Auckland needs to be able to accommodate up to 1 million more people over the next 30 years, that’s a lot of growth and means the city needs around 400,000 more dwellings. The Auckland Plan set the high level strategy of having up to 70% of that growth occur within the existing urban area while up to 40% would be outside that. The Proposed Auckland Unitary Plan (PAUP) identified large swathes of land outside the existing urban boundaries for future urban land – some of which is already being developed as Special Housing Areas.
The council is now consulting on a Draft Future Urban Land Supply Strategy which will show how that release of land will actually occur over a 30 year period including specifying where and when bulk infrastructure will be built. They say specifically it will
- help to inform Auckland Council infrastructure asset planning and management and its infrastructure funding priorities and sequencing. It will feed directly into the Council’s future Long-term Plans and the Annual Plans
- help to inform central government, such as the Ministry of Education, with medium to long-terms projections, location and investment decisions
- help to inform private sector infrastructure providers with forward planning and investment decisions
Overall this seems like a good idea, concentrating development in areas where it is able to be accommodated rather than developing land completely ad-hoc which could create funding issues for the council and other infrastructure providers. As the document points out, a consequences of ad-hoc development could be that it sucks up enough resources that it affects the ability to improve the rest of the region. What is most interesting about the strategy is this comment:
The analysis done for this Strategy is of sufficient scale and specificity to broadly determine bulk infrastructure requirements.
In other words this is more than just drawing some lines on a map and pulling out the colouring in pencils. The council have actually put work into determining just what bulk infrastructure will be needed to enable the predicted future growth and the result is actually quite scary and raises the question of just how affordable any new dwellings will be – more on this soon. It’s also important to remember that the bulk infrastructure talked about is really just the core of the networks provided by the council and other agencies. In addition to it developers would need to add all of the local infrastructure such as the local street and water networks.
The PAUP identified six large general areas and a few small standalone areas where future urban growth would occur. This covers about 11,000 hectares which they say could accommodate around 110,000 dwellings. The six main areas are:
- Silverdale, Wainui East, Dairy Flat
- Kumeu, Huapai, Riverhead
- Whenuapai, Redhills
- Takanini, Opaheke, Drury, Karaka
- Pukekohe, Pareta,
The strategy splits up the areas into five year intervals based on a suite of principles. The map below shows these areas along with the key bulk infrastructure they need.
As mentioned above, the part of the strategy that is most interesting is the high level costs to provide the bulk infrastructure which is done to a decade level. The table below shows this along with how many dwellings each time interval delivers. In total the council have estimated that around $13.7 billion of bulk infrastructure is needed over the 30 year period, this is made up of
- Transport – $6,700 million
- Water -$2,250 million
- Wastewater – $2,200 million
- Other – $2,500 million
These cost are further broken down by decade along with the number dwellings expected in the table below.
Breaking that down we have
- 1st Decade – $111k to $140k per dwelling
- 2nd Decade – $179k to $234k per dwelling
- 3rd decade – $93k to $120k per dwelling
Those seem like some crazy high costs, especially if you consider them on a per house basis. Next imagine what the land prices for these new sections would have to be to cover the costs if the council were able to pass the full costs. Combine that with the costs to the developer of providing the local infrastructure and these areas are not going to be cheap, losing one of the supposed advantages of greenfield developments. The reality is only some of these costs are likely to be passed on meaning that existing ratepayers will effectively be subsidising this greenfield growth.
This outcome actually that much of a surprise, research as part of the Auckland Plan looked at potential growth scenarios and found sprawly land use patterns were the most expensive outcomes for the council due to the need to provide so much new infrastructure.
Of course none of this to say that intensification isn’t without its costs however many often those costs are ones which would still be needed for the sprawl development too.
Consultation on the draft strategy closes on 17 August.
From the Auckland Plan, how Auckland has developed since 1840.
I guess this is just one of those ones we should have on high rotate. The advice from the North American consultants in 1965 for Auckland at the height of the sprawl era was this: ‘a co-ordinated bus and rail Rapid Transit plan‘ to go along with the gradual construction of motorways. How prescient this looks as the following 50 years have shown how inefficient and expensive a monomodal autodependent transport plan is for cities.
And now as we finally inch towards the partial delivery of just such a system it is plainly obvious how rational it is; ongoing 20% growth on the Rapid Transit Network settles the long running claims that it would never work in Auckland.
It is extraordinary that the government claims Auckland Transport and Auckland Council don’t have a good plan. It’s only the same plan that we’ve always had, but have never been allowed to implement. First because the various councils ‘couldn’t agree’ but now because there is insufficient ‘alignment’ with the government’s plan, which is undisclosed in any holistic form, but clearly is just more motorways everywhere. The Auckland plan, is evidenced, popular, already working, but starved of cash.
‘To 1986 and beyond…‘
And here, on a projected future motorway map you can see the core rail part of the ‘coordinated bus and rail Rapid Transit plan‘:
*Thanks to the excellent Auckland Library archive.
Could Auckland have something like this running on a couple of major city routes before this decade is out? The AT board is to decide later this month how to proceed with its Light Rail plan and with what sort of pace. Everybody it seems loves trams, but why now and why there? What problem are they addressing? In a follow-up post I will discuss the financial side of the proposal.
CAF Urbos Tram recently ordered by Utrecht
First of all lets have a look at Auckland’s situation in general terms. Auckland is at a particular but quite standard point in its urban development: 1.5 million people is a city. The fifth biggest in Australasia; behind Sydney, Melbourne, Brisbane, and Perth. But on the location with the tightest natural constraints of the group; squeezed by harbours, coasts, ranges, and productive and/or swampy farmland, it shares the highest density of the group with Sydney in its built up area. And is growing strongly. It also has the poorest Transit network of the group and consequently the lowest per capita Transit modeshare [although the fastest improving one].
So these three factors scale, growth, and density are all combining to create some serious pressure points that require fresh solutions especially on existing transport routes, and particularly on the harbour constrained city isthmus.
This pressure is on all transport infrastructure, at every scale from footpaths [eg Central City, Ponsonby Road]; the desire for safe cycling routes; on the buses, trains, and ferries; to road space for trucks and tradies, and of course road and street space for private vehicle users. Transit demand in particular is going through the roof and this is way ahead of population growth and traffic demand growth, especially at the higher quality Rapid Transit type of service where growth over the last year has been at an atsonishing 20%.
This is to be expected in a city of Auckland’s current state as Transit demand typically accelerates in advance of population in cities of a certain size, because of the universal laws of urban spatial geometry, as explained here by Jarrett Walker;
This problem is mathematically inevitable.
As cities grow, and especially as they grow denser, the need for transit generally rises faster than population, at least in the range of densities that is common in North America. This is completely obvious if you think about it, and I stepped through it in more detail in Chapter 10 of Human Transit. In brief: Suppose a particular square mile of the city doubles in population. Transit demand would double because there are twice as many people for whom transit is competing. But independently of that, if density is higher, each person is likely to find transit more useful, because (a) density creates more disincentives to driving and car ownership while (b) density makes it easier for transit agencies to provide abundant and useful service. Those two separate impacts of density on transit, multiplied together, mean that transit demand is rising faster than population. Again, go to my book for a more extended and thorough argument.
And that this means that the infrastructure needs of our growing city is likely to be ‘lumpy’. Big long lasting kit that is costly and disruptive to build become suddenly urgent:
As transit demand grows in a growing city, it hits crisis points where the current infrastructure is no longer adequate to serve the number of people who want to travel. Several major subway projects now in development are the result of transit’s overwhelming success using buses. I’m thinking, for example, of Second Avenue in New York, Eglinton in Toronto, Wilshire in Los Angeles, Broadway in Vancouver, and Stockton-Columbus in San Francisco.
Broadway, for example, has local buses running alongside express buses, coming as often as every 3 minutes peak hours, and they are all packed. In that situation, you’ve done just about everything you can with buses, so the case for a rail project is pretty airtight. In all of the cases I mention, the rail project usually has to be a subway, because once an area is that dense, it is difficult to commandeer enough surface street space, and we tend to have strong aesthetic objections to elevated lines in these contexts.
As driving amenity is very mature in Auckland there is very little opportunity to add significant driving capacity to streets and roads to much of the city at any kind of cost, and certainly not without a great deal of destruction of the built environment. This has long been the case so in a desire to solve capacity and access issues with a driving only solution we did spend the second half of the last century bulldozing large swathes of the Victorian inner suburbs into to make room for this spatially very hungry mode. This solution is no longer desirable nor workable. Below is an image showing the scar of the Dominion Rd extension citywards and the still extant Dom/New North Rd flyover. These were to be the beginning of a motorway parallel to Dominion rd to ‘open up’ or ‘access’ the old isthmus suburbs.
1963, Dominion Rd flyover in the foreground
Where we can’t nor want to build ever wider roads we can of course add that needed capacity though the higher capacity and spatial efficiency of Transit. Most easily with buses and bus lanes. There are also potential significant gains to made at the margins by incentivising the Active modes with safe routes especially to Transit stations and schools and other local amenity.
However as Jarrett Walker describes above there comes a point where buses, through their own success, cannot handle the demand as the number of vehicles required start to become both less efficient and more disruptive than is desirable. At this point demand can only be met with higher capacity systems with clearer right of ways. Such systems require expensive permanent infrastructure and are never undertaken lightly. The CRL, being underground, clearly fits this definition and is due to begin in earnest in the new year. And although the physical work and all of the disruption of the CRL build occurs in the Centre City, the capacity and frequency improvements are to the entire rail network, and therefore much of the city: West, East, and South.
But not everywhere. Not the North Shore, not the North West, and not in ‘the Void’, as AT call it, the isthmus area between the Western and Southern Lines. Shown below in purple with the post CRL Rapid Transit Network. This area has a fairly solid and quite consistent density, housing about the same number of people as West Auckland, around 150,000. Note also the South Eastern Busway [AMETI] plugging directly into Panmure is very much a kind of rail extension for the Transit-less South-East, as is the Manukau spur further south.
These three major areas will still be relying on buses. The CRL, New Bus Network, and Integrated Fares will enable and incentivise more bus-to-train transfers that expand the reach of the core rail network and that this will help limit the numbers of buses going on all the way to the city. But this is primarily for the South, South-East, and West of New Lynn, there will still be an ever increasing number of buses with from the remaining areas converging on the City Centre. AT calculates that we need to act now to cut the bus numbers from at least one of these major sources to leave room for growth from the others, and all the other users and uses of city streets. [More detail on this in Matt’s previous post, here].
The North Western is currently getting more bus priority with the motorway widening
, and hopefully proper stations at Pt Chevalier, Te Atatu, and Lincoln Rd [although NZTA and/or the government are showing little urgency with this aspect of the route]. Also priority improvements to Great North Rd and further west too. The North Shore is the only one of the three with a Rapid Transit system [which also should be being extended now
], and while there is still plenty of capacity on the Busway itself, like the other routes these buses are constrained once in the city. This leaves the very full and frequent ‘Void’ bus routes as the ones to address with another solution first.
So essentially LRT for this area has been selected because of the need:
- for higher capacity and efficiency on core Isthmus bus routes
- to reduce bus numbers on these routes and especially in the central city
- adds Queen St as an additional high capacity North-South city route
- for extra capacity both before and after CRL is operational
- to address Auckland Plan air quality, carbon emissions, and resilience aims
- to enable major public realm improvements along routes, especially Queen St
and possibly because:
- it may be able to be financed as a PPP so helps smooth out the capital cost of building both projects [more on this in a follow up post]
Above is a schematic from AT showing the two proposed LRT branches. The western one leading to Queen St via Ian Mackinnon Drive from Dominion and Sandringham Roads, the eastern one down Symonds St from Manukau and Mt Eden Roads, some or all routes connecting through to Wynyard Quarter. More description in this post
It is worth noting that this area, The Void, gets its very successful and desirable urban form from this very technology; these are our premier ‘tram-built’ suburbs. With all the key features; an efficient grid street pattern, mixed use higher density on the tram corridors, excellent walking shortcuts and desire lines. So what the old tram made the new tram can serve well too.
Auckland Isthmus tramlines
With all door boarding and greater capacity LRT will speed more people along these routes with fewer vehicles and lower staffing numbers. Frequency will actually drop from the current peak every 3 minutes down to 5 or 7 minutes [I’m guessing]. This along with the narrower footprint required by LRT is a big plus for other users of the corridor. But the huge gain in travel time comes from improvement to the right of way and intersection priority that can be delivered with the system. Stops are presumably to be at intersections, instead of midblock as buses are, so the passenger pick-ups are coordinated with traffic lights.
But best of all for this writer is that LRT is a tool to drive enormous and permanent place uplift. The removal of cars and buses from Queen St, improvements to New North and Dominion Rds, hopefully including that intersection itself, a fantastic new Dominion road with the potential for real uplift to premier status. It will spur the redevelopment of the mixed uses zone all along Dominion Rd. This is real place quality transport investment. And all of course while moving thousands and thousands of people totally pollution free and with our own mostly renewably generated electrons. Breathing in the Queen St valley will become a fresh new experience.
We all look forward to hearing the proposed details of the routes and of course the financials. I will follow up this post with my understanding of the thinking on this next.
Finally it is very good to see that there is no dispute over the necessary solutions to Auckland’s access and place quality issues, just the details and timing. Auckland Transport’s map above is pretty much the same as our solution in the CFN. We are delighted that AT are planning for four light rail routes were we proposed one.
There are of course plenty of debates to had about further extensions to the Transit networks that this proposal invites; LRT in a tunnel from Wynyard to Onewa, Akoranga, and Takapuna? Then up the Busway? From Onehunga to through Mangere to the Airport? Along Grey Lynn’s apartment lined Great North Road, to Pt Chevalier, and the North Western? Panmure, Pakuranga, Botany, Manukau City Airport? Which of these need to be true grade separate Rapid Transit and for which are bus lanes or busways a more cost effective option? Are their others that would be better suited to extending the rail network? Is there enough density elsewhere in the city to justify other LRT routes?
Guest Post from Ryan Mearns, Generation Zero Auckland
For nearly 50 years from the early 1950’s Auckland invested solely in roads, and especially motorways, with all other transport modes being totally ignored. This one sided level of investment was not seen in Australian cities, who invested in mass transit alongside new motorways. From the early 2000’s we finally started to invest in public transport with the opening of Britomart, the Northern Busway and rail electrification. This has shown huge dividends with this high quality rapid public transport largely being responsible for the big patronage gains we have seen.
However the core bus network is inefficient, confusing and unnecessarily duplicates the rail network. Buses also often lack dedicated lanes so are stuck in the same congestion as single occupant vehicles, which means their is little incentive to catch a bus, buses are unreliable and operations are inefficient as lots of buses as needed to run the slow services.
The 50 years of sole investment in roads has also left our streets designed purely for the movement of cars, ignoring the needs of people who want to walk, ride a bicycle or use mobility aids for local trips. This has resulted in cycling only having a 1% mode share for all trips, and 49% of children being driven to school.
We are now aware of variety of significant trends that affect transport in particular. Public transport patronage has continued to grow quickly, while it has become clear that the level of driving is unlikely to return to the highs of the mid 2000’s. Changing trends are also especially notable for younger people, with teenagers delaying getting their drivers licences, and more people choosing to live without a car, especially in inner suburbs. As this generation grow up, we must ensure we build a city that matches their transport preferences, not transport preferences of previous generations.
However the Long Term Plan has presented us with a false choice between two budgets, the Basic Network and the Auckland Plan Network. Both of these have significant issues.
The Basic Plan Network includes only projects which can be funded from existing sources such as rates, other council income and subsidies from government. This represents a 25% reduction in funding compared to what was planned in the previous Long Term Plan.
The Basic Plan includes some projects that are important for the transformation of our city, including enabling works for the City Rail Link starting in late 2015, and the main works starting between 2017 and 2020, dependent on funding negotiations with central government.
It also includes a number of committed projects which are already under construction, or required as part of previously agreed funding commitments.
However there is a major funding squeeze placed on important transport projects, and this is especially stark in the first 3 years of the Basic Plan.
Cycling: There is almost no money included for new cycling projects for the first 3 years of the plan, with the only exception being the Waterview cycleway which was required as mitigation for the Waterview Connection project.
Buses: The Basic Transport Plan would result in the full roll-out of the new bus network being delayed a further 5 years, until 2021, as new interchanges at locations such as Otahuhu are required to allow connections between buses and trains. Similarly Auckland Transport’s plans to roll out 40 kilometres of new bus lanes over the next 3 years will be postponed. Both these bus improvements will means commuters will be stuck with inefficient and frustratingly slow bus services for several mores years. This will be significant drag on public transport patronage, as well as costing Auckland Transport money from higher operating costs and low fare revenue.
Rail: The Basic Transport plan delays upgrades of the remaining poor quality railway stations, which means commuters will be stuck with substandard facilities for years to come, again stalling patronage growth. Grade separation is also excluded from the Basic Plan, so this will lead to more dangerous incidents at our level crossings as rail frequencies increase of the next several years. This also has the potential to restrict peak frequency on the Western Line.
Ferry: The Basic Plan delays upgrades to Ferry terminals, including the congested Downtown ferry terminal. This will means commuters are stuck with substandard facilities, and increases to peak services will be restricted, again affecting patronage.
The Auckland Plan was confirmed in 2012 as the spatial plan for the new Auckland Council. While it set out a 30 year vision for Auckland, it also failed to make hard decisions around prioritisation of transport projects, and called for a very high level of continued transport investment across all modes. In the short term it also carried on with a significant number of legacy projects that local councils had been investigating, even if these were unaffordable.
The Auckland Plan budget continues the issues seen in the 2012 Auckland Plan, and once again Auckland Council and Auckland Transport have failed to set a strategic direction for the future of Auckland.
The Auckland Plan includes significant investment in public transport such as City Rail Link enabling works and interchanges to allow reorganisation of the bus network. It also invests in the tripling of the cycling budget. However at the same time there is still a large number of business as usual roading projects, designed in a vain effort of ‘solve’ traffic congestion. However Auckland has been pursuing these projects for 50 years, and they have not solved congestion, and they often make congestion across the city worse, not better.
This attempt of the Auckland Plan to fund all possible transport solutions means it comes at a very high cost, around $300 million a year more that funding available from existing income such as rates and NZTA subsidies. This has led to the Auckland Plan requiring significant alternative funding from extensive motorway tolling, or further rates rises and fuel taxes. These alternative funding plans as currently proposed will heap high costs onto vulnerable families due to the current poor state of alternative transport modes across wide areas of Auckland. This is especially true of road tolling where in some areas such as along the North-Western Motorway and the Manukau Harbour Crossing there are no local road alternatives.
The Essential Budget
These significant failings have led Generation Zero and other advocacy groups to come up with an alternative we have titled the ‘Essential Budget’. This will be previewed at tonights Auckland Conversations event, and the full details will be launched tomorrow.
53: Concentrating on Corridors
What if we got serious about intensifying corridors like Melbourne does?
One of the things we hear all the time in Auckland is ‘Unlike – insert City X – we can’t do that here because – insert excuse Y’. Now, sometimes these differences are real and we need to work harder to translate good ideas into a New Zealand context. But more often than not we exaggerate the differences between city life in this small corner of the world and that elsewhere. Fundamentally we have much in common with cities elsewhere, especially the New World cities of Australia and North America, even when they are much bigger than ours.
So what if we got serious about intensifying corridors like Melbourne does? We tried this once before; the former Auckland Regional Council’s growth strategy put a lot of emphasis on intensifying centres and corridors. But not a lot of development happened. We often hear that the problem is our original grain of subdivision and street patterns that doesn’t lend itself well to this type of development. Is that the case, or do we just need to go about it differently or work a little harder to change that?
To really go to town on corridors, we would need to accept greater change in character of the say 7.5% of land area that fronts these arterial corridors, to offset less intensive change elsewhere across most suburban streets. This seems to be the basic premise of recent strategic planning in Melbourne. We can debate how successfully that strategy is being realised over there, but it is hard to argue against the fact that Melbourne already has far more examples of good mid-rise mixed use development on its major roads than Auckland. Why is that?
Here in Auckland, have we forgone such an opportunity with the Proposed Unitary Plan? Imagine if the Council had put more effort into zoning for these outcomes along corridors like Dominion, Mt Eden and Remuera Roads on the isthmus, the former highways of Great North and Great South Roads or the likes of Onewa Road or Lake Road over on the Shore. Such an approach could have adopted a strategy of greater protection of historic commercial buildings balanced with more aggressive up-zoning across the balance of sites including much deeper back from the main street to create viable sites for more intensive mid-rise development.
In acknowledging this as a great planning and urban design outcome, we would also need to acknowledge that it is pretty tough for developers to assemble sites and make it work. Council would need to look to use as many carrots as it can muster across its regulatory, revenue-gathering and investment toolboxes to provide far greater incentives for this to happen.
An Auckland where more people could afford to live amongst the great amenities and character of the long-established suburbs we already have? Wouldn’t that be a better Auckland?
Stuart Houghton 2014
52: Devonport Dining District
What if there was an easy way to breathe new life into Devonport?
Most Aucklanders and visitors to this city would agree Devonport is one of those special places with many natural advantages when it comes to its setting sandwiched between the harbour and two volcanic cones with spectacular city and sea views in almost all directions.
As a place to live, it is certainly one of the special and most desirable parts of Auckland. But as a town centre, it is looking pretty tired and seems to have stagnated over the past ten years or more while other locations have really surged ahead in terms of destination activities like food and drink offerings and boutique or specialist retail that you might expect from a town centre in such a beautiful setting.
Interestingly, the Auckland Plan and City Centre Masterplan identified Devonport as an integral part of the city fringe making it akin to the likes of Ponsonby and Parnell as one of the heritage urban fringe villages that overlooks and feeds off the city centre. This sort of thinking could really change the future prospects for Devonport as a destination town centre should there be interest in pursuing those opportunities.
Wouldn’t it be great if Devonport could develop as a dining district? Attracting night time visitors from the city side with top quality dining options with unbeatable harbour views and village character, combined with summer’s evening promenading around the harbour’s edge seems like a real winner. So why isn’t it like that already?
Stuart Houghton 2014
A recently discussed on the blog, Auckland Council is making great strides in some of the more high profile City Centre Masterplan projects, with work recently starting on the O’Connell St and Upper Khartoum Place upgrades. However what I believe has been missing are much smaller scale interventions that can make things better for pedestrians. The Masterplan includes 9 outcomes, one of which is ‘A walkable and pedestrian-friendly city centre – well connected to its urban villages.’ This comes with 7 targets:
Target 1: More kilometres of pedestrian footpaths/walkways
Target 2: More kilometres of cycleways
Target 3: Reduction in pedestrian waiting times at intersections
Target 4: Reduction in use of left-turn slip lanes
Target 5: New mid-block pedestrian crossings
In this post I will focus on Target 3, reducing pedestrian wait times. While there are countless small interventions that are required, one obvious one I’ve noticed recently is the number of traffic lights that are missing pedestrian lights on one leg of the intersection. Coming across these while walking can be extremely frustrating, and if you are really unlucky have to wait for 4 or even 5 pedestrian lights, rather than making 1 simple crossing. One of the worst examples is the intersection of Halsey and Gaunt Street, where there is no crossing on the western leg.
Intersection of Fanshawe and Halsey Streets
I recently timed how long it would take to cross what is only 30 metres direct. However one has to wait for 4 separate legs, not helped by the offset crossing on the eastern side where you cross Fanshawe Street. It took me over 4 minutes to cross here, which is just plain crazy. It is not like there are no potential pedestrians here, to the south east is Victoria Park and the Greenkeeper Cafe. Directly opposite is a major new office development under construction which will house the Fonterra headquarters in the first building, with more buildings planned. Clearly no one is going to bother heading to Victoria Park for their lunch break when 1/3 of the time is spent painfully crossing the road. Ideally people should be able to cross the road for their 10 minute morning coffee break if they want, not use it all up waiting!
However this example is far from unique, and I have mapped all the pedestrian crossings with missing legs below. Amazing there are 23 in the CBD alone! The three with green markers have had Barnes Dances added which has fixed the issue. So this could be a quick fix for some if the intersections with high pedestrian volumes. However Barnes Dances not desirable for all intersections, and they work best when they are double phased like on Queen St. So Auckland Transport really just need to bite the bullet and add pedestrian crossings to these missing legs. Of course these missing legs are even m0re prevalent outside the CBD, so these need to be worked on in other major pedestrian centers as well, could be a good job for local boards to get into as they have the ability to request Auckland Transport investigate matters like these.
View Missing Crossing Places in a larger map
If Auckland Council and Auckland Transport really want to get more people walking around our city and commuting to work, having walking stations set up around the city is not going to cut it. They need to get on with fixing these missing crossings, and make it easier for pedestrians to get around our city centre.
Last year the Auckland Plan was released with much fanfare. Here, finally, we had a 30 year strategic document guiding the whole of Auckland – particularly in terms of guiding our approach to where, when and how Auckland should grow. Of course the Auckland Plan wasn’t perfect and had a heap of internal contradictions: supposedly being a transformational shift to public transport while proposing to spend most of the future transport budget on roads, supposedly proposing a quality compact city while actually enabling a massive amount of sprawl.
Nevertheless, the Auckland Plan came up with a development strategy for Auckland to guide where more intensive and less intensive development should occur over time. Which centres were of particular importance, which key transport projects would be built to support that growth, what the split between intensification and sprawl would be, and many other things. They all came together in this key diagram – which effectively is the Auckland Plan in a nutshell:
For areas other than the centres, which are indicated by dots, the key distinction between different parts of Auckland is between those where moderate change, some change or least change is proposed. There’s then a key to this map which outlines what moderate change, some change and least change might mean:
Moderate change. Areas identified for growth throughout the existing urban area. Includes most local centres and a range of neighbourhoods. New housing would be mostly attached; low-rise apartments and terraced houses up to 3 or 4 storeys. Up to a third of sites estimated to be redeveloped over 30- year period in these areas. Will include some small lot detached and semidetached housing.
Some change. Areas not identified as priorities for growth. Some intensified development expected to occur. May include some small lot detached and semi-detached housing. The Unitary Plan will explore innovative ways of allowing high-quality residential infill and redevelopment in these areas.
Least change. Generally areas with existing historic character zoning and the Waitakere Ranges Heritage Area. Not expected to accommodate significant numbers of new buildings although sympathetic development will occur where appropriate.
A few key observations can be quickly made from looking at the map above:
- Most of the isthmus is categorised as “Moderate Change” aside from areas clearly identified as least change due to heritage considerations. This is because the isthmus is market attractive for intensification and generally has comparatively good public transport.
- On the North Shore, Moderate Change is focused in areas with good proximity to the coast – because they’re likely to be market attractive for intensification.
- In the south and west the Moderate Change areas are generally focused around the railway stations.
Now compare the Auckland Plan development strategy with the basic zoning pattern of the Unitary Plan:
I’ve included the isthmus, west and north shore areas because they stand out the most as being extremely different to what’s in the Auckland Plan. In the isthmus there is very little that could be considered in the moderate change category with huge swathes of either single house zone or mixed housing suburban. The same is true for the North Shore, which has significantly shifted away from enabling growth in coastal areas towards, well, seemingly not enabling much growth at all except for in Northcote (where the poor people who didn’t moan live) and on a couple of blocks in Takapuna. The west does kind of follow the Auckland Plan but with a much broader brush.
We can forever argue the merits of whether it’s better for Auckland to upzone for intensification in places where people moan about it the least (clearly in the west) or in locations where upzoning might lead to a lot of redevelopment (like the isthmus), but the inescapable fact is that the Unitary Plan presents an entirely different vision for Auckland’s future urban form than what was proposed in the Auckland Plan. Did nobody pick this up during the rezoning process? Did anybody actually care that 18 months of enormous public input on the Auckland Plan was basically thrown out the window through (by the sound of it) a bunch of panicked Local Board members intent on re-election?
Of course the great weakness of the Auckland Plan was its lack of statutory weight under the RMA, which potentially makes it quite difficult to argue against the Unitary Plan’s zoning pattern on the basis that it doesn’t give effect to the Auckland Plan. But you would have thought the Councillors and Council staff who have touted the Auckland Plan as such an important document might have wanted to ensure the Unitary Plan at least had a small resemblance to the most critical part of the Auckland Plan – its development strategy.
In saying that someone remembered it just long enough to put this into the Unitary plan under Part 1, Chapter A, section 3.1
The Auckland Plan is at the top of the strategic framework. Mandated by s. 79 of the Local Government (Auckland Council) Act 2009, the Auckland Plan provides a basis for aligning the implementation plans, regulatory plans and funding programmes of the Auckland Council. The Auckland Plan describes the 30-year vision of Auckland as the world’s most liveable city and provides the strategic direction for other council plans and strategies.
The Unitary Plan is Auckland’s key resource management document prepared under the RMA, and is one of the most critical parts of the strategic framework. It plays a key role in the successful implementation of the Auckland Plan, by:
- spatially identifying opportunities and constraints for activities and development in Auckland
- identifying highly valued and regionally significant resources that the policies protect or manage
- establishing clear and consistent priorities for resource use and protection by identifying boundaries and limits based on environmental values
- establishing priorities for resource use where there are likely to be competing uses, such as competition for land between primary production and urban development
- setting rules for regulating land use, subdivision and development.
They even went to the extend of putting this chart in place to show where the Unitary Plan sits in relation to the other council plans and strategies.
On the bright side, now that we’ve seemingly thrown out the Auckland Plan’s development strategy, does that mean we can throw out its list of motorway projects too?
This is a guest post from reader Aaron Schiff
Ports of Auckland wants to expand the cargo port in the Auckland CBD, and Auckland Council will soon make a decision on this, apparently without having done a detailed study of the relative merits of the expansion plans versus alternative options. Decisions about something as significant as the port deserve in-depth analysis.
The cargo port currently occupies around 77 hectares of waterfront land in the city.
Port Land in 1989 vs 2013
A port allows New Zealand to trade with other countries and that’s a good thing, but it doesn’t come for free. Over the timeframe relevant for analysing port development (decades), the resources used by the port (land, labour, etc) could be put to alternative uses. So the right way to think about the port is as a cost. If fewer resources could be used for port activities for the same total amount of international trade, more resources will be available for other things (over time).
One of the big costs associated with the Auckland port is the opportunity cost of the land it occupies. Much of this land was reclaimed for the port, but given it exists, the relevant question is the best use of this land from now on.
Waterfront land in the central city would be more valuable in alternative uses compared to stacking containers and parking imported cars. The value of the port’s land in current use is estimated for rating purposes at around $400 per square metre. Conservatively, this is around one third of its value in alternative uses, based on the value of similar waterfront land in Auckland.
Another significant cost is land transport to and from the port. Freight travels by road or rail through the city to the port, much of it from distribution centres in south Auckland. There are high costs associated with this transport infrastructure, and trucks and freight trains generate noise and pollution in Auckland. No one knows if these costs could be reduced by diverting some freight through other ports.
We do know that Ports of Auckland is inefficient compared to international ports. The following charts derived from the NZ Productivity Commission study of international freight show that international ports use land twice as intensively as Ports of Auckland, and productivity on other measures is also relatively low. This suggests that consolidating freight volumes at other ports could reduce costs.
Intensity of land use at sea ports (2006-2008)
Index of sea port productivity measures (2010).
There are also spill-over costs associated with the port itself: noise and air pollution, and visual effects.
The closest substitute for the Auckland port is Tauranga. Northport could also be a viable alternative with an upgrade of the northern rail line. It’s important to remember that changes in freight activity at Auckland will also mean changes in activity at Tauranga and other ports. Changes in costs elsewhere, including opportunity costs and spill-over costs, therefore need to be compared to changes in costs in Auckland. The intensity of competition between ports is also relevant for the transport prices faced by exporters and importers.
Other alternatives involve building new port facilities outside the Auckland CBD. This would involve a large one-off construction cost, which should be compared to potential savings of other costs, including opportunity costs and spill-overs, over time.
Ports compete in a market, but market forces are unlikely to result in good outcomes in this case because (a) significant costs are spill-overs that affect people outside these markets, and (b) ports involve large fixed costs so there are barriers to free entry and expansion in these markets.
So some degree of government involvement in decision-making is probably needed, although it would also be interesting to consider if a good outcome could be achieved by privatising the Auckland port and allowing it to sell some land if that made commercial sense.
While a lot of the effects of expanding or shrinking Auckland’s port occur in Auckland, some effects occur outside of the Auckland region, and some involve transfers of costs between regions. Auckland Council doesn’t have a mandate to consider these effects, but better decisions might get made if analysis and decision-making is done at the national level.
The right question for such analysis is: what is the appropriate location of port activity in order to minimise the total cost of it? There are lots of trade-offs and the only way to consider these properly is a detailed cost-benefit analysis before making long-term decisions about the Auckland port’s future.