Matthew Bai
Welcome to TWIP, This Week in Planning- the series where we take a look at the various planning related stories to have taken place in New Zealand over the preceding week. In this installment, we will be covering announcements relating to the future of Defense Force land in Upper Hutt, infrastructure funding announcements for Auckland, outrage over Mission Bay’s redevelopment plans, and the sale of a significant landholding by Carlaw Park.
Defense Force Land:
The Defense force is considering its future needs from various properties spanning roughly 16 hectares of land near the Trentham Military Camp and in Mangeaowa as part of a national rethink of staff housing. This has lead to the creation of conceptual plans by the consultants at Land Matters, revealed under the Official Information Act. The plans explored the possibility of upgrading or converting various properties into about 187 residential lots from a current total of about 70. A Defense Force spokesperson said staff were in the process of putting together a business case “to establish a housing programme that will best support our personnel and their families and improve operational effectiveness”.
(Above) the site as it was in 1914
Auckland Infrastructure Announcements:
Central Government this week announced a 10 year, interest-free loan to Auckland Council amounting to a value of $339 million (NZD). The loan is intended to enable the construction of infrastructure for 7,000 new homes in Auckland’s Redhills and Whueaipaei area. According to Housing Minister Phil Twyford, the developments would be near the planned light rail line and be supported by growth at the Westgate commercial center, providing local services and employment opportunities. He said the investment promoted one of the city’s more affordable areas.
Auckland mayor Phil Goff said the loan will help deliver new roads, wastewater infrastructure, as well as bus lanes. At this stage it is unknown if these announcements will have any relation to the Government’s other housing program, Kiwibuild, or its proposed UDA.
Mission Bay Outrage:
As reported in a previous installment of TWIP, redevelopment plans have been drafted for Auckland’s Mission Bay. The proposed scheme would involve the construction of 7 buildings, ranging in height from 3-8 levels above ground. Uses will include residential apartments and commercial units containing retail, dining, and a cinema. According to the consent application documents (released this week), the maximum height of the tallest building will result in an infringement of 11.6 meters (38 feet) above the permitted height. This however, is not the cause of the application being of Discretionary Activity status, rather, the activity status was triggered by the inclusion of the proposed cinema.
Due to issues related to the loss of sea views from properties behind the site, significant controversy has arisen. Local resident Don Stock, whose views will be impacted, said while he was pro development of the “really cruddy” commercial block, the proposal was too bulky and high. Stock, who submitted against the Unitary Plan, said he accepted he would lose his view.
According to Stock, the development should not be higher than the horizon. “I’d like to see a development that is in keeping with the scale of the buildings here”, he said.
Luxury residential real estate agents didn’t expect major impacts on values of homes where views were affected. Graham Wall said the project would give more than it took. “Everyone will be rubbing their hands with glee when it’s finished.”
Michael Boulgaris said prices would be affected, but it wouldn’t make much difference. “At that level I don’t think it’s really relevant, because there will always be buyers for a beautiful, VIP street address, on a cliff top, in good company.”
According to City Planning NZ Urban Development Editor Matthew Bai, “The (Auckland) Unitary Plan allows for significant intensification within areas that have good public transport links and are close to local amenities. This development is a great example of what can be expected going forward, but should not be viewed as having set a precedent for Mission Bay specifically. The inclusion of retail on the ground level, in addition a new cinema complex should ensure a vibrant, welcoming community upon completion. Plenty of secure, underground parking will be provided for both visitors and residents alike, putting an end to the frustrating search that visitors currently have to endure. This shows the high quality and robustness of the planned development, and should make for an exciting addition to an already popular destination”.
(Below) a rendering showing how the proposed buildings will look when viewed from the back
Carlaw Park Landholding for sale:
Finally, a large landholding has come onto the market by Auckland’s Carlaw Park. Colliers International is marketing the freehold property at 28-38 Stanley St, Parnell. Now home to a Caltex service station, the substantial 5441 sqm site is to be sold by a deadline private treaty process, closing 4pm on October 24, unless sold earlier. With a Mixed Use zoning under Auckland’s Unitary Plan, and a Height Variation Control of 32.5 meters (106 feet), this represents one of the last available sites of such size in Auckland’s CBD fringe area. While a price isn’t known, similar sites have recently sold in excess of $20 million (NZD).
(Peter) Herdson, who is marketing the property with his fellow director Jason Seymour, sees the chance to substantially reposition a landmark site located on the ever-tightening eastern fringe of Auckland’s CBD. “This is the last significant piece of the Carlaw Park puzzle,” he says.
“A tremendous amount of development has reshaped the area in recent years, transforming what was an underused sports ground and surrounding properties into a thriving hub of activity. Caltex Stanley St is arguably the best remaining site in this previously overlooked area. Located less than a minute from the motorway interchange and a short walk to numerous amenities, the property has benefited greatly from the recent opening of the nearby Parnell Train. With Auckland’s property fundamentals continuing to shine, this superbly located site presents multiple opportunities, including office, student apartment, residential and short-stay accommodation development”.
“Mixed-use zoning allows for retail on the ground floor, with a range of development options above, making this truly one of the most versatile sites on the market right now.” The vendor, Z Energy 2015 Ltd, is offering the site for sale with vacant possession or a two-year leaseback. The lease would offer $250,000 of annual holding income while the new owner finalizes redevelopment plans.
Herdson says the site is beneficially positioned to capitalize on Auckland’s growth, being close to the city’s motorway network, the CBD and the affluent suburbs of Parnell and Newmarket. “Situated at the gateway to the highly successful Carlaw Park precinct, it is surrounded by modern development including prime office buildings, a Quest serviced apartment development and the University of Auckland’s largest purpose-built accommodation village.
“It is five-minutes’ walk to the University of Auckland, seven-minutes to the Parnell Train Station, 10-minutes to the CBD, and 15-minutes to Auckland City Hospital and the Auckland Museum.”
~ENDS~
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