I noted from the Herald’s property writer Anne Gibson that apparently high rises are heading for our suburbs in Auckland and that people are “alarmed.”
Yeah-nah
The article was meant to be about the Special Housing Areas (SHA’s) although that in itself had some holes in it.
From the NZ Herald
High-rise plans hit Auckland suburbs
4:15 AM Saturday Apr 5, 2014
Thousands of new homes are on the way for Auckland but tower blocks in established suburbs are stirring up local opposition. Property editor Anne Gibson reports
City planners are eyeing almost 16,000 new homes across Greater Auckland — the equivalent of a town the size of Cambridge — to attack the city’s housing shortage.
But as details emerge of apartment buildings up to six storeys high, neighbours have reacted with shock. Some say they have objected to Auckland Council but several others told the Weekend Herald they had no idea that tower blocks were about to rise near their often single-level homes.
The council is planning 15,585 new dwellings (mainly terraced houses and apartments) across 22 Special Housing Areas (SHAs) under the new Auckland Housing Accord between the Government and council.
The accord aims to provide a total of 39,000 new places within three years to address the city’s housing shortage and affordability problems.
But to speed up development, the Special Housing Areas will not be subject to the usual objection rights for nearby residents — to the outrage of many neighbours who were unaware of the plans when the Weekend Herald visited this week.
“If we wanted to build an apartment, I’m sure I would have to go through more,” said Wen Chang, opposite Housing New Zealand’s 70-unit Takapuna scheme on the corner of Lake Pupuke Drive and Killarney St. “Traffic is already so busy here.”
“I’m aghast, outraged and shocked,” said one resident. Another was stunned to learn of the plan for 70 units up to six levels high. Others said they liked being so close to Takapuna’s heart but feared for their area. They had been notified, but because the developments are meant to go ahead quickly, people’s rights to object — or sometimes even know in advance what is about to be approved — are limited.
The council makes it clear that the Special Housing Areas are a fast-track process, not envisaged to be the subject of drawn-out fights.
…..
Right first of all Anne knows full well where high rises are limited to in Auckland under the Proposed Unitary Plan eleven places in Auckland as well as the definition for high-rise in our planning books as well. This has been spelled out by the Council in press releases and even media briefings the Herald (and others including your’s truly) have attended from the Council.
First of all the standardised height definitions the planners and the wider Council use in the planning documents:
Low Rise: 1-3 storeys
Mid Rise: 4-8 storeys
High Rise: 9 storeys and above
As for the 11 places where high-rises can only be built in Auckland per the Unitary Plan
The City Centre Zone (the CBD)
Nine of the ten Metropolitan Centres (which fall under the Metropolitan Centre Zone class)
Manukau
Takapuna
Albany
Westgate
Henderson
New Lynn
Botany
Sylvia park
Papakura
Pakuranga Town Centre
Mid Rises will be contained to the Terrace and Housing Apartment Zone, Town Centre Zone and the Mix Use Zone.
Now looking at where our Takapuna pair in the Herald are complaining I believe the zone which this Special Housing Area was granted either on the first or second tranche of SHA’s last year is Terrace Housing and Apartment Buildings. Also seeing that this THAB Zone (as it is known) is next to the Takapuna Metropolitan Centre Zone it is expected that this Takapuna SHA will push to the six storey limit set by both the THAB zone and the Housing Accord rules. What makes things more interesting and me not amused about them complaining is that the THAB zone has been flagged since March last year when the Unitary Plan went out for feedback and later formal submissions PLUS the fact the SHA’s releases were also last year and well advertised either by Council or the media realm (Main Stream, and Blogs).
Takapuna where SHA is located
[Click for full resolution]
That said this line would most likely prove more correct: “Some Takapuna residents said they thought they had letters but did not pay them much attention, even though the Housing NZ land site was declared an SHA last year.”
There is only so much consultation and notification you can do. If people are not paying attention (there is a difference between being surprised by no or very little notification and not paying attention when there has been notification all over the place) then they have the bear the consequences I am sorry. As I said the first and second tranche of SHA’s were notified by mail to those directly affected as well as being put or reported by Main Stream Media outlet, Blogs, Social Media, websites, and even Local Boards.
The third tranche of SHA’s is under debate by Council before being sent off to Government for final approval. Once the approval is done more announcements and coverage will be done as soon as it can be done – most likely late May if not early June.
As for the Takapuna’s Special Housing Area I did see this:
Housing NZ said the mixed development of state and privately owned housing would provide improved housing choice within Takapuna, because the units would be one- and two-bedroom apartments, with options for some three-bedroom places. “Within Takapuna, the location is well-connected, accessible and has a very high level of amenity. The site is within an easy walk of the Takapuna centre and is well supported by public transport.”
…
We are faced with housing shortages especially near our centres like the CBD and Metropolitan Centres. Developments like the SHA on the Takapuna Housing New Zealand site is the kind of developments we need next to our Centres. As this SHA is in the Terrace Housing and Apartment Zone and next to the Takapuna Metropolitan Centre the development can push for the full six stories in which I hope part of it does. Six storeys which is MID RISE developments not High Rise developments as Anne Gibson put in the headline…
As well as Takapuna we are seeing other Brownfield developments springing up in places like Newmarket and Onehunga. The third tranche when released is meant to be more Brownfield Special Housing Areas in comparison to the first tranche which was mostly Greenfield (Pukekohe, Wesley, Addison and north-west Auckland). I do acknowledge that these Brownfield SHA’s are going to cause contention especially those which will be placed around our Centres. However, Auckland is growing, our Centres are growing, and our housing supply both in Greenfield and Brownfield areas need to increase as we grow. It is all part of a City that is like an evolving organism that is adapting to its environment. It is not a City trapped in a snow ball nor on display at Auckland Museum as our NIMBY’s and BANANA’s would like to think and want. As for making sure the urban design quality is of high standard, that will always be a debate on what is “good” as beauty is in the eye of the beholder.
Of note as well the immediate surrounding areas around our Centres especially our Metropolitan Centres (and the Metropolitan Centres themselves) are going to face some of the most intense growth pressures as people look to be closer to these centres for a variety of reasons. My wife and I chose where we did in the immediate surrounds of the Papakura Metropolitan Centre (where we are we is classed as Mixed Housing Urban) because we are two minutes (by car or 10 minutes by walking) away from the centre and our basic amenities (groceries, doctors, bank, post office, Farmers, and a very good Turkish Cafe on Broadway). Transport wise we are five minutes away from Papakura Station and ten minutes from the motorway. Manukau is 15 minutes away of we need a major Metropolitan Centre and visits to the CBD are minimal unless on business. That said we have a large park across the road from where we live and the rural boundary is five minutes to our east. As for our area intensifying? We know and knew it was going to happen and it is does not bother us. If anything intensifying Papakura Centre itself hopefully will bring its vitality back which has been long-lost over the years.
Finally and in conclusion: Come on NZ Herald let’s get some facts right especially the key one around where high rises can actually go please. As for people being alarmed…. Responsibility please especially when the situation was very well flagged in advance – last year…
Talking Southern Auckland 