That is a Very Serious Question

Those following my Unitary Plan commentary know I am pushing hard on having Manukau upgraded from a Metropolitan Centre per the current draft Unitary Plan to a City Centre Zone (same level as the CBD). After initial discussions with those in the play a compromise could come into play, that being a new classification in the Unitary Plan Business Zones. This new classification would carry the language and planning requirements for such centres as Manukau that are not currently seen in the current Business Zone definitions.

A quick recap on the existing Centre classifications first:

City Centre zone – Zone description
The city centre is the top of the centres hierarchy and plays a pivotal role in Auckland’s present and future success. The zone seeks to ensure the city centre is an international centre for business and learning, innovation, entertainment, culture and urban living. To improve the vibe of the city centre environment, the zone permits a wide range of activities to establish in most parts of the city centre. The zone also manages activities that have the potential to adversely affect the amenity of the city centre. The Unitary Plan enables the greatest level of development in terms of height and floor area to occur in the city centre. Within the city centre itself, development potential is concentrated in the core central business district. Development potential reduces towards the ridgeline and transitions to lower heights on the waterfront and landward periphery.

The zone manages the scale of development in order to protect important historic heritage places, sunlight admission to parks and public spaces, and significant views to the volcanic cones and other landmarks. The significant height and scale of buildings in the city centre increases their visibility from many places, affecting the quality of both public and private views at local and citywide scales. In addition to managing the scale of development, the zone manages the quality of building design to ensure new buildings successfully integrate with the city centre’s existing built form and public realm to create an attractive and recognisable skyline. The city centre makes an important contribution to our sense of identity. Within the city centre are precincts and overlays, which have their own distinct features and character. Precincts and overlays may have additional management provisions.

Metropolitan Centre zone – Zone description
this zone applies to centres located in different sub regional catchments of Auckland. The centres are second only to the city centre in overall scale and intensity and act as hubs for high frequency transport within their catchments. The zone provides for a wide range of activities including commercial, leisure, high density residential, tourist, cultural, community and civic services. Zone provisions, in conjunction with rules in the other business zones, reinforce metropolitan centres as locations for all scales of commercial activity. Precincts and overlays, which modify the underlying zone or have additional provisions, apply to some of the metropolitan centres.

Generally, however, to support an intense level of development, the zone allows for high-rise buildings. Some street frontages within the zone are subject to a Key Retail Frontage or General Commercial Frontage overlay. Key retail streets are the focal point of pedestrian activity within the centre. General commercial streets play a supporting role. Development fronting these streets is expected to reinforce this function. Rules for the overlay are incorporated in the zone rules. New development within the zone requires resource consent in order to ensure that it is designed to a high standard which enhances the quality of the centre’s public realm.

—–ends—–

 

One of the main issues with the Metropolitan Centre definition was the language around ‘Sense of Identity’ that was used in the City Centre Zone definitions: “The city centre makes an important contribution to our sense of identity.” The drive in pushing Manukau to a City Centre Zone was the sense of identity that Southern Auckland places on Manukau. In short Southern Auckland sees Manukau as its CBD more so than the main CBD.

To add further reinforcement to how an identity can be built; travel to Manukau and observe all the direction signage on the roads and motorways. They all say Manukau City Centre. There is only one other place in Auckland that carries the City Centre tag on the signs and that is the main City Centre itself.

For another reinforcement check Manukau’s geography out to the rest of Auckland including Takapuna and the main CBD. Okay while much smaller than the main CBD and Takapuna never in a position to support a third CBD concept, Manukau City Centre is effectively a City Centre – just on a smaller scale than the main CBD.

All this gives rise to the Sense of Identity to a large tract of population that Manukau is a City Centre (albeit smaller than the main City Centre).

You can find my current Manukau work in the embed at the bottom of this post.

 

But, the question is – “What do you want to see in your Super Metropolitan Centre?”

As I mentioned earlier; there is active consideration by Council planners to while not bring Manukau into the fully fledged City Centre Zone, it does deserve a separate classification from the existing Metropolitan Centre in the draft Unitary Plan.

Enter the working name (for the moment): Super Metropolitan Centre.

First question: Where would the Super Metropolitan Centre classification sit in the modified Unitary Plan?

Answer:

• City Centre
• Super Metropolitan Centre
• Metropolitan Centre
• Town Centre
• Local Centre
• Neighbourhood Centre

Second Question: Key difference between Super Metropolitan Centre and Metropolitan Centre?

Answer: Height Restrictions

• City Centre: Unlimited Height
• Super Metropolitan Centre: Unlimited Height (Manukau though still subject to flight path rules on the northern flanks)
• Metropolitan Centres: 18 storeys currently although some centres could be lower or downgraded eg. Papakura

Third Question: Language of the Super Metropolitan Centre (Unitary Plan Definition)?

Answer:

Super Metropolitan Centre Definition 

The Super Metropolitan Centre is the second highest in the centres hierarchy after the City Centre zone. While the City Centre zone recognises the pivotal role in Auckland’s present and future successes, the Super Metropolitan Centre can also play such a future pivotal role.

More intensive than a Metropolitan Centre in development and catchment but less so than the City Centre Zone, the Super Metropolitan Centre will act as smaller scale complementary regional hub and international centre (based around the Pasifika concept) in: business, learning, innovation, industry, entertainment, retail and hospitality, culture and urban living.

Like the City Centre; to improve the vibe of the Super Metropolitan Centre environment, the zone permits a wide range of activities to establish in most parts of the SMC. The zone also manages activities that have the potential to adversely affect the amenity of the Super Metropolitan Centre. The Unitary Plan enables the greatest level of development in terms of height and floor area to occur in the Super Metropolitan Centre as well as the City Centre. Within the Super Metropolitan Centre itself, development potential is concentrated in the core central business district. Development potential reduces towards the ridgeline (Redoubt Hill) and transitions to lower heights towards its northern flanks (bordering Papatoetoe), southern flanks (Manurewa/Browns Road) and western flanks (Wiri industry and Auckland International Airport).

Again like the City Centre; the Super Metropolitan Centre zone manages the scale of development in order to protect important, sunlight admission to parks and public spaces, and significant views to the volcanic cones and other landmarks. The significant height and scale of buildings in SMC increases their visibility from many places, affecting the quality of both public and private views at local and citywide scales. In addition to managing the scale of development, the zone manages the quality of building design to ensure new buildings successfully integrate with the SMC’s existing built form and public realm to create an attractive and recognisable skyline.

The Super Metropolitan Centre makes an important contribution to our sense of identity whether it is international, national, regional or sub-regional in sense identity construction.

A Super Metropolitan Centre does have comparisons also with the lower order Metropolitan Centres in acting as hubs for a wide range of activities including commercial, leisure, high density residential, tourist, cultural, community and civic services – just on a more intense level than an existing Metropolitan Centre but not as intense as a City Centre Zone as mentioned above.

In further reinforcement to the urban-scape of the Super Metropolitan Centre while still recognising its higher order hierarchy, the SMC again must have some street frontages within the zone are subject to a Key Retail Frontage or General Commercial Frontage overlay. Key retail streets are the focal point of pedestrian activity within the centre. General commercial streets play a supporting role. Development fronting these streets is expected to reinforce this function. Rules for the overlay are incorporated in the zone rules. New development within the zone requires resource consent in order to ensure that it is designed to a high standard which enhances the quality of the centre’s public realm. This recognises that the Super Metropolitan Centre is a blend of the higher order City Centre zone owing to sense of identity and greater intensity of development, production and catchment; as well as the lower order Metropolitan Centre zone in the fact an SMC still will act as the “sub regional community” (as well as wider regional) “place” as well.

In saying that a Super Metropolitan Centre could be viewed as a complementary City Centre area in-lieu of the existing City Centre Zone by some as part of their sense of identity attached to the SMC.

 Question Four: Where would this Manukau Super Metropolitan Centre be?

Answer: Check this map

 

Question Five: Anything in particular for the Super Metropolitan Centre?

Answer: Yes

When looking at the Super Metropolitan Centre one should remember it should be a centre for the 21st Century. The centre should not be car-centric and have easy and efficient mass and active transport measures to either get in and out of, or move around within.

Green corridors and open spaces that blend and complement the urban-scape are an absolute must.

Ideas and concepts for the SMC’s should be compatible with the #shapeauckland (Unitary Plan) and #moveauckland (Congestion Free Network) concepts out there.

One should also be aware that Manukau City Centre is already seen as a City Centre and natural second CBD in Auckland. That sense of identity concept must still continue in the Super Metropolitan Centre idea (although one peg down from the City Centre zone).

Most of all the Super Metropolitan Centre should reflect its catchment. So for Manukau that would be a very diverse population with a strong Maori and Pasifika tinge to it.

 

If you have no idea what Manukau City Centre and its surrounds looks like I do recommend a trip out there as well as Google Earth and Street view.

Manukau would be the virtual pilot for the Super Metropolitan Centre and has a lot of potential in uplifting its current environment.

So; What do you want to see in your Super Metropolitan Centre?

 

Comments and thoughts in the comment box below

 

TALKING AUCKLAND

 

 

Related articles

• Manukau – What is the deal here? (voakl.net)
• Professor Glaeser and the Unitary Plan (voakl.net)