Height and The Clunker
I hope Council does not mind me doing a duplication job today on their blog post about height and set backs. Of course all references and credits will be provided as per normal.
The biggest concern that the Unitary Plan is causing with residents and communities right now is the height and setback rules. Each zone or centre has urban design rules attached that control at what height and what set back your building has to be in order to comply with the Unitary Plan (unless you want to go through a very long-winded Resource Consents process). I will duplicate Shape Auckkland’s blog post on heights and setbacks below as well as give an indication from my end what the maximum heights should be in some of our centres. Of course all this will be part of my submission to the Unitary Plan come May 31.
From Shape Auckland – On Heights and Setback Rules
DETAILED FACTSHEET ON CENTRES: BUILDING HEIGHTS AND SETBACK CONTROLS
Auckland’s city centre, metropolitan centres and town centres are where public and private sector investment tends to be focused. The draft Auckland Unitary Plan aims to enable that role to strengthen over the decades to come. These centres are where retail, employment and facilities such as public transport, libraries and public spaces and are concentrated. Allowing for additional height in some of these centres (compared to existing height limits) not only ensures that people have greater choice of homes, it also enables more businesses and residents to be closer to a wide range of goods and services.
How the centres and other business areas affect the residential areas and open space areas around them is critical, and so the draft plan proposes a series of height and setback controls to minimise impacts without overly limiting the growth that can be achieved. This is an important balance to reach, and so will be a key area of feedback on the draft plan.
It’s also important to note that the draft plan proposes urban design assessments for all new buildings in centres (other than the small neighbourhood centres), as well as for the Business Park, Mixed Use and General Business zones. The purpose of this is to ensure quality buildings that relate well to their surrounding area.
Proposed buildings heights in centres:
| Proposed maximum height of centres | |
| Metropolitan Centres | |
| Albany, Botany, Henderson, Manukau, New Lynn, Papakura | Maximum 72.5m (18 storeys) |
| Newmarket, Sylvia Park, Takapuna, Westgate/Massey | Subject to special rules such as volcanic cone sightline |
| Town Centres | |
| Avondale, Glen Innes, Milford, Newton/Upper Symonds Street, Northcote, Manurewa, Onehunga, Ormiston, Pakuranga, Panmure, Royal Oak, Three Kings | Maximum 32.5m (8 storeys) |
| BrownsBay, Glen Eden, Glenfield, Highbury, Highland Park, Orewa, Ōtāhuhu, Papatoetoe | Maximum 24.5m (6 storeys) |
| Devonport, Ellerslie, Hunters Corner, Mangere, Mt Albert, Ōtara, Parnell, Pt Chevalier, Ponsonby, Pukekohe, Remuera, Stoddard Road, Sunnynook, Takanini, Te Atatu, Warkworth, Whangaparaoa | Maximum 16.5m (4 storeys) |
| St Lukes, Howick | Specific overlay provisions |
| Local Centres | |
| All local centres | Maximum 12.5-16.5m (3 or 4 storeys) |
| Neighbourhood Centres | |
| All neighbourhood centres | Maximum 12.5 (3 storeys) |
Setback controls for centres and other business zones:
The setback controls can depend on a range of issues:
- Which zone it is
- Which zone it adjoins
- Whether it is next to an area of public open space
- Whether there is a road between the buildings
- Building orientation
Given the range of variables, it is not possible to get these all across in one simple diagram, so we have developed the following diagrams to cover the range of possibilities. Buildings are not permitted to penetrate the diagonal lines shown on the diagrams.
Next to Mixed-Use or General Business zones:
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Next to Single House or Mixed Housing zones:
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Next to Terraced Housing and Apartment Building zone:
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Next to Public Open Space:
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—– Ends —–
Okay that came out a lot better than expected and I didn’t need to use Word for the formatting for once.
I have noticed one might be facing a wall of building from the rear in some of these diagrams. Be a bit interesting to see how setbacks would work when a low density zone is right behind that larger building. Something to go enquire on and many are enquiring on.
But have a read and most of all get your feedback with your ideas in (NIMBYism doesn’t count and will most likely be ignored) to Council by May 31
Alternative to the Centres
I might as well post my attempt in redefining some of the heights here with these centres seeming I have gone on about over intensification. Following my submission to The Auckland Plan and my first attempt on the Housing Mix Simulator this is what I have so far – subject to further refinement
| Proposed buildings heights in centres: | |||
| Proposed maximum height of centres | |||
| Metropolitan Centres | BR:AKL Alternative | ||
| Albany, Botany, Henderson, Manukau, New Lynn, Papakura | Maximum 72.5m (18 storeys) | Stays as is per Housing Simulator attempt. However redefining of Metropolitan and Town Centre zones underway. Trade off being considered lowering Papakura to 10-12 Storeys and raising Manukau to 24-26 storeys. Manukau also under consideration to be rezoned as City Centre Zone | |
| Newmarket, Sylvia Park, Takapuna, Westgate/Massey | Subject to special rules such as volcanic cone sightline | As is although Metropolitan and Town Centre Zones are being rewritten | |
| Town Centres | |||
| Avondale, Glen Innes, Milford, Newton/Upper Symonds Street, Northcote, Manurewa, Onehunga, Ormiston, Pakuranga, Panmure, Royal Oak, Three Kings | Maximum 32.5m (8 storeys) | Lowered to 5 storeys per Housing Simulator Mix | |
| BrownsBay, Glen Eden, Glenfield, Highbury, Highland Park, Orewa, Ōtāhuhu, Papatoetoe | Maximum 24.5m (6 storeys) | Lowered to 5 storeys per Housing Simulator Mix. Some to be lowered to four storey | |
| Devonport, Ellerslie, Hunters Corner, Mangere, Mt Albert, Ōtara, Parnell, Pt Chevalier, Ponsonby, Pukekohe, Remuera, Stoddard Road, Sunnynook, Takanini, Te Atatu, Warkworth, Whangaparaoa | Maximum 16.5m (4 storeys) | Stay as is although some are likely to be either moved to Local Centre definition or upgraded to 5 storeys | |
| St Lukes, Howick | Specific overlay provisions | To fall under new Special Character Zone provisions. St Heliers and Ponsonby to be placed in SCZ zone as well | |
| Local Centres | |||
| All local centres | Maximum 12.5-16.5m (3 or 4 storeys) | Three Storey Maximum across all Local Centres | |
| Neighbourhood Centres | |||
| All neighbourhood centres | Maximum 12.5 (3 storeys) | Lowered to Two Storey. Three Storey to be considered case by case basis | |
You can see the PDF version this table HERE
You can also find the Council PDF’s on its heights and setbacks here
I’ll let you digest all this and how it might affect you while I tend to outside duties in the garden today.
Also the graphic of my attempt at the Housing Mix Simulator which does have a surplus of housing to give maximum flexibility
BEN ROSS : AUCKLAND
Shining The Light – To a Better Papakura (OUR home)
AND
To a Better Auckland – (OUR City)
Auckland 2013: YOUR CITY – YOUR CALL
Talking Southern Auckland 