Panuku Development Auckland and Manukau #BetterAuckland #AKLPols

How to get the leading Type 1 Urban Renewal Project going

 

Tomorrow the Auckland Development Committee will go through the motions with Panuku Development Auckland to essentially whittle down the short list of Type 1 urban renewal development projects that need long-term intervention (think Waterfront Auckland and Wynyard Quarter) from nine to three. In my Panuku Development Auckland’s Big Urban Renewal Development Program #BetterAuckland I had shorten the list from nine to my preferable three (Manukau, Otahuhu and Henderson) which consisted of two Metropolitan Centres and a large historic culturally rich town centre.

The reason why I brought the two Metropolitan Centres first was their high “Community” scores as well as in the grander scheme of things their catchments. Catchments insofar as being that Manukau, Henderson and Otahuhu have wider effects on smaller Town and Local Centres within their respective catchments. For more on the scoring see: Urban Location Analysis for Development Auckland.

 

Panuku Development Auckland Type 1 short list Source: Auckland Council
Panuku Development Auckland Type 1 short list
Source: Auckland Council

 

Panuku Development Auckland and Manukau

 

So why Manukau City Centre (a (Super) Metropolitan Centre) apart from scoring the highest on the Development Auckland Type 1 short list.

I am going to put in here my IKEA and Auckland post which gives a good example why Manukau and Panuku before bring together two strands of work to make this entire vision eventuate (Council willpower withstanding):

IKEA, Auckland and Panuku @DevelopmentAKL. Where To Put an IKEA? #AKLPols

Unitary Plan Rules do restrict placement options

Debate about IKEA (amongst others) coming to New Zealand and especially Auckland has flared up again if this Stuff article was anything to go by:

…….

So where to establish an IKEA?

The Metropolitan Centres of which there are 10 would be the most logical place to comply with the Centres-Plus focus of the Unitary Plan. Now Westgate Metropolitan Centre has been touted given it is in the middle of no-where at the moment. I am going to leave Westgate alone for now but remember for an IKEA to establish in a Metropolitan Centre both roads AND public transport need to be adequate.

If IKEA are looking for Metropolitan Centre that has a very large catchment and served adequately by public transport and roads then only two come to mind straight off the bat. Albany and Manukau City Centre, both Metropolitan Centres and both as proposed Super Metropolitan Centres (per my submission to the Unitary Plan). Given Albany and Manukau (and the reason why I push for them to be Super Metros) have both good road and public transport access AND sub-regional, regional and inter-regional catchments establish IKEAs in both would seem as Mr Spock would put it ‘logical.’

 

However, Albany has issues of land ownership fragmentation that Development Auckland, IKEA and existing landowners at Albany would need to sort for an IKEA to establish. This is because IKEA need around 16,000 metres square of floor space minimum or 20,000m2 for optimum conditions. This is something Albany does not have without strong intervention yet. Intervention that will not be happening any time soon looking at this: Panuku Development Auckland’s Big Urban Renewal Development Program #BetterAuckland.

But if you look at that same report Manukau is at the top of the list for Development Auckland intervention (urban renewal) and Council owns still a lot of land in the Manukau City Centre – Super Metropolitan Centre area.

Manukau development sites Land owned by Auckland Council
Manukau development sites (including all of Lot 59)
Land owned by Auckland Council

That is Council owned land (managed by Development Auckland) inside the Manukau (Super) Metropolitan Centre.

So we are looking at a 20,000 square metre IKEA and IKEAs like going multi-level if they are in Centres rather than paddocks.

 

Okay time to zoom in on some of the larger land holdings in Manukau City Centre owned by Council:

Manukau Mall East Extensions Overview MK2
Manukau Mall East Extensions Overview MK2

And closer up

Manukau Mall East Extensions MK2
Manukau Mall East Extensions MK2

How it works is the following:

  • Car parks and land is owned by the Council and leased back to Scentre who own the mall to the left.
  • The two light Cyan parcels are there for two large format retailers
  • The smaller northern parcel is 5,800m2 and ideally Pak n Save would relocate here
  • The larger 8,700m2 piece is where a two or three storey IKEA would go giving a maximum floor space of 26,000m2
  • Car parking is multi-level under the stores
  • Blue is small retailers surrounding bigger retailers to avoid triggering Blank Wall provisions in the Unitary Plan
  • Red is where I had placed a Hotel or Office complex
  • Green is an arcade connecting the mall to the new retailers and Great South Road
  • Buses and Trains are at the Manukau Interchange about 700 metres to the west although further bus stops would be on Ronwood Avenue to the north and Manukau Station Road to the south
  • The Motorway interchanges are the following:
    • Te Irirangi Drive
    • Manukau State Highway 1 Interchange
    • Manukau State Highway 20 – Lambie Drive Interchange
  • Wiri Heavy Industry Complex is about two kilometres to the west and south west and ideal for IKEA distribution plants.
  • If IKEA and Council are ambitious extra levels for more retailing, office or even apartments could be built over the IKEA store.
  • Manukau City Centre currently has an Auckland catchment servicing 545,000 people as of 2013. This does not include the northern Waikato.3

 

Manukau City Centre Area
Manukau City Centre Area

 

Panuku Development Auckland?

As noted here: Panuku Development Auckland’s Big Urban Renewal Development Program #BetterAuckland Development Auckland and the Auckland Development Committee are getting ready to whittle down from nine to three urban areas of Auckland for Type 1 intervention. Type 1 being like Waterfront Auckland overseeing Wynyard Quarter’s renewal (long-term, Council public works, and public-private partnerships with residential and commercial development).

Manukau is at the top of that list as seen below:

Panuku Development Auckland Type 1 short list Source: Auckland Council
Panuku Development Auckland Type 1 short list
Source: Auckland Council

The meaning of the score types can be seen in the respective blog post.

Note the following high individual score points for Manukau:

  • Community
    • Community Readiness
    • Community Facilities
    • Deprivation Index
    • Maori Wellbeing
  • Capital Complexity
    • Deliverablity
    • Investment
  • Land and Influence
    • Council Owned Opportunities
    • Site Fragmentation
    • Partnership
  • Scale
    • Capacity (redevelopment floor space)
    • Accessibility to cars or public transport

 

As far as I see it if Panuku Development Auckland, Otara-Papatoetoe Local Board, and the Auckland Development Committee were to engage in a Waterfront Auckland style development partnership that would also satisfy The Southern Initiative requirements on employment and Maori wellbeing through employment and economic output*, then a possible partnership with IKEA into Manukau City Centre might be the key to unlock Manukau even further.

*Economic output (in an area that has a high Maori population base) not only through direct training and employment with IKEA Manukau, but also wider effects such as employment through an IKEA distribution plant in Wiri, logistics movements of the freight for IKEA, and maybe manufacturing potential if IKEA are “encouraged” to also stock NZ manufactured goods.

And if IKEA were good they would do home delivery (for a fee) which means if I caught the train from Papakura to Manukau (hopefully via the South Link) then I could walk to IKEA, browse, purchase goods and then have it delivered to my home while I continue shopping elsewhere in Manukau before taking the train home and not giving two perverbal monkeys about traffic and parking ^_^ . Win for me, win for IKEA, win for Manukau, win for the well transit system.

……..

Full post: IKEA, Auckland and Panuku @DevelopmentAKL. Where To Put an IKEA? #AKLPols

 

A lot of South Auckland commutes within itself to large industrial or commercial complexes like Wiri and Manukau City Centre Source: http://www.scribd.com/doc/236566739/Richard-Paling-Report-Transport-Patterns-in-the-Auckland-Region#page=88
A lot of South Auckland commutes within itself to large industrial or commercial complexes like Wiri and Manukau City Centre
Source: http://www.scribd.com/doc/236566739/Richard-Paling-Report-Transport-Patterns-in-the-Auckland-Region#page=88

 

The IKEA example would be Panuku and other Council “wings” going into partnership with a private sector business to kick-start one aspect of wider urban renewal in Manukau with the economic flow on effects spreading through to other areas of Southern Auckland if not wider Auckland. Now if the IKEA attracts the customers it should pull in other businesses into Manukau and get existing businesses like Scentre to upgrade their facilities like the mall. More apartments would also come along to Manukau as more people take up apartment living in a large (Super) Metropolitan Centre that has become more viable and has more in this case commercial offerings.

This leaves Council to get the public works going through time to support the private sector doing its part in the urban renewal of Manukau which is the heart of Southern Auckland and has a catchment that expands into the northern Waikato. Public works such as transport interchanges, park upgrades, road downscaling from four lane arterials to multi-modal friendly boulevards, and the creation of a “main street” on Ronwood Avenue.

 

Some examples of road down scaling:

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Note:

  • Light Rail would be elevated above current grass medians on Manukau Station Road
  • Parklets on Ronwood Avenue can be replaced by a bus stop on the same space

 

So how to get there?

This would bring together two strands of work. One I have produced and one the former Manukau City Council produced just before Auckland Council took over in in later 2010.

My work would be the Super Metropolitan Centre concepts not only being proposed to the Proposed Auckland Unitary Plan but is also the umbrella for wider concept planning for Manukau City Centre. This would be blended with the Manukau City Centre Public Domain Manual published by the former Council in November 2010. Of course both concepts would be updated to reflect changes in the environment since both were created.

 

The Public Domain Manual can be read here: MCC Public Domain Manual November 2010. NOTE: The file is 178MB in size so I do not recommend trying to pull it on your phone. Given the document was also written in A3 a desktop or laptop would be more sensible in accessing the document. 

 

The Super Metropolitan Centre

While this is my Primary Evidence document it also contains updates to the Objectives and Policies, and the Activity Tables as a result of the Unitary Plan Hearings process since the original submission was written in 2014.

 

Effectively if Council had vision and were to apply the Type 1 urban renewal of Manukau under my proposed Super Metropolitan Centre “rules” then the next step would be some high level concept planning that would be later blended with the Council Public Domain Manual.

 

 

The Botany Sky Train concept that connects Panmure-Pakuranga-Botany-Manukau-Airport can be read here: The Botany Line Sky Train

 

So you bring the Super Metropolitan Centre and the Manukau City Centre Public Domain Manual together and you get the Manukau City Centre Master Plan which would be the same as the operative City Centre Master Plan 2012 governing the main Auckland City Centre. From that Manukau City Centre Master Plan can Panuku begin the long-term urban renewal of Manukau for the benefit of Southern Auckland and yeah the northern Waikato (so around 600,000 people and subsequent businesses). And with the urban renewal under way cue IKEA as above.

 

That is why Panuku Development Auckland has a stake and very high interest in Manukau. It also shows with community empowerment and good partnerships what Panuku could oversee with Auckland’s largest (Super) Metropolitan Centre through clout and population catchment.

 

What say you Panuku Development Auckland?

 

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