It appears that Albert St is shaping up to be one massive sandpit for the next few years after Mansons TCLM have announced details of their plans for the site currently occupied by the Herald.
New Zealand’s tallest new office tower, the $675 million 1 Mills Lane, is planned for the NZME. site in Auckland’s CBD.
Culum Manson, a director of real estate developers and investors Mansons TCLM, today announced the plans for the 190m-tall block between Albert, Wyndham and Swanson Sts and Mills Lane.
The block will include a 30-level tower for 4000 workers, a 125-room hotel, up to 10 luxury brand shops, a new garden penthouse viewing floor, a lower level garden floor and a 45m architectural feature at the top.
The NZME. site is leased to the Herald, which has been in the area since 1863 but in November is moving to Manson’s new office block at 151 Victoria St West.
“We now have demolition consent and we are looking to commence demolition of the old Herald buildings when the site is vacant,” Manson said.
The plan was for the Herald to move off-site at the end of the year to its new building.
“Our team is working closely with Auckland Council and receiving input from the Urban Design Panel.
“We are looking at achieving a final resource consented development design by October this year. This will be Auckland’s next premium office tower with a completion date of December 2018 and an end value of $675 million including the hotel.”
Mansons certainly don’t muck around with their developments and get building quickly. Along with this development we also have the
- NDG centre in the long empty site that is bordered by Elliot St, Victoria St and Albert St. At 209 metres it will be the tallest building outside of the Skytower – last I heard it is due to start next year
- Precinct Properties Downtown Office Tower and replacement of the Downtown Mall due to start next year
- Park Residences which is ~30 storeys tall and under construction now (across the road from Mills Lane development
- The site just up from Park Residences (51-53 Albert St) has resource consent for 46 storey apartment tower.
Through all of this is the City Rail Link of which the enabling works will be starting at the end of this year. I think it’s safe to say that when all of this combined there’s a hell of a lot of change and investment going in to that corridor which also means there’s likely to be a lot of disruption. In many ways having so much disruption at once might not be such a bad thing. It will be painful but far better than spreading it out over a decade or more. This level of private investment also shows that the private sector have a lot of faith in the plans the council have for Auckland and how much of it is only really feasible thanks to the increased people moving power of investments like the CRL?
The developments will mean Albert St will definitely need wider footpaths
Of course this isn’t the only area being developed in the central city. A lot of work is going on in and around Wynyard Quarter and a large number of other locations.
There’s been quite a few bits of development news in the last few days that are worth covering. The first is in Albany where an 800 apartment development called the Rose Garden apartments might finally give some hope that Albany won’t be a completely soulless auto dependant centre. The development located on what is currently empty grass land just to the north of the mall is only about 500m away from the Albany Busway station – although more on that shortly.
One of the things I really like about the development is that they are selling one to four bedroom apartments which gives plenty of options – although the price of these larger options will be key. A quick search online suggests most of the four bedroom apartments are around $800-850k (although some are higher or lower). I also like that it appears the development will create activation out to the street edges which is something that will hopefully become more useful as more of the empty space is developed. On the video about the development on the Herald the architects behind the plan talk about density done well and I hope this lives up to that.
Perhaps one of the most interesting things about the sales pitch is to do with transport. There isn’t a single mention of car parking anywhere or even the common “it’s only X minutes drive to the city/beach/airport”. Instead the only mention of transport is that the development is in walking distance to the mall, Massey University, Albany Stadium and the busway station. On the busway station, it does talk about the bus only being only a 20 minute trip to town.
With Albany park-and-ride bus station two minutes’ walk away, you can be in downtown Auckland in less than 20 minutes. But everything you need is even closer to home at the Rose Garden Apartments.
To me this discussion about transport is a positive sign of both how successful the busway has been in changing perceptions about public transport and how much the city is changing away from the drive everywhere mentality. Even though it was already needed it does once again highlight how important it is that the Busway itself is extended from Constellation Station to Albany – something that the government cut out of their motorway project works. I think it also highlights that Auckland Transport will need to work to fix the racetrack like roads around Albany to make it easier and safer for people to be able to walk or cycle to the station.
In other news the Herald have announced (on Twitter) that in November they will move from their long time home on Albert St to office in Victoria St. Their site was sold last year to developer Mansons and is a substantial space in the heart of the city. The timing of the herald moving out is interesting as that’s likely to be just before works start on the CRL in the area. We’ll be looking to see what’s proposed for the site however one thing I do hope that happens is a new lane through the middle linking into Mills Lane.
Lastly it’s also been announced that the foyer of the St James Theatre is to reopen soon.
The foyer of Auckland’s long-abandoned historic St James Theatre will soon re-open as a cafe.
Major seismic strengthening of the whole building was also planned and sophisticated base isolation units being considered.
Mike Gibbon, development director for property owner Relianz Holdings, and architect Paul Brown, this morning said that in a few weeks, St James’ foyer would re-open.
But re-opening of the precious theatre was some years away, they said.
This will hopefully also help to activate some more of Lorne St outside the Library which for too long has had a large blank wall.
Lorne St Shared Space
It’s also positive that already over half of the apartments planned have been sold however I do have big concerns about the carparking associated with it which will apparently open out to Lorne St.
There were a number of interesting comments this week in relation to intensification in Auckland. The first came from the Reserve Bank Governor Graeme Wheeler talking about how Auckland needs to do more to enable intensification in the city and address NIMBYism to address housing shortages.
Wheeler said the Reserve Bank estimated Auckland had a backlog of unbuilt houses of 15,000 to 20,000 and needed to build 10,000 houses a year for the next 30 years to keep up with demand.
“If you look at permits at this point they are running at an annual rate of around 7,500, which is a huge improvement on where they were 2 years ago, but still well short of the 10,000,” Wheeler said.
“I think some very good work has been done on opening up new areas but a major challenge there is getting houses built quickly enough, and a lot of those areas are in the periphery of Auckland where people may decide that the transport costs are less attractive for them, or the infrastructure needs might be considerable,” he said.
“I think work needs to be done in inner Auckland in addressing the height restrictions and the Not-In-My-Backyard syndrome that’s there.”
Wheeler said he welcomed the Government’s commissoning of work by the Productivity Commission on how issues around zoning decisions, regulatory reform and approval processes
“I am very interested to see the outcome of that sort of review. But we see it mainly as a supply side problem,” he said.
We’ve certainly made it easier to develop greenfield land and with the unitary plan it should get even easier with the proposed Rural Urban Boundary (RUB) which is larger and more flexible than the old urban limits. However even that looks set to be watered down to enable more greenfield development.
The independent panel hearing submissions on the Auckland unitary plan has told submitters the council’s proposed provisions for the new rural:urban boundary “may be overly stringent” and that a more flexible boundary would be better.
The panel also said in interim guidance it issued on Monday: “A rural:urban boundary is the most appropriate method to achieve the objective of a quality compact urban city when compared to the principal alternatives of the operative metropolitan urban limit & no boundary.”
The number of dwelling consents issued over the last 12 months is around 7,700 which is up considerably on the low of just over 3,200 in August 2009.
In response to Wheeler’s comments, Bill English – who has in the past spoken about the NIMBYism issue – has said calls for more densification in Auckland’s housing were “about as popular in parts of Auckland as Ebola” would be. Suggesting that putting a few terraced houses or low rise apartments in an area is provides a similar fear to a deadly disease is probably taking things a bit too far but also highlights why the council need to do a better job of explaining the benefits of more people being in an area – such as that it provides more opportunities for local businesses and amenities such as local cafe’s, shops and more/better parks.
Mr English, who spoke today for the seventh year in a row at the annual Auckland Chamber of Commerce and Massey University lunch in Auckland, said the city’s local government had said homeowners couldn’t build up but have now recognised that means there has to be a “build out.”
The government will confirm details in the new few weeks about further decisions on the Tamaki Redevelopment Co, a joint venture between central government and Auckland Council in 2012 to rejuvenate the suburb. The entity is expected to build about 7,500 new houses over the next decade. Once old properties have been removed or demolished, that will increase the area’s housing stock by 5,000, of which 2,800 will be Housing New Zealand-owned.
“We want to accelerate this type of activity, so small and large redevelopments of Housing New Zealand land and properties are completed with more urgency,” English said.
Lastly he had this to say about housing and infrastructure in general:
The minister said the government had learnt a lot over Auckland’s housing issues and that should lead to a more constructive process than previously about the region’s infrastructure needs, including a second harbour crossing.
‘We could do with a common understanding of the strategy. To government, it has looked like a series of projects arriving for political reasons as well as economic ones and we have to have that common view.”
Coming up with a region wide strategy was one of the key reasons behind amalgamating the previous councils into a single region wide council and requiring a 30 year plan (The Auckland Plan). The problem wasn’t the plan but that the government chose to ignore it for ideological reasons and as such kept fighting it. I’d also suggest that unless he’s prepared to fight the NIMBY issue then there’s not much point in even discussing a second harbour crossing as the local board areas on the North Shore have some of the lowest levels of population growth forecast across the region – in part due to much of the area fighting any form of development.
On Monday the 9th, we’re launching our new, improved, updated Development Tracker page. You’ll notice a few changes when the new page goes live. One, it’s more user friendly, with a wider range of information, and it’s now laid out in table form. Two, we’ve extended it from just looking at apartments and terrace developments, to looking at major hotel, retail, office and retirement village projects as well. Three, we’ve added other cities – the Tracker now covers the whole of the country, as well as Auckland.
Lastly, it will be called the “RCG Development Tracker”, and is being sponsored by RCG Ltd. They are “property, architecture, design and research experts” who “create commercially successful environments”. I should disclose that I’m an employee of, and a shareholder in, RCG.
We’ve utilised sponsorships for events in the past, such as our film nights, but this is the first time we’ve had sponsorship on the blog itself. As such, I want to explain why we’re doing it now.
The main reason is that sponsorship funding, from this and potentially other activities in the future, will help us to do more with the blog. We’ve got quite a lot planned for 2015, which we’ll announce later on. However, the current funding will probably be used for something fairly mundane, such as a website redesign or server hosting. We’ll also run events this year as we have in the past.
Secondly, the main thing we’re limited by is time. All of the authors involved at TransportBlog are volunteers, and we’re producing a lot of great content, in my opinion, with a growing list of contributors including moat recently Peter Nunns, while Matt L continues to do an amazing job as the blog’s main author. Matt and Patrick also do a lot of stuff behind the scenes, and spend time on meetings and talking to other stakeholders – things which we want to build on this year. The Development Tracker page is one of those things that was a great idea, but fell by the wayside a little without anyone having the time to update and improve it. The sponsorship means I can write and update the content required during my work hours.
RCG’s involvement with the blog is limited to sponsoring the Development Tracker, and they do not have any influence over our editorial direction. As per our About page, “the opinions expressed in posts are solely the opinions of the individuals writing, at a particular point in time. They are not the opinions of… any other organisations with which the authors are affiliated or of the employers of the authors”.
The plan is that I’ll update the Development Tracker page regularly, and do a post once a month summarising the updates, commenting on development trends and so on. This will be timed for near the start of the month, coming out shortly after the date Statistics New Zealand release information on building consents.
The first of these monthly posts will go up next week. Hope you enjoy it and checking out the new page!
In this fourth post reviewing the 2014 I’ll look at the topics not already covered.
Central Government Election
2014 was dominated – either directly or indirectly by the central government elections which is not surprising considering how much impact the government has on transport and urban policy. In the end National had a fairly comfortable win which means not much change from a political point of view although as mentioned in Tuesdays post, they have now committed more money to cycling which is helpful.
New Transport Minister
Related to the election, Prime Minister John Key reshuffled his cabinet around and we now have a new Minister of Transport in Simon Bridges. We are hoping to be able to meet Simon and will keep trying in 2015. So far there seems little sign of a change in position between him and his predecessor Gerry Brownlee, although he has taken a notable liking to the idea of self-driving cars.
Government Policy Statement
The Government Policy Statement – which dominates transport planning and spending in the country – was released and showed little change on its predecessors. It will still see the majority of money for transport spend on new and improved state highways of which most of that is earmarked for the hand-picked RoNS projects.
Council Long Term Plan
Next year the council must sign off a new 10 year budget – the Long Term Plan – and the mayor’s proposal emerged this year. It’s had a few minor changes by the council but effectively sees rates increases capped at 3.5%. One of the hardest hit areas from this has been transport which has had funding slashed. This has left us in a sticky mess where the funding available enables means many key projects – such as interchanges that are fundamental to enable key changes such as the new bus network are unfunded.
Tied in with this has been a separate stream of work looking at alternative funding methods to plug a funding gap previously identified and looking closely at options of tolling motorways or additional rates. The utterly terrible situation with the basic transport package very much seems like a way to force Aucklander’s to agree to additional funding rather than addressing the elephant in the room of the insane state highway spending by the government. The LTP goes out to consultation in a few weeks and it will likely dominate a lot of discussion in the first half of this year.
Great International Visitors
- This year we’ve had some great visitors as part of the council’s Auckland Conversations talks. This includes
- Janette Sadik Kahn
- The Brunrlett’s
- Brent Toderian (again)
- Professor Peter Newman
- Gordon Price (again)
- and many others.
Special Housing Areas
During 2014 two new tranches of Special Housing Areas were announced considerably increasing the number across Auckland. These are the areas where the Unitary Plan rules come into effect immediately and the council uses a fast tracked consenting process. Despite them all there has been little progress on actually building houses in most of them and it seems a lot of developers who pushed to receive SHA status did so just for some capital gains.
Auckland Construction Boom
In 2014 it seems like the Auckland construction scene burst back to life after a few quiet years with a huge number of projects announced. These were primarily residential projects such as apartments. The biggest of the lot is likely to be the NDG Auckland Centre for which a 209m high tower is proposed on the empty site bordering Albert St/Victoria St/Elliot St. The tower and retail podium will link directly into the Aotea station on the CRL
Earlier this year our friend and urban designer Stuart Houghton set himself a personal project of coming up with 100 ideas for improving Auckland at the rate of one a day. We have been running these throughout the second half of the year – with some still to go. There have been some fantastic ideas and conversations that have resulted from this work. Thanks Stuart for your contributions to making Auckland better.
Lastly it’s been another fantastic year for the blog with more and more people reading it, something we really appreciate. I’d also like to thanks my fellow bloggers and everyone else who has helped contribute this year. All up including this post there we’ve published 908 posts, had over 33,100 comments. According to Google Analytics we’ve had over 900,000 visitors and have serve up over 1.7 million page views which is up about 20% on 2013. In total 65% of our readers are from Auckland and 82% are from NZ.
I hope you all have a great 2015.
Tomorrow I’ll look at what we can expect for 2015 plus a few predictions
One of the last vacant lots in Mount Eden is currently under development. It’s a big section on the corner of Mount Eden Rd and Kelly St – formerly occupied by what seemed to be a slightly feral orchard. It’s large enough to fit three or four old-style Mount Eden villas with generous backyards, or several blocks of walk-up apartments with space for shared vegetable gardens (and possibly even garages)
While I liked having the empty lot and the trees in the neighbourhood, I thought that development could have been a great opportunity to contribute to Kelly St’s unique character. Here’s a picture of what’s across the road: an elegant art deco building on the corner, built out to the site boundaries and joined up to a row of cool brick buildings hosting various businesses.
But the developers didn’t (or couldn’t) build something in a similar style. Here’s what’s going up across the street. It’s completely uninspiring, completely out of step with the rest of the neighbourhood, and completely within the rules.
What the Kelly St site is getting is a dull cul-de-sac with eight or ten two storey boxes. They have the superficial aspects of a traditional Kiwi home – the pitched roof, the setbacks from the edge of the site, and, of course, the two-car garage out the front – but they’re packed in densely with no yards to speak of. As I’ve written before, this should not be surprising, as when land is expensive people try to use it efficiently. But it is a bit disappointing.
Aesthetic judgments are slippery and subjective, but I think most people would prefer more buildings like the ones in the first picture, and fewer buildings like the ones in the second picture. My question is: What can we do to get good buildings to happen more often?
In the National Review, a conservative American magazine, Reihan Salam takes a look at the confused state of the American debate over intensification. His article, entitled “The Great Suburbia Debate” criticises the position taken by Joel Kotkin, a long-time campaigner for low-density suburban development. He writes:
Though I’m an admirer of Kotkin, and though I can’t speak for every conservative who has made the case for denser development, he gets a number of important things wrong…
For example, Kotkin claims that “some conservatives” (again, no names) have been “lured by their own class prejudice” into turning against market forces. “In reality,” Kotkin writes, “imposing Draconian planning is not even necessary for the growth of density.” Of course, this is exactly the argument that Edward Glaeser makes in The Triumph of the City, a manifesto for the pro-market, pro-density right. “In places that have both liberal planning regimes and economic growth, such as Houston and Dallas,” he observes, “there has been a more rapid increase in multifamily housing than in cities such as Boston, Los Angeles, San Francisco or New York.” Indeed, this is why many conservatives, myself included, have explicitly argued that cities like New York, San Francisco, and Los Angeles should look to the liberal planning regimes of Houston and Dallas as a model. (To be clear, by “liberal” planning regimes, Kotkin means less-restrictive, more market-oriented planning regimes, and so do I.)
The global cities that manage to be both highly productive and affordable, like Tokyo and Toronto, tend to have liberal planning regimes, which allow for rapid growth of housing stock, and in particular of the multifamily housing stock. These regions are characterized by rapid housing development in the suburbs and in the urban core, and their “suburbs” tend to be more urban than low-density suburbs in the U.S. governed by stringent planning regimes that tightly restrict multifamily development. When Glaeser makes the case for density, he does so not by calling for “imposing draconian planning” on cities and towns. Rather, he explicitly calls for the relaxation of land-use regulation.
Kotkin relies heavily on the work of Wendell Cox, a transportation consultant who seems to believe that denser development is necessarily a product of central planning. In desirable regions, however, less restrictive planning regimes will naturally lead to higher densities, as property owners will naturally seek to maximize the value of their investments. Restrictive land-use regulations tend to limit density, not impose it on unwilling landowners.
Salam’s article is excellent and I recommend reading it in full. I pulled out these excerpts as they highlight a few essential facts that often go missing from the debate over urban policy:
- Denser development cannot be imposed by fiat – it will happen if and only if there is market demand for it (as there often is in places that are accessible to jobs and amenities). If nobody wants to buy apartments, then no apartments will get built!
- Urban planners can’t simply require people to build at higher densities – but they can limit density to below what the market wants.
- The rising demand for higher density development isn’t a market distortion, but evidence that the market is working.
In short, we must interpret rising population densities as the result of many individual decisions rather than the whim of an urban planner. My research shows that population densities are rising rapidly in Auckland and several other large NZ cities, which suggests that we’re voting heavily for density with our feet and our wallets. This is, as Salam suggests, a natural outcome of market forces and should be accepted with equanimity. We should recognise this demand where it exists and make complementary public investments in walking and cycling facilities and public transport.
Lastly, I’d note that people from all across the political spectrum should be able to appreciate cities. As Jane Jacobs observed in The Death and Life of Great American Cities, a good urban neighbourhood demonstrates many of the virtues that conservatives celebrate, such as small business ownership, a close-knit community that watches out for itself, and independent-minded civil society (often battling against big government bureaucracy in the form of overreaching traffic engineers).
Jane Jacobs campaigned against this Pharaonic act of bureaucratic hubris (Source)
As a result, we often see centre-right mayors implementing good urban policies. Big-city mayors such as New York’s Michael Bloomberg, London’s Boris Johnson, and Buenos Aires’ Mauricio Macri have been right at the forefront of the movement for better cities. They’ve realised that better cities are more prosperous, and that it’s possible to improve a city by improving the choices available to people.
Fletcher Residential have lodged two plan changes with the council to develop the Three Kings Quarry.
Fletcher Residential has lodged two private plan change applications with Auckland Council for the redevelopment of Three Kings Quarry. These applications outline two ways to transform the area into a new urban precinct.
The quarry is located at the southern end of Mt Eden Road, eight kilometres from Auckland’s central business district. New links will be created to connect the development’s housing precincts with Three Kings town centre and the volcanic cone
Te Tatua a Riukiuta Maunga (Big King).
The Three Kings development promotes housing diversity with a range of high quality dwellings including two-to-three storey terrace homes, three-to-four storey apartments and 10-storey cascading apartments set against the quarry slope.
Fletcher Residential’s preferred plan change application involves exchanging land to better utilise surrounding Crown land. This will create significant recreational space with two sports fields, a Town Square connecting the precinct to the Three Kings town centre, a convention centre and the historic Three Kings Oval.
The second plan change appears to be a backup should they not be able to exchange land and contains the same residential development however they say it has less extensive community spaces and sports fields than the preferred proposal.
Below is the location of the Quarry along Mt Eden Rd and what it looks like at the moment. At its deepest it is over 3o below the level of Mt Eden Rd.
Fletcher’s estimate their plans will deliver 1,200-1,500 dwellings which would equate to 2,500 to 3,500 extra residents. They’ve also launched a site for the development showing some concept images of what it would be look like. Below are some of those along with how they describe the development (so warning marketing speak).
A clear view ahead
Urban design has been carefully considered to incorporate multiple vistas of Te Tatua-a-Riukiuta / Big King. Street level views and improved access will restore Te Tatua-a-Riukiuta / Big King’s position as a key feature of Auckland, and by doing so give the site a strong sense of location and connection with the wider city.
One of a family
Designated viewing areas will let residents greet the morning or usher out the evening with views to Maungakiekie (One Tree Hill) to the east and Maungawhau (Mt Eden) to the north.
1. Regenerated native bush will extend Big King’s footprint for greater connection between neighbourhood and nature.
2. Enhanced pathways will be created to open up Big King for recreational access.
3. Key sightlines to Big King as well as to neighbouring volcanic cones will be preserved.
Around the edge of the quarry are meant to be a series of cascading apartments up to 10 storeys high against the Quarry wall. I would certainly hope there’s publicly accessible lifts to help provide good connectivity between the development and the road. It also seems odd to me that the housing would go in the northern part which would likely to be the most shaded part while the sports fields would be in the south which is also the area closes to the town centre.
Fresh air living
Interconnected open spaces encourage outdoor activities – both relaxed and active. Two new sand-carpeted sports fields connected to the Big King Reserve will be created for year-round activity, and significant areas of passive open space will be provided for relaxation and reflection.
Pedestrian trails, boardwalks, ramps, stairways and a proposed elevated walkway to Te Tatua-a-Riukiuta / Big King enable exploration by foot and reduce the need for motorised transport throughout the area.
A natural fit
Stepped apartments will cascade down the quarry slopes to both transform and complement the existing landscape. Living spaces are to the front, with car parking hidden behind, preserving front door access to parkland and walkways.
1. 7.5 hectares of high-quality open spaces enable a wide variety of recreational activities.
2. Key pedestrian linkages will be provided to and through the site.
3. Contemporary urban design provides for an active interface between residences and park spaces.
A diverse mix of people and cultures will come together to create an integrated urban community. With residences on the doorstep of a thriving town centre, meeting and mingling will be a part of daily life.
A vibrant heart
Residents and visitors alike will find plenty to see and do in the town square – a vibrant gathering place that puts people at the centre, and draws on the energy of the surrounding retail, recreational and residential areas.
Home for all
A blend of retirees, young families, solo dwellers and working professionals living side-by-side. With a balanced mix of terrace houses and apartments, the new area will cater to a wide range of lifestyles and life stages.
1. When completed, 1200—1500 dwellings will become home to 2500—3500 people.
2. Located just 6.5 km from the heart of Auckland, the area will attract a diverse mix of cultures and lifestyles.
3. An activated town square will foster a lively retail scene.
Situated in the heart of an already thriving suburb, the proposed development offers access to nearby amenities that make life easy: Three Kings School, a major supermarket, shops and services, and public transport.
Out and about
Shows, live music, book readings, community classes and more are just a short walk away at the Fickling Centre and the Mount Roskill Library. Special care will be taken to ensure the new site is closely linked to these popular civic facilities.
A sense of flow
Movement of people is a key element of community. With a series of walkways, stairs and potentially a public lift, the town square is designed to connect the existing suburb to amenities and open spaces within the development.
1. Opening up space for shared and public use is a key component of the overall design.
2. A ‘village within a city’ will be created by integrating retail, recreational and residential spaces.
3. Residents will be able to make use of existing amenities in the surrounding area.
I know some in the community aren’t happy about the proposal as they were keen to see the giant hole filled in before being developed while I also understand the local board are keen for the local community to have more say on the shape of the development so I’m sure there will be a lot more discussion from them over the coming weeks and months.
Last year the government and the Auckland Council announced a housing accord that would designate areas within Auckland as Special Housing Areas in which the council would offer a fast tracked consenting process for developers subject to certain conditions. It was touted as a way to address the increasing cost of building new houses in response to rapidly escalating house prices. It also came not long after the government had been talking about smashing Auckland’s urban limits leaving many to fear it was just a vehicle to encourage sprawl and line the pockets of land bankers. So far three tranches of special housing areas have been announced – Tranche 1, Tranche 2, Tranche 3 – and while they have started to shift towards more urban redevelopment sites, many of the initial locations for developments we would often associate with traditional sprawl including locations in Kumeu, Flat Bush, Papakura, Pukekohe and Silverdale.
It’s now starting to appear that not all that was promised about the SHA’s is happening in reality and that instead property owners and developers are using the process to increase the value of their sites before flicking them off to someone else – colour me surprised. The Manukau Courier reports:
Are the first cracks appearing in the much-trumpeted plan to solve Auckland’s housing crisis?
Developers at four of the 63 Special Housing Areas (SHAs) across the city have pulled out of the new fast-track consent process, the Auckland Council confirms.
And planning consultant Jon Maplesden, who has clients within SHAs, says he knows of several more developers who are unhappy and others who are “just not even bothering with it”.
Their reasons include frustration with infrastructure provision and the cost of providing the stipulated “affordable” housing.
Developers are opting out at the Murphy’s Rd site in Flat Bush with capacity for 275 houses; Addison in Takanini, 500 houses; Anselmi Ridge in Pukekohe, 150 houses; and the Millwater section of Silverdale North, 472 houses.
Maplesden says some landowners haven’t applied for SHA status to build houses but to add value to the land.
“There’s a number of them that I know are trying hard to sell them.”
The council confirms the land in the Albany Highway SHA has been sold.
Housing developments in Takanini and Pukekohe are being built by McConnell Property and its plans were already well advanced before the areas were designated as SHAs, marketing manager Jo Anderson says.
“To redesign would be further time and cost to do so. On these multi-stage developments, the local staff had been involved in the development for a number of years and stages, so for consistency we preferred to have those personnel also process any new resource consent applications.”
Maplesden says developers who apply for fast-track consent for, say, 500 houses, won’t be building all of those houses at once. Historically there are “very few” projects that have built at a rate of more than 100 houses per year, he says.
“No developer, not even Fletchers, can afford to do a 500-lot development all at once.”
So a 3000-dwelling SHA could take 30 years to complete, he says.
Wow so land owners are using the SHA process to increase the value of their land before flicking it off for likely a nice bit of profit – well colour me surprised. To me the issue of land owners on the city’s fringe only slowly releasing land is an issue that has been largely ignored by many who promote opening up greenfield land. We can unleash the limits as much as we like but if the people owning the land only release it one little bit at a time to ensure they get a high price for it then there’s not much that the council or the government can do about it short of getting into the land banking business themselves.
With not many new SHA developments seemingly getting off the ground – other than those where an SHA was applied to an already underway development like Hobsonville Point – it’s shaping up that the whole idea of the SHA’s could end up a significant failure that only served to line the pockets of a few land bankers.
The winner of the apartment design competition was announced today as S3 Architects.
There will be 25 apartments on just a 325m² site – something that in some parts of Auckland is smaller than the minimum lot size for a single house. They also say the intention is to have commercial tenancies on the ground floor but I’m not holding my breath for that part just yet.
Interestingly Mike Lee has called the design “cheap and shoddy” as well as saying
But councillor Mike Lee said such apartments were not big enough for families and its exterior was ugly and not appropriate.
“I can just see this getting mouldy. If we’re going to have highrise, they need to make it durable,” Lee said.
So this will get mouldy but a wooden “heritage station” located in a damp valley in Parnell won’t? It has to be one of the weakest arguments I’ve heard against having intensification.