We have had concerns about a number of the Special Housing Areas that have been announced. A month ago I looked in depth into the locations and types of SHA’s. I found nearly 10,000 dwellings have been announced outside the urban limits, which will put huge pressure on infrastructure and council budgets. This is in addition to another 10,000 greenfield dwellings inside the existing limits. The total lack of public transport in many of these areas is probably the biggest worry, and projects such as the North-Western busway will need to be brought forward soon to avoid some areas becoming very car dependent. However these areas will also need substantial infrastructure investment in trunk water and sewer mains, as well as social infrastructure.
The individual development that concerned us most was at Helensville, which was part of Tranche 3 and announced in May. While this was only 60 dwellings, it seemed totally opposed to Auckland Council strategy. In the Auckland Plan it was not identified as a satellite town, but a rural/coastal town and therefore only limited development was expected.
Helensville also lacks jobs, with a 30km commute even to the closest major shopping centre at Westgate. The 2013 Census says there were 1077 jobs in Helensville, with a resident population of 2643. It is hard to foresee the number of jobs rising by over 100 to meet the needs of the new residents. To add to this public transport is rather hopeless with only 10 buses a day on weekdays, which take 1.5 hours to get to the city. While people may not wish to travel to the CBD, would still take over an 1 hour to get the nearest job centers in Henderson. On Saturdays it takes 2 hours to the city, and on Sundays their is no service at all!
Therefore we thought some questions needed to be asked about why the SHA was approved, so we decided to send a LGOIMA request asking for information presented on the SHA, and minutes of the meetings where it was discussed.
The information we received was both fascinating and concerning. First there were a number of slides about the development that we presented to council members. SHA’s were first considered by a workshop on March 5. Then they went to the Auckland Development Committee (whole of council) on April 2 and April 14.
So we have a large number of issues outlined. The area lacked potable water and wastewater connections (note WSL is Watercare), flooding, and their would be little demand.
It is now wonder that when the development was presented to the council workshop on April 14, Helensville was not recommended to be an SHA.
The minutes of the April 14 meeting show that the councillors agreed with the recommendation and the SHA was included on the list to be declined. The minutes do show that local councillor Penny Webster was noted as a dissenting voice.
After the initial council vote, the SHA’s then go to the Governing Body for final signoff, which was on May 1. The initial motion moved was that same as that passed by the Development Committee several weeks earlier. However an amendment was put up by Cr Penny Webster to reintroduce a portion of the Helensville SHA.
The motion passed 15 votes to 6. The division is quite interesting, with the mayor and an interesting mix of councillors voting against. The minutes of the meeting do not show any evidence that any extra material was presented to the meeting that suggested the Housing Office has changed their mind. Note the development was smaller, going down from 300 houses to 60. However it will still need council services extending and cause 100’s of extra trips along SH 16.
This is rather concerning as it looks like the Helensville SHA was approved despite official advice that is should be denied. Unfortunately we do not have the minutes of the earlier meetings to see if any other SHA’s were agreed to against official advice, however these minutes show that it just requires a simple majority vote.
The potential for more of this can be seen in the same May Governing Body minutes where Dick Quax tried to add in a development along Point View Drive, which is a rural area adjacent to Botany. This had also been denied at earlier stages of the process.
Interestingly the minutes include the full list of potential Trance 3 developments that were rejected by the Housing Project Office and turned down by the committees. This does show that there is some rigour in the process, however would be interested to know how many were turned down because of infrastructure and planning issues, and how many encountered local board or councillor NIMBY issues.
The fourth Tranche of SHA’s will be considered in the private session of the Auckland Development Committee on Thursday. With some light now shed on the process, I’m hoping councillors will be extra careful when passing further housing areas outside the urban area. Would be great to see no more SHA’s outside the urban limits, given the investment already required by council to deal with the 10,000 already passed. While the session is private, you can still email your local councillor general thoughts about SHA’s beforehand, their contact details are on the council website here.
*Update: Interestingly the part owners of the Helensville SHA (the Kidds, Directors and Shareholders of Hounslow Holdings) have long been lobbying for more growth in Helensville. See these 2013 articles “Fighting to Grow (Rodney Times)” and “Plan lacks up vs out costings (NZ Herald)”. However the articles also show the wastewater treatment plans is a serious issue in terms of growth. The herald article includes this quote:
The main handicap has been the capacity of the existing water and wastewater system. Watercare is spending $5 million upgrading the wastewater treatment plant but has no plans to upgrade it for growth until 2020.
This is further evidence that the SHA should have not been allowed to go ahead.