take an act of Parliament to get land within the area excluded from its coverage, and noted the proscriptive clause 11(2)(d), which would require management of the area to “ensure that any subdivision & development is of a character, scale & intensity that does not degrade the heritage features (set out in section 10), in particular by (i) avoiding reductions in the extent, range & quality of native ecosystems, (ii) avoiding subdivision & development that reduces the overall dominance of natural & rural features.”


New Zealand First MP Dail Jones, of Kumeu, said if the crux of the bill was that clause (ii), a special act of Parliament wasn’t needed: “Put it in your plan and see what people will do,” he said.


The terminology is again proscriptive in the implementation sections, referring to regional policy statements, regional plans & district plans.


The document talks of “protection & enhancement in perpetuity” of heritage features. Enhancement in this context is enhancement by not touching; the opposite of the developer’s view that enhancement amounts to manipulation into a new & better form.


One of the bill’s opponents said it amounted to an enforced covenant, another that it was “the tyranny of the majority”. Another said land values would skyrocket if there was a total restriction on subdivision.


Dr Campbell wasn’t expecting a flood of subdivision applications before the bill was enacted, but if there was the council would handle them.


In answer to a question on rates relief for non-viable holdings, he said there needed to be a transition from existing rural users to new rural users and the city council was looking at change-of-use economic measures. It was also looking at protecting the heritage area’s name so businesses could use it.


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Westgate follows up Outlet Centre with banking precinct

Published: 2 February 2005


IMF Westland Ltd (Mark Gunton & Bryce Donne) has signed 3 banks as tenants in a $6 million development at the Westgate Shopping Centre, where they’ll be lined up side by side.



Stephen Holyer, of IMF Westland, said the development company was responding to a Waitakere City Council survey which found there was a need for more bank branches in the area.


The ANZ, Westpac & the National Bank have all signed leases to be part of the development. The ASB already has a stand-alone branch at Westgate and Kiwibank delivers its services through the existing NZ Post outlet.


Mr Holyer said the council gave the company its survey results a year ago and IMF Westland had promptly set about leasing the new development.


“By putting the 3 banks alongside each other we have created a banking & financial precinct – an approach which, while unusual, makes a lot of sense. It delivers a huge benefit to Westgate customers and the banks themselves. In today’s competitive environment many people have more than one banking relationship.


“It allows people to comparative shop for their banking and it fits in with our approach, which is to group services in one area to reduce the need of customers to get in their car and drive around various parts of the city.


“Such sensible strategic positioning of amenities can reduce the number of car movement within Waitakere City – reducing traffic congestion, fuel use & car emissions. At a time when banks are being criticised for closing branches it is encouraging to see new branches opening in high-growth areas like Westgate.”


Bendon moves to Outlet Centre


Mr Holyer said IMF Westland’s other recent exercise in grouping businesses, the Westgate Outlet Centre, was proving highly successful. Lingerie maker Bendon has just opened a factory outlet store there, twice the size of the Glen Eden factory shop it’s moved from.


Bendon has joined a range of other leading brand outlets, including Country Road, Quicksilver, Hartleys, Dirty Dog and Sole.


“Westgate also has a 24-hour supermarket, a cinema complex, restaurants & bars, more than 60 lifestyle retailers as well major retailers like the Warehouse and Farmers.”


Legacy Construction Ltd (Shane Hartner) is building the new banking & financial complex.


Westgate, at the end of the North-western Motorway, was started in 1998 and now has 40,000m² of shops.


Websites: IMF Westland


 


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10.3% on West Coast Rd

Glen Eden, 83 West Coast Rd, a single-storey 508m² building on a 1335m² site, with 22 parking spaces, at the entrance to a retail strip was sold for $660,000 at a 10.3% yield at Bayleys Real Estate’s Total Property auction on 8 December.


The property is occupied by Video Ezy and Scott Penk on leases running until 2006 and is producing net rental income of $67,000/year. (John O’Brien & James Chan, Bayleys Auckland Central).

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Vacant resthome sold

Oratia, 692 West Coast Rd, a 513m² metre dwelling on a 6,065m² land holding was sold vacant for $547,000 at Bayleys Real Estate’s Total Property auction on 8 December.


The property, most recently used as a resthome, has 14 bedrooms and has been licensed to provide 20 beds. (Dominic Ong & Colin Stewart, Bayleys Auckland Central).

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