Attempt One using Shape Auckland Housing Simulator
Auckland Council has released today an interactive housing simulator for YOU to experiment around with in how you as a theoretical Auckland Unitary Plan planner would fit in those extra 400,000 new dwellings for those one million extra people over the next thirty odd years. You can find the simulator HERE!
So I decided to play around with it and follow through my idea of the housing mix for Auckland in line with my submission to the Auckland Plan which called for 60% development in Brownfield Land (often intensification) and 40% in new Greenfield sites. This is what I got as I went through the process:
Stage One – How You Are Introduced to the Simulator
You can see the sliders which controls what housing goes where, the total you are giving and how many short or surplus you will be in with housing
Stage Two – My First Attempt
You can see I have an actual surplus. More on this in a moment but first a shot on where the sliders were:
Stage Three – The Methodology of My Choice
For all pictures, click for full resolution
As I mentioned earlier I support 40% of all new development in Greenfield zones with 60% in existing urban areas (Brownfield zones).
But what you can see is that I actually have a surplus of housing stock by around 8,700 available if Council went through with what I have proposed. But there is a reason for this – it give flexibility to both the Council and the City with its growth options.
One flexibility is that if our population growth goes higher than currently forecast, then the extra houses would be readily available on hand as back up. It possibly means Auckland has a buffer of 26,400 – 34,800 people from the surplus stock on hand. (This is assuming that each new dwelling holds an average of 3-4 people in it)
Another flexibility option in the surplus housing stock seen in my solution is that it gives me some play around room with other factors in determining growth parameters such as:
- Able to take back the Greenfield meter (Countryside converted to residential from 160,000 (40%) to 150-155,000 (35-37%) or knocking out Pukekohe West in the Southern RUB)
- Lower the Metropolitan Centre height limit to 15 storeys from 18 stories (I already have in the original simulator knock back the Town and Local Centre maximum heights from 8 storeys to 6, and 4 stories to 3 respectively)
- Move the mix of homes to around 51% small or multi-unit from 55%, and for the large from 45 to 49%
- Lower or increase (depending which other meters were moved) Increase in Residential homes (large and small) from any where between 30-35% to compensate and keep the “Extra Homes Needed” either at zero or in surplus
Now if I reduced the Metropolitan Centre height limit from 18 to 15 storeys, and increased the increase in residential home limit (so intensification) from 33 to 34% this is what I get with a surplus at 5,200 dwellings
Now while I don’t mind dropping the limits on the Metropolitan Centre height proposal, I am weary of dropping them too much before a metro centre becomes non-viable due to the building limit too low and not enough critical mass to get the high density development sought after in a the metro centres. Of course a developer would ever go to 15-18 storeys if the surround infrastructure and economic conditions permitted them in doing so – this is especially as I have no height limit on the City Centre.
You might have noticed I have dropped the height limits on town and local centres from and to:
This would be in line with my current thinking around places like Milford that are actually facing over-intensification under the current Draft Unitary Plan/Clunker more than what is required. I also believe 3 and 5 storeys is more viable and with better amenity with the reduce heights I have proposed. It also seems in dropping the Town and Local Centre heights I still get an actual surplus of housing stock available. BUT, I want to allow some density in these two centre classes to allow for critical mass in supporting commercial, civic and community enterprise one would expect from such a centre to the residents and the wider city.
So what do you think of my apparent solution. Why not give it a go on the simulator and see what you get. You just might not know – the planners might take your idea on board.
BEN ROSS : AUCKLAND
Shining The Light – To a Better Papakura (OUR home)
To a Better Auckland – (OUR City)
Auckland 2013: YOUR CITY – YOUR CALL