Archive | Beachlands

Updated: Takapuna properties bought on development-based yields as 9 sell at Bayleys’ commercial auction

Published 26 October 2017, updated 28 October 2017:
Bayleys’ 7th Total Property commercial auction in Auckland for the year ended with 9 properties sold, 8 passed in, and the auction of the one remaining property on the list was deferred a week. Another, in Birkenhead, has been sold post-auction.

The sales included 2 adjoining converted houses (pictured) on Lake Rd, Takapuna, sold at yields on present uses of 2.7% & 4.1%. Both have more intensive development potential.

CBD

Waterfront

Sebel, 85-93 Customs St West, unit S:
Features: leasehold, 628m² floor area, tenant Soul Bar on 9-year lease + rights of renewal until 2038
Rent: $437,500/year net + gst + outgoings including ground rent, rent reviews to CPI + fixed increases
Outcome: passed in
Agent: Mark Pittaway

16 Viaduct Harbour Avenue, unit 1A, ground floor:
Features: leasehold, 439m² office including balcony, 5 secure covered parking spaces
Rent: $248,500/year gross + gst, net $124,026/year + gst, 6-year lease to Auckland Council with rights of renewal
Outcome: passed in
Agent: Mark Pittaway

Isthmus east

Onehunga

360 Onehunga Mall:
Features: 538m² site zoned residential – terrace housing & apartment building, 2-level 341m² building constructed in 2010, ground-floor liquor store, 4-bedroom accommodation above
Rent: $93,712.50/year net + gst
Outcome: sold for $1.96 million at a 4.78% yield
Agents: Ken Lu, Damien Bullick & Alan Haydock

Panmure

100 Queens Rd:
Features: 979m² site, 1701m² floor area, multi-tenanted retail property
Rent: $131,181/year net + gst + outgoings, rising to $139,432/year next April 
Outcome: auction deferred until Wednesday 6 December
Agent: Mark Pittaway

Penrose

766 Great South Rd:
Features: 998m² site, 300m² single-level medical clinic, multiple tenants include GP practice, physiotherapist, occupational therapist & accountant
Rent: $65,050/year net + gst
Outcome: sold for $1.065 million at a 6.11% yield
Agents: Tony Chaudhary, Janak Darji, James Hill & James Chan

25 Walls Rd:
Features: 1037m² light industry-zoned site, 702m² high stud warehouse & office building, new 6-year lease to well established import & distribution tenant
Rent: $106,302/year net + gst     
Outcome: sold for $2.305 million at a 4.61% yield
Agents: Mike Adams & Phil Haydock

Isthmus west

Mt Eden

54 Mt Eden Rd:
Features: 400m² site zoned mixed use, in Grammar zone, 130m² villa, garage + 3 parking spaces
Outcome: passed in at $1.4 million
Agents: Alan Haydock, Phil Haydock & Damien Bullick

North-east

Birkenhead

221-225 Hinemoa St:
Features: 522m² floor area, medi-spa & beauty salon a tenant since 2004 & on new 5-year lease, 2 small shops, penthouse apartment
Rent: $122,304/year net + gst from commercial premises, apartment vacant
Outcome: passed in at $3.5 million
Agents: James Kidd & Michael Nees

Updated: 60-62 Mokoia Rd:
Features: 405m² site in town centre zone (21m height limit) retail strip, 744m² floor area, 3 tenants
Rent: $131,018.33/year net + gst + outgoings
Outcome: passed in at $2.2 million, sold shortly after auction for $2.3 million at a 5.7% yield
Agents: Michael Nees & Nick Howe-Smith

Takapuna

58-60 Jutland Rd:
Features: 371m² site zoned neighbourhood centre (13m height limit), 398m² 2-level building with mix of commercial & residential tenancies – 3 ground-floor retail units, anchored by a superette, 2 flats above; secondary access at the rear, where there are 4 parking spaces
Rent: $100,088/year net + gst current, development upside   
Outcome: sold for $2.09 million at a 4.79% yield
Agents: Adam Curtis, Damian Stephen & Nick Howe-Smith

398 Lake Rd:
Features: 888m² site in mixed use zone, 321m² 2-level building; the Skin Institute has occupied the premises since 1994 and has recently renewed its lease until September 2023, with 3 further 3-year rights of renewal; zoning provides potential for residential accommodation with sea views on top of commercial base
Rent: $165,000/year/net + gst    
Outcome: sold for $4.04 million at a 4.08% yield
Agents: Ranjan Unka, Tonia Robertson & Ashton Geissler

400 Lake Rd:
Features: 890m² site zoned mixed use, 272m² converted split-level character residential building, fully leased to long established law firm Turner Hopkins with 5½ years to run on lease, longer-term potential for multi-level redevelopment
Rent: $96,000/year net + gst
Outcome: sold for $3.61 million at a 2.66% yield
Agents: Tonia Robertson, Ranjan Unka & Terry Kim

North-west

Henderson

42 Paramount Drive, units 6 & 7:
Features: 280m² for 2 units consented for restaurant use, separate entrances, in retail complex off Lincoln Rd
Outcome: sold vacant for $1.408 million
Agents: David Han, Terry Kim & Matt Lee

South

Beachlands

40 9th View Avenue:
Features: 1416m² site zoned residential – terrace housing & apartment building, opposite entranceway to Pine Harbour marina, modern 640m² single-level showroom building;
Rent: $36,443/year holding income
Outcome: sold for $1.65 million from lease to Pine Harbour Motorsport Museum
Agents: Nick Bayley & Dave Stanley

East Tamaki

46 Neilpark Drive:
Features: 2100m² site, 2 adjoining clearspan warehouse & office units totalling 1012m²
Rent: $110,000/year net + gst holding income from short-term leaseback of both units to vendor
Outcome: sold shortly after auction for $2.65 million
Agents: Katie Wu, John Bolton & Roy Rudolph

Papakura

80 Hunua Rd, lot 2:
Features: 9453m² site, 6302m² warehouse
Rent: $360,000/year net + gst     
Outcome: passed in at $4 million
Agents: Shane Snijder & Peter Migounoff

Wiri

55 Ash Rd, unit 4:
Features: 200m² unit in industrial precinct, parking
Rent: $28,600/year net + gst
Outcome: passed in at $625,000
Agents: Karl Price & Nick Bayley

South of the Bombays

Manawatu – Dannevirke

69 High St:
Features: 617m² site, 693m² building, long-term tenant Westpac on new 5-year lease, 3 more 3-year rights of renewal, second tenant Cooly Properties Ltd on one-year lease to end of next year
Rent: $59,000/year net + gst from bank, $30,000/year net + gst from second tenant
Outcome: no bid
Agent: Rollo Vavasour

Attribution: Auction.

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Extra ferries for Gulf Harbour & Half Moon Bay

Auckland Transport will add 6 sailings/day to the Gulf Harbour ferry route and 4 to the Half Moon Bay service from Monday 17 October.

Ferry services manager Gareth Willis said today: “We’ve experienced growth of 130% over the past 2 years on the Gulf Harbour services. We’ve talked to our customers and they want more choice in time for the busy summer period. There will be improved integrated transport with the connecting bus services for peak-time ferry services.”

Mr Willis said patronage on services to Half Moon Bay had grown by 9% in the last 2 years and construction was well underway on the new pier, due to open in early 2017. It will give more shelter to passengers and will have storage for bikes.

Fullers Group Ltd operates ferries to Half Moon Bay and 360 Discovery Ltd serves both routes. Both companies are part of the transport group of Scottish businessman Sir Brian Souter.

Mr Willis said Auckland Transport planned to increase the Gulf Harbour service further to support housing growth in the area.

From Gulf Harbour, there will now be 3 peak morning sailings at 6.30am, 7am & 7.30am, and 3 peak afternoon returns at 4.45pm, 5.15pm & 5.45pm, plus new sailings at 10.30 am & 12.30pm from Auckland and 11.30am & 1.30pm from Gulf Harbour.

For Half Moon Bay, the new sailings will be at 9.15am & 3.15pm from Half Moon Bay and 8.35am & 2.30pm from Auckland.

360 Discovery Cruises manager “Jimbo” James Bailey said: “The increase in passenger numbers has enabled us to provide a more frequent service with improved reliability due to the purchase of newer vessels.”

Link:
Auckland Transport, ferry services

Attribution: Auckland Transport release.

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Herbert buys Pine Harbour business & land

Simon Herbert has added the Pine Harbour marina to his collection, in a sale recorded last week. His business is based at the Bayswater marina on the North Shore and he also owns the West Harbour marina near Hobsonville.

South

Beachlands

190 Jack Lachlan Drive:
Features: Management contract for the 570-berth Pine Harbour marina, 9 commercial & industrial buildings currently generating rental of over $850,000/year plus 14.46ha of land; zoning allows for medium to high density residential development with a height limit of 18m plus additional retail, office & commercial space
Outcome: sold to Empire Capital Ltd (Simon Herbert) for $22 million
Agents: David Bayley & Peter Sullivan (Bayleys)

Attribution: Agency release.

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8 intensive residences sell at Barfoots auction

8 apartments, suburban units, townhouses & cross-leased homes (as a group, what I’d call intensive residences) were sold at Barfoot & Thompson’s auctions on Wednesday. 4 cbd apartments were offered, and 2 sold.

CBD

Fort St

HarbourCity, 16 Gore St, unit 10B:
Features: one bedroom, balcony
Outcome: sold for $185,000
Agents: Jason Buckwell

HarbourCity, 16 Gore St, unit 27C:
Features: 2 bedrooms, 2 balconies
Outcome: passed in, sold post-auction
Agents: Jason Buckwell

Uptown

Almora, 100 Greys Avenue, unit 1N:
Features: one bedroom
Outcome: sold for $165,000
Agents: Mike Campbell

Victoria Quarter

Hobson Gardens, 205 Hobson St, unit 9G:
Features: 163m² penthouse, 3 bedrooms, 2 bathrooms, parking space, high ceilings, balconies
Outgoings: body corp levy $6545/year
Outcome: passed in
Agents: Stephen & Leo Shin

Isthmus east

Kohimarama

5 Kohimarama Rd, unit 7:
Features: refurbished 2 bedrooms, parking space
Outcome: sold for $1.2 million
Agents: Zdenka Zinajic

46 Southern Cross Rd, unit 1:
Features: 2 bedrooms upstairs, one-bedroom self-contained flat downstairs, double garage, carport
Income assessment: combined rental appraisal $910-950/week
Outcome: no bid
Agents: Thomas Weber

Meadowbank

24A Archdall St:
Features: duplex, larger portion of half share in 852m² section, 3 bedrooms, 2 bathrooms, garage, 2 offstreet parking spaces
Outcome: no bid, back on the market at $975,000
Agents: Amy Wilson-Chan & Dawn Buxton

Mt Wellington

31C Ferndale Rd:
Features: lockup-&-leave townhouse, 2 bedrooms, 2 levels, 2 parking spaces, fully fenced patio & garden
Outcome: no bid, back on the market at $685,000
Agents: Steve Hood

68 Ruawai Rd, unit 5:
Features: 60m², end brick & tile unit, 2 bedrooms, yard, carport
Outcome: passed in, back on market at $509,000
Agents: Jane Chen

Newmarket

Kings Square, 26 Remuera Rd, unit 409:
Features: 3-bedroom apartment, 2 ensuites + a third bathroom, 2 parking spaces
Outgoings: body corp levy $4291/year
Outcome: no bid
Agents: Nick Guan & Richard Pearce

Parnell

27 Birdwood Crescent, unit 8:
Features: terrace townhouse, 3 bedrooms, 3 parking spaces
Outcome: sold for $940,000
Agents: Cheryl Burgess & Ian Griffiths

Remuera

20 Armadale Rd unit 1:
Features: 105m², 1970s concrete block unit, 3 bedrooms, garage & carport
Outcome: passed in
Agents: Jane Wang & Angela Qi

4A Corinth St:
Features: standalone townhouse, 2 bedrooms, garage, 2 parking spaces
Outcome: sold for $880,000
Agents: Jill Jackson & Emma John

189C Portland Rd:
Features: concrete block unit, 3 levels, 3 bedrooms, 2 bathrooms, rumpus room, double garage
Outcome: passed in, back on market at $1.39 million
Agents: Fiona Lee

Isthmus west

Mt Albert

17 Burch St, unit 3:
Features: cross-leased, quarter share in 809m², 2 bedrooms, insulated, garage
Outcome: passed in
Agents: Matt O’Rourke & Joanne Simpson

1113A New North Rd:
Features: cross-leased, one-third share in 735m², 3 bedrooms, garage, garden
Outcome: no bid, back on market at $839,000
Agents: Christine & Mark Wooding

Mt Eden

812 Dominion Rd:
Features: cross-leased, one-third share in 1728m², 3 bedrooms, 2 bathrooms, garden, carport
Outcome: passed in at $950,000
Agents: Derek Helliwell & Cathy Giles

Sandringham

11B Euston Rd:
Features: 2-bedroom brick & tile unit, garden, garage
Outgoings: body corp levy $763/year
Outcome: no bid
Agents: Christine & Mark Wooding

29 Lancing Rd, unit 2:
Features: cross-leased, quarter share in 800m², ground-floor unit, 2 bedrooms, lockup garage
Outcome: sold for $640,000
Agents: Leonie Stabler

The Kingsway, 11 Kingsway Avenue, unit 2:
Features: one-bedroom unit, carport
Outgoings: body corp levy $1481/year
Outcome: sold for $430,000
Agents: Di Lynds

North-west

Henderson

26 Swanson Rd:
Features: cross-leased, one-third share in 198m² plus fee simple 344m², 3 bedrooms, 1.5 bathrooms, double carport
Outcome: no bid
Agents: Dennis Law & Helen Lam

Titirangi

81 Meadowvale Rise:
Features: cross-leased, half share in 760m² plus one-eighth of 359m², 4 bedrooms, double garage
Outcome: sold for $570,000
Agents: Wayne Zhang & Anna Lechtchinski

Commercial

South

Beachlands

38 Wakelin Rd:
Features: 922m² site, 2 shops occupied by police & a dairy, including a KiwiBank outlet, plus 3-level residence containing 3 bedrooms, a double garage and a 2-bedroom flat
Income assessment: $90,615/year net in 2014
Outcome: passed in
Agents: David Sylvester & Kim Loo

Attribution: Auction.

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Beachlands Village property passed in

A property in the middle of the Beachlands Village retail area was passed in at NAI Harcourts’ auction yesterday.

Sitting between the village centre’s butchery & bakery, the property’s commercial frontage is occupied by the local police station and a PostShop/Kiwibank with Lotto outlet.

At the rear it has a residential building containing a 3-bedroom dwelling with ground-floor garage and a one-bedroom flat with a fenced yard.

The village centre remains Beachlands’ only retail area until a development comprising a Countdown supermarket & adjoining shops is built at the entry to Beachlands from the Whitford-Maraetai Rd.

Meanwhile, the area is expanding, with zoning for 1250 new houses.

South

Beachlands

38 Wakelin Rd:
Features: 922m² site, 2 separate buildings fully leased, one commercial, one residential, and a BNZ ATM machine
Rent: $98,756.80/year ($90,615 net of irrecoverable outgoings)
Outcome: passed in at a vendor bid of $1.3 million
Agents: Nicolas Ching & Scott Strong

Attribution: Auction.

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Vote split on Beachlands rural village direct referral

Auckland Council’s hearings committee agreed by a 5-3 vote today to send a Beachlands rural village concept subdivision application directly to the Environment Court, bypassing the council hearing process.

Ahuareka Trustee (No 2) Ltd (Rob Bassett & Brett Russell) is seeking resource consent for a 160-lot village of 186 household units & apartments, a country pub with 10 guest rooms, a 300m² community building, 2 retail lots & 3 commercial service or office lots for a 92.8ha cattle farm at 650-680 Whitford-Maraetai Rd, in the Whitford rural B zone, outside the metropolitan urban limits. The existing farmhouse, another house & ancillary farm buildings would remain.

A surrounding jointly owned lot contains service facilities, access, an 80-space parking area and native vegetation planting.

The property directly adjoins the Formosa Country Club & golfcourse, 3km south of Beachlands. The applicant said the proposed development would be self-sufficient for servicing stormwater, wastewater & water without the need for reticulation from external networks.

The ability to seek direct referral to the Environment Court was introduced in the Resource Management (Simplifying & Streamlining) Amendment Act 2009. A further amendment last September made direct referral an option that would no longer require council approval if a threshold value under the regulations was exceeded.

Council resolutions team manager Rob Andrews said in his report: “The complexity of the application is likely to bring forward competing specialist evidence that will have a strong bearing on the decision to be made. The Environment Court’s expert caucusing processes are better suited to narrowing the range of matters that are in contention prior to a court hearing than those of a council hearing process.

“Submitters will have an opportunity to become involved in the court process by lodging an application to become a section 274 party or party to the court proceedings. Generally, the observational views of lay submitters, particularly those familiar with their local environment, are best pursued via a council hearing. However, the history of the underlying plan change (plan change 8 as well as recent Beachlands plan changes (plan changes 30, 30A & 34) demonstrate extensive community involvement through the entirety of these plan changes, including active participation at the appeal stage.

“This further indicates that submitters will unlikely be deterred by the cost & formality of a court process.”

Attribution: Committee agenda & meeting.

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3 Beachlands & Pine Harbour plan changes approved with some reductions

Published 27 April 2011

Commissioners have approved 3 plan changes in the past 2 months for Pine Harbour & Beachlands which will allow the population in the area between Whitford & Maraetai, on Auckland’s eastern coastal fringe, to double to about 10,000.

The same commissioners – Ken Graham(chairman), Anne Candy & Maggie Burrill – heard submissions on all 3 plan changes to the Manukau City Council’s district plan but reported their decisions to the successor Auckland Council.

Pine Harbour decision

Their first decision, in February, was to approve private plan change 34, brought by Pine Harbour Holdings Ltd (Allan Drinkrow, Simon Male & Steven Riddell, Beachlands) to rezone 11.6ha around the Pine Harbour marina from boat harbour and rural 1 special policy area to a new Pine Harbour marina zone.

The company’s proposal would have allowed for 500 new homes to be built, but that figure has been reduced after the commissioners decided to lop one floor off the maximums for apartment buildings in 2 of the 10 proposed new precincts.

Plan change 34 provided for a mix of residential, commercial & marine-related activities in a zone divided into 10 precincts: northern terraces, gateway integrated housing, gateway apartments, village apartments, marine commercial, marine services, stormwater management, village square, future harbour & riparian margin.

The plan change will allow more intensive development of part of an area already subject to an urban zoning. “The area as a whole has an orientation towards the Pine Harbour marina and much of the area is situated on a ground level below the existing Beachlands residential area. The commissioners consider that, in combination, these factors support a limited extension of the urban area and the potential to establish a different, albeit complementary, form of development to what exists in the adjoining Beachlands village.”

However, the commissioners also compared the scale of proposed development unfavourably with existing development within Pine Harbour, which has buildings of 2-3 storeys now and possibly 2 storeys for future development in the surrounding area.

The commissioners agreed with the proposal for lower-scale development in the northern terraces & gateway integrated housing areas (maximum 2 storeys plus one for habitable roof space) but took one storey off the limit in the gateway apartment precinct (4-5 storeys proposed) & village apartment precinct (5-6 storeys proposed).

 

“The commissioners consider that development of this scale would not be appropriate to a marina-based development that is located in a wider area that has more of a rural or rural village character than a typically urban one. While the location & nature of harbour-based development does provide the opportunity for development at a higher densitythan surrounding areas, the commissioners consider the relative scaleof development proposed to be too great to create a sustainable, attractive environment which would enhance & integrate with existing & future development, both within & around the Pine Harbour marina zone.”

Apart from the building developments, the commissioners also picked up the concern of Pine Harbour Holdings & other submitters that there should be a more direct road link between Pine Harbour and the Beachlands village. The commissioners said the best option was a link to Karaka Rd through land adjoining the plan change 34 area not owned by Pine Harbour Holdings, and they’ve recommended to the council that it designate land for that link.

Beachlands business zone

The other 2 plan changes are private change 30A, creating a new business zone at Beachlands where Progressive Enterprises Ltd will build a supermarket, and 30, a council plan change creating the New Avenues subdivision.

The Beachlands Village business centre zone, at 129 Beachlands Rd, on the corner of

Whitford–Maraetai Rd, was intended to provide up to 31,500m² of new commercial floorspace, including 4000m² for a Countdown supermarket.

But, after hearing evidence that 5930-6850m² more retail space would be sustainable at Beachlands by 2016, rising to between 8270-10,260m² by 2026, the commissioners concluded that development of further retail floorspace of 6700m² by 2016 and 8500m² by 2026 should be provided for.

The Progressive proposal for a new commercial zone was at odds with a strong community push to keep Beachlands small, and secondly to retain the Wakelins Rd retail strip, where Progressive’s main competitor, Foodstuffs (Auckland) Ltd, recently enlarged its Four Square store.

The commissioners decided some changes to the Progressive proposal were necessary. The key ones:

The one-way road entry into the land from Whitford-Maraetai Rd is deleted from the concept plan – there will be no break here in the 15m landscaped bufferThe future development block on Beachlands Rd closest to the Whitford-Maraetai Rd/Beachlands Rd intersection is deleted from the concept plan and replaced with landscaped open spaceThe 15m landscaped buffer and all other open space areas & surface parking areas are to be developed as part of the first stage of development, and those areas will be specified in plan change 30A generally as “no build” areasThe requirement for development of a minimum part of the main street may be departed from only as a discretionary activity (rather than a controlled or restricted discretionary activity)Staging & retail floorspace thresholds are incorporated into the plan change provisions and may be departed from only via a discretionary activity resource consentThe supermarket must be located in the position shown on the concept plan, and adherence to the concept plan generally has been tightenedThe “sleeving” building between the supermarket & Beachlands Rd has been lowered from a maximum 3 storeys to 2 storeys, reflecting the commissioners’ view that a lower building height is necessary to avoid more than minor adverse effects on amenity values along that road.

New Avenues

Under plan change 30, the New Avenues extension to Beachlands Village will add about 750 new homes in a 122ha special zone bounded by Jack Lachlan Drive to the south, Beachlands & Karaka Rds to the north and Whitford–Maraetai Rd to the east. The plan change is based on a grid street pattern, generally with 800m² sites.

The conflict there was between advocates of low or no growth and affirming “the integrity of the extensive community consultation process”.

 

Link: Manukau plan change register

Earlier stories:

5 May 2010: Community group steps up campaign against Beachlands expansion

10 March 2010: Councillors talk of rethink after Beachlands consultation

2 February 2010: Early feedback on Beachlands expansion to go to all-councillor policy committee

24 January 2010: Beachlands Village: New Avenues out for discussion

25 September 2005: ARC sets out appeal grounds against Pine Harbour subdivision

18 September 2005: Regional & city councils at odds as Beachlands strategy goes out for consultation

Want to comment? Go to the forum.

 

Attribution: Hearings panel decisions, story written by Bob Dey for the Bob Dey Property Report.

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Fortnight for more submissions on Beachlands expansion plans

Published 25 July 2010

Jurisdiction: Manukau City

 

Neighbourhood: Beachlands

 

Applicant: Manukau City Council

 

Application detail: Plan change 30, Beachlands Village New Avenues subdivision, and plan change 30A, Beachlands Village business centre zone, summary of submissions available

 

Notification date: 23 July

 

Further submission closure date: Friday 6 August

 

Other details: The city council has proposed a subdivision called the New Avenues, expanding the residential area at Beachlands, and Progressive Enterprises Ltd has a proposal for a commercial development, including a supermarket, on 12.6ha at the corner of the Whitford-Maraetai Rd & Beachlands Rd corner.

 

Earlier stories:

5 May 2010: Community group steps up campaign against Beachlands expansion

10 March 2010: Councillors talk of rethink after Beachlands consultation

2 February 2010: Early feedback on Beachlands expansion to go to all-councillor policy committee

24 January 2010: Beachlands Village: New Avenues out for discussion

 

Want to comment? Go to the forum.

 

Attribution: Council notice, story written by Bob Dey for the Bob Dey Property Report.

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Community group steps up campaign against Beachlands expansion

Published 5 May 2010

The Pohutukawa Coast Community Association stepped up its campaign against major development around the Beachlands settlement yesterday, trying to enlist the support of the Auckland Regional Council for its aim to keep things much as they are.

 

Manukau City Council has a council-led plan change underway to enable a new suburb, New Avenues, to be developed and there’s a private plan change to intensify development at nearby Pine Harbour.

 

But the big driver for new development at the turn of the road into Beachlands is Progressive Enterprises, which has proposed a private plan change so it can build a 3400m² supermarket plus room for other shops & offices on a 12.6ha site at the corner of the Whitford-Maraetai Rd & Beachlands Rd corner.

 

Members of the community association questioned the thinking that had gone into the plan changes – and particularly the impact on and requirements for infrastructure – when they spoke at the city council’s informal consultation session on its plan change in March, and raised the same issues for regional councillors in a deputation yesterday.

 

The association’s leader on resource management issues, Kane Glass, said the expansion wasn’t consistent with the regional policy statement because:

it was outside the metropolitan urban limitsit was also inconsistent with the district planroading was rural arterial, not a corridorwater was tank & tanker supplythe wastewater system was already near capacitythe character of the proposed change was totally inconsistent with the surroundsthere were problems with transport and no integrated transport assessment had been madethe only access road was formed over an old country track, access roads were already an anxiety and wouldn’t cope with increased traffic volumea significant impact on the Waikopua embayment had been ignored, anda host of economic issues were associated with any development, but locals didn’t know what the economic impact would be.

 

Among those impacts, it seemed the existing village shops would become a ghost area.

 

After the presentation, regional strategy & planning committee chairman Paul Walbran suggested the association work with council staff to clarify the main points of its campaign.

 

The Beachlands expansion was also raised during the Manukau council’s debate last night on the draft Manukau spatial plan, which that council’s policy & activities committee endorsed in a 9-7 vote after a long debate.

I’ll have a full story on the spatial plan on Friday.

 

Earlier stories:

10 March 2010: Councillors talk of rethink after Beachlands consultation

2 February 2010: Early feedback on Beachlands expansion to go to all-councillor policy committee

24 January 2010: Beachlands Village: New Avenues out for discussion

 

Want to comment? Go to the forum.

 

Attribution: Council committee meetings & agendas, story written by Bob Dey for the

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Councillors talk of rethink after Beachlands consultation

Published 10 March 2010

Manukau City councillors conceded after a day of informal consultation yesterday they’d have to rethink proposals to expand the Beachlands coastal settlement, on the Pohutukawa Coast in the north of the city.

 

The questions councillors were asking at the end of the consultation session showed they weren’t sure how the council had arrived at a point of major expansion for the settlement. They also don’t have long to think about it: in 7 months the Manukau council will be gone, swept up with the rest of Auckland’s 7 territorial councils & one regional council into the new unitary Auckland Council.

 

The consultation was over the council’s proposal for plan change 30, for the New Avenues expansion. At the same time, supermarket chain developer & operator Progressive Enterprises Ltd is working on a private plan change for a commercially zoned area, plan change 30A, which would split the provision of commercial facilities in the settlement.

 

New Avenues would add up to 500 houses & the new business area to Beachlands, on 125ha south of the existing settlement.

 

Progressive presented an outline yesterday of what it was proposing – a 3400m² supermarket plus room for other shops & offices on a 12.6ha site at the corner of the Whitford-Maraetai Rd & Beachlands Corner.

 

Its chief competitor, Foodstuffs (through property arm The National Trading Co Ltd), which opened a Four Square store in the existing commercial area in December, questioned what the council was doing in allowing a commercial split and changing course after years of working in one direction.

 

But probably the main proponent in yesterday’s session was the Pohutukawa Coast Community Association, with only 90 members out of a current population of 3400, whose chairman & vice-chairman posed questions on the thinking that had gone into infrastructure, and particularly on how the council had been told twice by the community in recent times that it wanted no or low growth – yet had come out with plans to double Beachlands’ size, through a subsequent consultation programme which offered 3 options of moderate to medium growth, but not the standstill the community had indicated it wanted.

 

Community association chairman Grant George told the council’s policy & activities committee the council projections were for a population around Beachlands & nearby Maraetai & Pine Harbour of 11,500 within 15 years, which would require expansion of the sewerage plant.

 

“To look at that number without reticulation is ridiculous & reckless. We want some data so we can make some informed decisions,” Mr George said. And then he asked: “What are the consequences of splitting up the shopping centre? The question around who is driving this is important. This seems to be driven by developers, I’m sorry. We want a growth strategy that makes sense and is good for the community.”

 

The council intention is to have its draft plan change back at the policy & activities committee next month, complete with a report on matters raised in informal submissions. Progressive’s planner, Mike Foster, said yesterday the company intended to lodge its private plan change in late April and, no matter what course the council adopted, it was working towards lodging an application for resource consent for stage 1 in a few months.

 

Progressive’s development manager, Brady Nixon, said Manukau was growing at a rate of 26,000 people/year, there was only 5 years’ supply of residential land remaining in the city and coastal settlements presented an opportunity for expansion.

 

He said Beachlands was an excellent example because infrastructure could be expanded. But, he said, expanding the existing commercial area would be extremely disruptive and Progressive preferred sites with good connections on the roading network rather than an “offline” site such as the existing centre.

 

The point Progressive had chosen to develop could serve both Beachlands & Maraetai, which had a combined population of 5200. Mr Foster said that population could support a supermarket now: “It’s quite clear there is at least another 6000m² of retail growth sustainable right now without any further population growth.” He said the site on the main road “could sustain up to 12,000m² of retail & mixed-use development”.

 

As for Foodstuffs’ presence at the consultation session, Mr Foster told the councillors: “You should be aware that the supermarket wars are alive & well, and if it wasn’t Progressive here it would be the National Trading Co.” The 2 groups fought through to the High Court over development at Te Awamutu – Progressive continuing its argument in favour of centres-based development (as it also argued, in opposition to Foodstuffs’ new Wairau Rd supermarket on the North Shore), but lost its battle to stop Foodstuffs’ new Pak ‘N Save in a new development zone.

 

Progressive’s legal counsel, Douglas Allen, told the councillors: “The issue is not one of competition, but where is your centre, not what it looks like – the urban design could be perfect, but if everybody has to take their car there you’ve transformed your town…..The National Trading Co’s position is, it has supported with its efforts & time & money council’s previous vision. It appears you have departed from that vision, it would like you return to that.

 

“You may want to transform it, despite what the community says, but don’t fool yourselves that you’re only tinkering at the edges. This is not about the effects of what happens to your centre, it’s about the vision you want, a centre as it is, or do you want to transform it.”

 

Mr Allen said the situation wasn’t the same as at Te Awamutu, which was a big rural service town with a large

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