Drawings showing a proposal to increase building heights on the site of the Milford Mall on Auckland’s North Shore. Apartments towers can rise around the North Shore’s Milford Mall up to 12 levels high.
Mark Gunton’s Milford Centre wanted to build blocks up to 17 levels but the decision says he is allowed to build up to a maximum of around 42m or about 12 levels with other surrounding slightly shorter towers in what is now the carparking area.
The court said it recognised the business owned a large site so it said it was approving a modified Plan Change proposed by Milford Centre but rejected by Auckland Council hearing commissioners.
The decision described how Milford Centre’s Plan Change sought the biggest up to 17 storeys, alongside 13 or 14-levels and eight and nine-level blocks.
To achieve those heights, Milford Centre had acknowledged that high-quality design was essential, the decision said.
The court rejected the scheme to develop up to 17 storeys, equivalent to 60m but also turned down the council’s call for a 35m tower of around 10 levels, coming in with a widely expected compromise.
“Overall….we conclude that a height of 60m has just too much impact on amenity and accordingly the court is reluctant to move too far away from the height of the council of 35m. After considerably discussion, the maximum that can be agreed between the members of the court is RL45m, the same elevation as that accepted for block five. The resultant building would thus be 42m in height,” the decision said.
Residents in the surrounding areas had strongly opposed the blocks, saying they were inappropriate for the area.
Two things arise from this decision of the Environment Court
First
It shows that more whole-scale up-scaling of the Unitary Plan Residential Zones can occur where appropriate. This allows the freer market to operate and supply the housing we actually demand (thus doing some part in making housing more affordable). And providing the urban design content, adherence to development controls, and traffic management plans are sound these higher density development should be able to go through (although hopefully with the NIMBY’s not dragging every single case before the Courts). See the “New plan ‘big blow’ to home buyers” from the Herald on how the lack of proper zoning is killing off full housing choices while not helping with the affordability question either.
In my submission to the Unitary Plan I am calling for large up-scaling in the Auckland Isthmus to allow the freer market to operate and the full suite of housing choices given at more affordable prices.
From my submission
Renaming the Residential Zones on the Auckland Isthmus
New Unitary Plan Zone
Replaces existing zone under Unitary Plan
Residential Classic Medium Density Zone
Single House Zone
Residential Classic Medium Density Zone
Mixed Housing Suburban Zone
Residential Classic Medium Density Zone
Mixed Housing Urban Zone
Residential Standard Medium Density Zone
Terrace Housing and Apartment Zone
Residential Intensive Medium Density Zone
City Centre Fringe Overlay and within 100 metres of a Metropolitan Centre
For those wondering what the new zone names mean I’ll also copy over from my submission the basic outline of these new zones
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
D.1.4 Single House Zone
Residential 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 Zone
Residential 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 Zone
Residential Standard Medium Density Zone
D.1.7 Terrace Housing and Apartment Objective Policies
D1.7 Terrace Housing and Apartment Zone
Residential 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
Residential Zones not seeking changes in this section of the submission:
D.1.3 Large Lot Zone
D.1.4 Rural and Coastal Settlement Zone
And some of the Development Controls
New Residential Zone Basic Development Controls (minimum lot size) for Unitary Plan
Relief Sort
Consequential Amendment
Residential Standard Low Density Zone
Mostly single family homes to be built. Some infill allowed
Minimum Lot Size 450m2
Residential Intensive Low Density Zone
Mostly detached homes to be built. More intensive infill allowed
Minimum Lot Size 300m2
Residential Classic Medium Density Zone
Ranging from detached homes through to Walk-Up Apartments and Terrace Housing
Minimum size lot for single house is 300m2
Residential Standard Medium Density Zone
Ranging from Walk-Up Apartments and Terrace Housing to 6 storey apartments
No Minimum Lot Size
Residential Intensive Medium Density Zone
Ranging from Walk-Up Apartments and Terrace Housing to 8 storey apartments
No Minimum Lot Size
Residential Standard High Density Zone
Allows up to 12-15 storey Apartment Towers
No Minimum lot Size
Residential Intensive High Density Zone
15 storeys or higher
No Minimum Lot Size
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 Activity
Apartments 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
….
Second
The Milford Development is utilising their existing surface car parks and flipping it over to towers and other related commercial development. This will be interesting to see how this development in the end pans out. If it pans out well then this could be a base model for both the Albany and Manukau Super Metropolitan Centres. With Manukau especially Manukau Mall (in which the surface car parks and associated land are owned by the Council) there is a lot of land wasted on the surface car parking. The Milford Development could show how to convert those car parks (which in reality most would be shifted underground) to residential and commercial developments – both being better utilisation of the land (see my Free Parking is NOT Free Parking post on the cost of that surface parking). On the flip side the Milford Development can also teach us how things should NOT be done as well if it goes pear-shaped (not saying it will but things have gone wrong).
All that space wasted on surface car parking
Converting Lot 59 (currently surface parking) to mixed development AND a bus interchange
So Milford goes ahead and Auckland takes another small step towards becoming a 21st Century City.
Talking Southern Auckland 