Missing Transitional Residential Zones
One of the issues that have cropped up through the Unitary Plan deliberations is problems with the Residential Zones. That is problems transitioning from a higher density residential zone to a lower one owing to the wide scopes some of the Residential Zones have (mainly the Terraced Housing and Apartment Zone, and Mixed Housing Urban Zone).
The transition problem was picked up here:
Concern was raised about the interface between the THABs and other zones and how the
controls would ensure appropriate levels of amenity are maintained in the adjacent lower
intensity zoned areas. It was suggested that :
- More assessment criteria be added and that additional considerations include sunlight
and daylight controls that take into account compass directions (e.g. differentiate N –W
– E – S). Noting that the orientation of sites affect amenity on neighbouring sites and
that a simple control is not sufficient to address amenity effects. Criteria will need to be
developed. It was suggested the legacy controls be considered and then assessed on
a case by case basis.- More zones should be created and these could be more finely tuned to particular
localities.- The PAUP provisions are “clunky” and won’t deliver the strategic objectives and policies
that the plan anticipates.- A wide site is needed for the controls in THAB zone to work.
…..
One way of solving the transitional issue between different residential zones is this (courtesy of Brent Toderian):
Source: Brent Toderian http://missingmiddlehousing.com/
This missing middle housing mentioned above (http://missingmiddlehousing.com/) could be covered by my proposed new residential zones for the Unitary Plan.
It is (and goes to mediation at the end of the month with the Hearings in October):
Splitting the Zone Hierarchies in the Unitary Plan
Residential Zone Splitting
Currently there are four residential zones in urban Auckland. They are:
- Terraced Housing and Apartment Zone
- Mixed Housing Urban Zone
- Mixed Housing Suburban Zone
- Single House Zone
I have proposed the following:
New Zone Residential Classes to replace the D.1.4 Single House Zone to D.1.7 Terrace Housing and Apartment Zone of the Unitary Plan
| Relief Sort | Existing Unitary Plan Objectives and Policy to be used for the new zones |
| D.1.4 Single House ZoneResidential Standard Low Density Zone | D.1.4 Single House Zone – Objective and Policies |
| D.1.5 Mixed Housing Suburban Zone and D.1.6 Mixed Housing Urban ZoneResidential Intensive Low Density Zone | D1.5 Mixed Housing Suburban Zone – Objective and Policies, AND D.1.6 Mixed Housing Urban Zone – Objective and Polices |
| D.1.5 Mixed Housing Suburban Zone, D.1.6 Mixed Housing Urban Zone and D1.9 Terrace Housing and Apartment Zone Residential Classic Medium Density Zone | D1.5 Mixed Housing Suburban Zone – Objective and Policies, D.1.6 Mixed Housing Urban Zone – Objective and Polices, and D.1.7 Terrace Housing and Apartment Objective Policies |
| D1.7 Terrace Housing and Apartment ZoneResidential Standard Medium Density Zone | D.1.7 Terrace Housing and Apartment Objective Policies |
| D1.7 Terrace Housing and Apartment ZoneResidential Intensive Medium Density Zone | D.1.7 Terrace Housing and Apartment Objective Policies |
| Residential Standard High Density Zone(Would be found in Metropolitan, Super Metropolitan, and City Centre Zones as an “overlay”) | D.3.2 City Centre Zone Objective and Polices, and D3.3 D3.4 Metropolitan Centre Objectives and Policies |
| Residential Intensive High Density Zone(Would be found in Metropolitan Centre, Super Metropolitan Centre, and City Centre Zones as an “overlay”) | D.3.2 City Centre Zone Objective and Polices, and D3.3 D3.4 Metropolitan Centre Objectives and Policies |
Remembering some overlays would be absorbed into the new zones cutting down the need for as many complex overlays as we currently have. As I would rather be going to a single point in the Unitary for information on what I can and can not build on a zone rather than through the entire thing thanks to the complex overlays.
Here is how the above proposal would absorb some of the height overlays that can be cast over the existing proposed Unitary Plan zones especially the Terraced Housing and Apartment Zone
New Residential Zone Basic Development Controls (maximum height development controls) for Unitary Plan
| Relief Sort | Consequential Changes |
| Residential Standard Low Density Zone | Two Storeys Maximum permitted, Three Storeys a Restricted Discretionary Activity |
| Residential Intensive Low Density Zone | Two Storeys Maximum permitted, Three Storeys is a Restricted Discretionary ActivityApartments and Terraced Housing are non-complying |
| Residential Classic Medium Density Zone | Up to three storeys as permitted activity. Four Storeys is a Restricted Discretionary Activity. Above four storeys is non-complying |
| Residential Standard Medium Density Zone | 3-6 storeys permitted. Above 6 storeys and below 3 storeys on any new development is noncomplying |
| Residential Intensive Medium Density Zone | 3-8 storeys permitted. Above 8 storeys and below 3 storeys on any new development is noncomplying |
| Residential Standard High Density Zone | Subject to rules such as those prescribed in the Business Zone definitions |
| Residential Intensive High Density Zone | Subject to rules such as those prescribed in the Business Zone definitions |
……..
Source: https://www.scribd.com/doc/207846633/Unitary-Plan-Submission-PDF-Mode
Using the graphic from Brent the Detached Single Family Homes would fall under both the Residential Standard Low Density Zone and the Residential Intensive Low Density Zone. The Mid Rise would fall under my Residential Intensive Medium Density Zone. This leaves the missing middle in the graphic that would fit in the following proposed zones:
- Residential Intensive Low Density Zone
- Residential Classic Medium Density Zone
- Residential Standard Medium Density Zone
- Residential Intensive Medium Density Zone
Thus the Missing Middle coupled into my above proposed Residential Zones for the Unitary Plan might just give us the choice and certainty Auckland is looking for.
Talking Southern Auckland 