Matthew Bai
This Week In Planning (TWIP) is a weekly segment where we analyze notable events to have taken place in New Zealand’s “Planning Sphere” over the preceding week.
The topics in this week’s instalment include updates to the ongoing Bella Vista case, “The Central Mews” townhouse development in Mount Maunganui, Tauranga CBD updates, and more on Auckland’s Takapuna Redevelopment situation.
Bella Vista Update:
This week saw 19 Bella Vista homeowners turn down Tauranga City Council’s buyout offer, with residents claiming the amount offered could result in them being locked out of the housing market forever, as prices had risen substantially from the time of their initial purchase. The homeowners wanted market value for their houses “as if the homes didn’t have the defects that they do have”.
According to the group’s lawyer, Tauranga barrister Nathan Smith, “That then allows them to buy a similar house in the same area and not be worse off than they were.”
Upon rejecting the Council’s offer, Bella Vista residents have now decided to continue with a class action lawsuit against Tauranga City Council, seeking claims for general damages, also known as stress damages compensation.
“The standard figure that is essentially sort of a precedent is $25,000 for a leaky home. This situation is worse, as far as I see it,” according to Smith.
The situation originally unfolded following the discovery of stability problems relating to the construction of the Bella Vista homes. Residents were evacuated due to safety concerns, and have been in temporary accommodation since. Tauranga City Council gave the project CCC, which was later discovered to have been granted improperly and without due process, resulting in claims being made against Council. The whereabouts of the project’s developer, Danny Cancian, is currently unknown.
Tauranga Development Update:
As the Auckland Development Market Cools after a sustained period of activity, Mount Maunganui has seen the announcement of a major townhouse development containing 72 units, called “The Central Mews”.
According to NZINVEST Group general manager Kylie Turgis, all of the 72 townhouses had sold for a starting price of $450,000 (NZD).
Turgis said the project was on track to be completed by the end of this year or early next year and was targeted at professionals.
“It is a large scale project which will have a strong sense of community,” she said. “It is also a stone’s throw from residential and retail precincts which is convenient for residents.”
According to City Planning NZ’s Malcolm McCracken “The development is a promising example of the intensification needed in Tauranga and is very much a contrast to the sprawling subdivisions typical of Tauranga. It is located very close to the Bayfair Shopping Centre meaning residents can walk to the shops and also events at Baypark. However, it is also located between the East Coast Main Trunk Rail Line and the Baypark to Bayfair section of State Highway 2 which has led to specific noise limits within the bedrooms as part of the consent. As one of the first medium density developments of its kind in in Tauranga, it will be a test of the city’s planning system”.
Tauranga CBD:
With development activity continuing to intensify in Tauranga’s CBD, local businesses are feeling the pinch, with road and footpaths closures, fewer parks, loud noises as well as dust.
It is anticipated that by 2021, up to $250M (NZD) of additional real estate would’ve been constructed in Tauranga’s CBD. This will include new retail, office, hotel, as well as residential uses, and according to Tauranga Council’s city centre manager James Woodward, by then he thinks the CBD “will be a pretty cool place”, and “buzzing” with vibrancy.
In the interim period, disruptions can be expected, as roads are closed to allow construction machinery to be installed and infrastructure to be upgraded.
Bakery owner Usa Ayucharoen expects activity to pick up after the completion of developments like Farmers and the new library, which she says should bring more people into the CBD.
Meanwhile, Wharf St retailers are backing a Wharf St “Eat St” revitalisation plan which would turn the area into a full pedestrian-friendly vibrant dining precinct. The Tauranga City Council’s City Transformation Committee will consider a proposal involving the full closure of the street to traffic, as well as using reclaimed wharf timbers for furniture around existing trees.
Suspended over the length of the street would be a series of lighting “clouds” and more trees would be added to provide extra shade. The street structure would provide for flexible dining zones, and iwi co-designed carved bollards with narratives would help reference the cultural significance of the area.
Estimated construction costs were $2.9 million, and the project would be funded out of the City Centre Investment Fund.
Sandra Johnson, co-owner of the Dry Dock Cafe, said she and other business owners in the street were excited by the opportunities the “Eat St” project offered.
“I think it’s very exciting. A lot of work has gone into this. We have done the trials, and we know it can work to make Wharf St a more exciting and vibrant dining hub, and also a great place to host lots more events.
“We know when we do hold events down here people absolutely flock into the area and this will give them another reason to want to spend more time in the area.
”As a business owner, we have all invested a lot of money to be here and contributed a lot of investment to keep our businesses running and thriving.”
Takapuna Redevelopment Update:
The ambitious proposal by Auckland Council for the redevelopment of Takapuna’s car park into a town square continues to cause controversy, with Mayor Phil Goff set to attend a public meeting set up by those opposed to the sale of Council land and subsequent loss of public space.
The Council has indicated its intention to redevelop the car park into a high-density precinct similar to Wynyard Quarter and Britomart. A 3,000 sqm town square will be created on part of the 7800 sqm car park site and 2500 sqm of an adjoining property the council owns on Hurstmere Rd.
The remaining land, less land required for laneways and new connections across the sites, will be sold to private developers for apartments, offices, shops, restaurants and cafes. The 250 car parks will be moved to a new car parking building on the council-owned Gasometer site about 200m away in Huron St.
According to Devonport-Takapuna Local Board member Grant Gillon, “The Local Board has been trying to mediate between the council and community where the main sticking points include the sale of public assets, the need for car parking on the site for the viability of businesses and enough space to keep the popular Sunday Market”.
Heart of Takapuna spokeswoman Ruth Jackson says “The council should not be on a “panic-stricken rush” to sell the public car park and leave a miserable strip of land for a town centre squeezed between nine-storey buildings.
“This is your obvious site to put your transport station. In our plan, public transport is key, open space is key and public parking is also key because that supports the local businesses”.
North Shore councillor Chris Darby said there is a reluctance by locals to accept change, citing the now much-loved Hurstmere Green and new children’s playground at Takapuna Beach as products of initial opposition.
“Takapuna residents are engaged, which is good, but it’s at the point where change poses risks, there is a fear of change. Auckland is changing dramatically and for some communities that is too much, says Darby.
This is an ongoing situation, and we will continue to post updates as further information becomes available.
There is currently a consultation process underway with three options:
*Option one – a town square between Hurstmere Road and Lake Road,
*Option two – a town square adjacent to Potters Park, or
*Option three – no development.
City Planning NZ encourages public engagement in the planning process. If you have a view on the Takapuna Redevelopment Plans, please participate.
Feel free to leave comments down below if you are affected by any news stories mentioned in TWIP, or contact me if you have information relating to the matters covered.
~ENDS~
Matthew is the Urban Development Editor for City Planning NZ. His weekly series, TWIP, covers notable planning related stories from around New Zealand.