What If – We Go Full Throttle

On Urban Development in Southern Auckland

 

I posted this to Councillor Dick Quax earlier yesterday on Facebook:

Dick Quax I have a thought for you to consider.
The Unitary Plan goes operative September 30, 2016 as set out by law. Now we know the Council through the yellow Future Urban Zones that make up part of the Rural Urban Boundary will be turned over into urban zones (thus allowing urban development) bit by bit at a dribble rate.

Here is my thought: Why not flip the entire Future Urban Zone in Southern Auckland over to the respective Residential, Business, and Open Space Zones immediately once the Unitary Plan goes operative. That is some 10,000 hectares of potential land “ready to go” which is already served by State Highways 1 and 22, the Great South Road, and the Rail Line.

That said for it to work the development controls are relaxed in existing urban Southern Auckland to allow development to move quickly as the market demand/requires it to be. Meaning cranes going up at Manukau City Centre, bulldozers at the Wiri and Drury South Heavy Industrial Complexes building the factories.

All go – full throttle. What do you think? Could Council do it and keep up as Auckland grows at rather fast rates.

 

The Southern Rural Urban Boundary being these two areas:

 

A couple of quick pointers in regards to Infrastructure and Brownfield Residential Urban Development

Infrastructure

The Greenfield Infrastructure requirements for developing ‘full throttle’ in the Southern Future Urban Zones would be the best candidate for the Texas style Municipal Utility Districts which an outline is given seen here: ¬†http://www.macrobusiness.com.au/2011/09/housing-supply-australia-look-to-texas-to-solve/. Brownfield developments needing upgraded infrastructure should be covered by the existing development contribution schemes with Central Government chipping in ideally more for public transport and larger arterial road system upgrades

 

Brownfield Urban Development

To allow the existing urban areas to evolve as the Greenfield areas develop, development control liberalisation and some upzoning will need to be done in those Brownfield areas. This would allow (for example) Manukau City Centre (which acts as the heart of Southern Auckland) to development and no doubt intensify in order to support Southern Auckland much as the main City Centre supports wider Auckland (and vice versa). Transport Blog’s “Taking a fresh look at planning regulation” was one of the main later inspirations in wanting planning rules liberalised to allow the freer market to handle with the demand and supply of both residential and business topologies Auckland needed. In pushing for liberalisation Southern Auckland would need more of its residential areas zoned Mixed Housing Urban, and Terrace Housing and Apartment especially if they are close to a Metropolitan Centre, Town Centre or stand alone transport interchange. As these residential zones dictate the maximum you can go to, the market would quickly work out what housing topology was needed. Our existing Business Zones are okay and do not need changing in the existing urban areas apart from the push to have Manukau moved from a Metropolitan Centre to a Super Metropolitan Centre.

 

So to get on top of the housing situation as well as having enough land for new business enterprises it might be time for Central and Local Government to open up that development throttle. No piddling around with land releases bit by bit in the Southern Future Urban Zone. Go the whole shabang once the Unitary Plan is operative on the 30th September 2016. Time to go Full Throttle.

Unitary Plan Submission

 

 

One thought on “What If – We Go Full Throttle

  1. You know what the whole point of the “drip, drip, drip”, is?

    To maximise the site-price gouges of the land owners. This is no different to ANY quota system or racket.

    What we SHOULD do, is have NO growth boundary, but by all means “plan” where we think growth should be happening next – and its “form” – and hit those locations with a stiff land tax payable until they do indeed develop as planned. The brilliant Alex Anas calls this an “expansive boundary” approach versus a “restrictive boundary” – the latter is a wonderful tool for a great gouge by non-producer, economic rentier land owners and financiers.

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