zion rd sha: november report to kaipatiki local board, part 3
TRANSCRIPT
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8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
1/14
)
Confidential Meeting
of
the Kaipitiki Local Board
11 November 2015
SPECIAL HOUSING
AREA
LOCATION SUMMARY
Zion Road, Blrkenhead
WORKING
DRAFT
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and Parcel Information
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Tranche
9
SHA Name I
Number Zion Road, Blrkenhead I 380
, Property Address 5-7
Zion Road, Birkenhead
I
Area(ha)
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local Board
Kaipatiki
7 Oct 2015
;
I
;
I HA Requestor
L.
Developer
Joint venture:
I
•
I
D e v e l o ~ m e n t
~ ~ . . . .
Expected yield
·
·· l
0
Description
The proposal is for the removal of
two
existing dwellings
and
the
construction of
two
four-storey apartment buildings with one
common
basement
floor
parking
and
commercial areas. The
northern boundary of
the proposed site is fronting Zion Road, the southern boundary is shared
with 229-233 Onawa
Road. There
is an approximately 5.5m level
difference from the northern boundary
to
the southern boundary of the site.
The contours of the land
are slop
ing
down
from
south to
north.
The
average slope
is
approximately 17
.
The upper levels of the development will enjoy views to the city
and
Rangitoto.
The
site
is
located 2 minutes
walk from
Birkenhead
town
centre. Real estate agents have advised that the units will sell
well
and will
be suited ror first
home
buyers
and
elderly couples.
Qualifying development criteria
•
Height
restrictions: a
maximum number of six storeys,
or a
maximum
height
of 27m, whichever is
1
lowest.
•
Minimum
dwelling or residential site capacity: 4.
• Affordability
criteria: For
developments relating
to
15
or more
dwellings only, 10 , according to
criteria A; or
5 ,
according to criteria B.
- - - - -
SHA Establishment Criteria
r
[ : _ ~ ' . ~ ~ e i n t ~ ~ c t u r e
e x i l t ~ ~ ~ ~ k e l y to exist ______ ·_ _ _ _ _
____ .
___
__
A. Does adequate (I.e. sufficient and appropriate) infrastructure currently exist to service qualifying
developments
in the area?
I
B.
If it does not currently ex ist, is adequate (i.e. sufficient
and
appropriate) infrastructure likely to
exist
to
service qualifying developments In the
area?
I
tonnwater ·-·
·
A.
Yes, adequate
infrastructure currently exists to service qualifying
developments in
the
area
1---- - - - - - - - :
-·--
I B. N/A i
I
dditional Comments 23
October
2015
1
CONFIDENTIAL
Summary:
The
site
is t
the top
o
he catchments that drains
through Kauri
Glen Reserve There
is
sufficient piped infrastructure within the road
to manage the
development of the site Onsite SWmanagement is
required as the site
Is within
a SMAF 1
area
This
will
require
both
retention and detention be provid9d to manage all new
impervious
surfaces
P r i n t ~ d : 28 0ct 15
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8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
2/14
Confidential Meeting
of
the
Kaipitlki
Local Board
11
November 2015
•
f ..
.
SPECIAL HOUSING AREA-
LOCATION
SUMMARY
Zion Road, Birkenhead WORKING DRAFT
• we -comider i"hesire ro·meei
fh criteria oi t l f iorserViCing.
Adequate·
(i.e. sufficient andappropriate) infrastructure currently exists
to
service qualifying developments in
the
area.
Pipe
network
There
is
a local pipe
ntJtwork within Zion
Rd that passes
the
front
of
, this
site. It
s unknown ff
the
site is connected
to
this
network
at the
I
present but
we
would expect
that
the redevelopment
of
this site
would include a new connection(s) to this line.
r
No
downstream
capacity checks have been undenaken and i
may
be
that at development stage the pipes are shown to be under
capacity and onsite
detentfon
is
required.
Flooding:
There
are
no significant overland flows paths passing
through
this
sfte and compliance
with
NZ Building Code would suffice.
i Downstream there
is an minor overland flow path shown passing
' through 4 6 & 8 Zion Rdbefore discharging into Kauri
Glen
Reserve.
Discussion
with
our
catchment
planners
has
indicated no issues with
these
siles in lerms of fooding.
SMAF
The site is
located
within
a SMAF
1
overland and both retention and
detention is required
to
be proVIded
onsite.
While the applicants
engineer
has
mentioned detention, retention Wills/so be required.
Water Sensitive Design
The
developer
shaN
achieve the expected outcomes of the
PAUP
around
SW
management
The
implementation of water sensitive
design is encouraged to minimise the
Impacts on
the catchment
hydraulics
1
Wastewater A.
Additional Comments
Water
Additional Comments
Transport
B
~ ~ ~ w l h
a l ] d
\Ylli>
mcm.QJhe COil]f I. IDt
1
Overtype this
with
comment
In
italics
if
not
HPO.
· ·
·
-
-
f - - .
--
-
- ·
; B.
··-
- -
·- - - - ·- .
Overtvoe with Date and who made the comment:
Overtype this with comment in italics if not.
HPO.
B
Additional Comments
12
Oct 2015 TOG (Traffic Assessment
AdditionalTrafflc Movements
As noted earlier the
expected
peak hour
trip
generation for the
apartments is around vehicles
per
hour ( vphj. During ihe
morning peak the majority of the traffic will be heading out
ofZion
Road and
in
the
opposhe
direction during the evening
peak. This
· represents a
3.3 Increase
on traffic currently travelling through the
Zion Road I Birkenhead Avenue intersection.
Intersection Performance
SIDRA models were developed for the
two
intersections. Even with
the additional
traffiC
added generated
by the
apartment development
the Intersections are expected
to
continue to perform well with
_ _ _ ___ _ J n ~ d t J ~ j _ g u e ' i n g d _ t . h _ a ' f l _ _ a J I L d e i ~ Y § J g r
JJJhJ
.' . . _- _
CONFIDENTIAL
Printed: 28 oct 15
-
8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
3/14
Confidential Meeting
of
the Kaipltiki Local Board
11 November 2015
•
SPECIAL HOUSING AREA LOCATION SUMMARY
Zion Road, Blrkenhead
WORKING
DRAFT
-
·
- - -
moiiarrieiitsciiit of ZiOn Rd
being
less than 20 socondSper-veiiiiife-on
average. As expected, based on the low increase of vehicle I
1
I
I
I
I
i
Parks
movements,
the
additional
trips do
not
cause
any significant
changes 1
to the
performance
of
he
Intersections of Birkenhead A11 6nue I Zion
Road
and Birkenhead
Avenue
I
Onewa Road
I
Highbury Bypass.
The
existing infrastructure
is therefore
considered to
e
abts
to
support
the proposed
development
with little or no adverse effects.
Psrlcing
.• .Hence it is recommended that the apartments provide
for
at least
one parking
space
per
urnt
and
10
addjtfonalspaces for
visitors
or
general
use.
Furthermom,
the
site
is
located near good
bus
routes
both on Birkenfread Avenue and Onewa Road and is within walking
distance of a major
shopping
centre.
This will reduce the reliance on private transport .
hence a
provision
of about
61 spaces
should
satfsfy the
objectives of
both
the
operative DP and the Unitary Plan in trying
to
divert peDI)Ie
away from private
vehicfe use
and into public transport.
ccess
The site will only
be
able lo have access onto Zion Road. This should
not be an issue as Zion Road is
a
local road whtch Is
intended
to
e
primarily for
access purposes.
Overtvoe
with Date and
who
made
the comment:
Overtype
this with comment
in
italics
if
not HPO .
A.
Yes.
Adequate
infrastructure currently exists.
This
area
can be
considered
for an
SHA.
Criterion 1B
need not be considered.
I
I
B. N/A
A d d H f ~ ~ ~
C ~ . ; ~ e n t s 22 0cto
-b-er_2_0_1_5_
_ _ _ _ _
_ _ _
_ _ _
- - ·-
The proposed SHA Is well-served by a range of parks
within
easy
walkl ng
distance,
although walking distance to a playground (550m
to
Nell
Fisher
Reserl/ 6) exceeds the council's target walking
distance
of
400m to netghbourhood parks within high density
residential
zones
1
(the
sffe s
within
the PAUP s THAB zone). 1
~ ~
~ j
Community Facilities A No,
there
is not
an
adequate provision ol community facilities.
Additional C o m m e n t ~ >
B.
Maybe, there are concerns but
the development of this
proposed
SHA would
not impact on the urgency of upgrading existing
community facilities or creating
new
facilities.
20 October
1
1
Community Social Policy
The proposed
SHA
will be served
within the
catchment of several
existing
community facilities
Including
a
Birkenhead ool and Leisure
Centre, Birkenhead library, Highbury Community House and
multiple
community
leases.
A priority action in the Community Facilities Network
Plan
Is
to
Investigate
the
need for pools and leisure facilities In
North-Shore
area, andprovide dlrectfon
on
the future of Glenfield Pool,
Birkenhead Pool, Beachhaven sports centre and Active Zone. This is
driven by
fit
for purpose and performance
issues.
This
action
does
not currently have CAPEX funding attached. he proposed SHA
would not
increase
the
urgency
to conduct this action.
E d u c a t i ~
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r
l r r t r s t r ~ c t u r e
d ~ ;
- -
e x i s ~ t h ~ a ~ ~ i t Y
1n-
h
-e
i
I
nearby schools is limited.
- - - ··- ··· . . ··- ·· _ . . .. . . - · · - ·· ·
.
··· . ·- - - -
- - · I
I
B.
Maybe, the
Ministry
of Education is concerned
that there
is
limited ·
L. . .-· - · -·
CONFIDENTIAL
Prfntl d: 28-0ct-15
-
8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
4/14
Confidential Meeting of the
Kaipitiki
Local Board
11
November 2015
•
SPECIAL HOUSING AREA LOCATION SUMMARY
Zion Road Birkenhead WORKING DRAFT
· 1
ite c:apa cifY irittie
surrunarng
.
schools to be abie respOnd
10
ro
.
growth.
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.Additional Comments
•
28
Oct2015 Ministrxof d ~ l i Q 1 . J ~ l Q ~ ~ h e ~
IBlrkenhead School
already over
capacity.
Would require additional
j
fassrooms.
_
1A)_4f£
r
~
~
.;. 1
I 11f I
~
~
: 2.
D e m a ~
or housing t:j..M._ / ~ ~ .
---i
Will there
be demand
Yes,
there
is
an overall
housing
shortage
in Auckland. In addition,
residential
housing
in the medium population growth
projections
estimate
that
the number
of
proposed SHA?
new
dwellings required in the Kaipatikl local Board area is
approximately 327 additional dwellings per year.
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Additional Comments
I
i
3.
Demand to Build
Is there evidence
of
demand or motivation to
aeate
quaiHylng
developments
in lhe
proposed SHA?
Adlfdional ommonts
CONFIDENT1AL
7 Oct
2015 :
Auckland
is
currently experiencing significant housing demands
across the entire
region
with analysis determining that demand Is
I
ow
outweighing
supply.
The
median
house
price m Auckland has
increased
y
62 since 2011 with a substantial inCT9ase in housing
1 supply now considered vital to ensure future generations can obtain
1
quality affordable housing. W;thout
an
increase
in
housing supply
1
there presents
a
significant risk that owning property In Auckland will
become unaffordable for future
generations.
The norlhem regions of Auckland are no dffferent to
the
wider
Auckland
region
with
demand for
hoUStng within Auckland puffing
strains on availability ofhousing in the northern regions.
Blrkenhead
house
prices are rising sharply with a clear lack of
apsrtments and affordable
homes
available
In the
area.
This
development wiff provide
much
needed housing stock for Birkenhead
to
help reduce the cost
of
housing
in
the area.
19
Oct
2015
HPO:
The population in the
Kaipatik1local Board area
was 87,000 in 2013.
By
2018
it is proj&Cted
that
there will
be 91,900, an
additiona14,900
people. This
equates
to
a
need
tor
an
additional
1633 new
dwellings
(an
average
of 3 people per dwelling) within this five year period, or
I
.
27
per year. On the
basis
of an
average
of 2.6
people
per
dwelling,
an additional 1885 dwellings
are
needed in
a
five
year
period.
N o t e ~
The medium
projection
for growth was used. Considering
the
I
low
and
high projections for population growth provides a range of
between
2,600
and
7 1 00 additional
people above
the
2013
base
level
In
a
five year period. This equates to between 867 and 2,367
additional dwellings with
3
people per dwelling or
an
additional 1,000
to 2,731 additional dwellings
with 2.6
people
per dwelling.
Note: Growth (increase of population) between June
2013 and
June
2014 was 1.5
times
more than what was
projected for
medium
growth
for this period.
The rate
of
growth during
this
period was
l 1.7 .
There
is
evidence that there is a motivated and experienced
developer
who
is
keen to
progress
the
development.
23
Oct 2015
We
would
expect
to lodge
(}D
no
later
than
April with
construction
Printed: 28 0ct 15
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8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
5/14
Confidential Meeting
of
the Kaipatiki Local Board
11
November 2015
•
SPECIAL HOUSING
AREA
LOCAnON SUMMARY
Zion
Road
Blrkenhead WORKING DRAFT
r · ·
.
f
4. Strategic
Location
~ u l d the l o c ~ o n of th-;·-
1
proposed St
lA
support the
council s plans and
I
trategies
for
development
, and land release?
Additional Comments
I
l
5. Yield
starting
end oT2 16 -
Prevlous developments:
•
21
Glenvar
Rd
Torbay 6 lot subdivision.
• 43 Pilkington
Road
6 terrace houses
• 17 Sprott
rd
Kohimarama 2 lot subdivision .
• 162 Kyle Road Greenhithe
52
lot subdivision
Yes the site
is
within a strategic location. The site is less than
300m
away
from
the Birkenhead
Town
Centre and
is
within
a
4 minute walk
of a bus stop on the Frequent Transit
Network.
7 Oct
2015 :
The
site is strategically located within walking distance to Birkenhead
town centre and near
maJor bus
routes that provide public transport
access
into
the
city.
The site is
also located
withtn
a
few minutes
drive
from
the terry
terminal.
Birkenhead area
Is
devoid
of
apartment
style
developments
and
given that
the future
Intent
of
the area
Is
for high density housing and
large scale retail
through the
establishment
o
THAB
and
Town
Centre zoning} the development is well placed to be
the
catalyst for
high density
housing.
19 Oct 2015 HPO:
According
to
Google
Maps
travel times to:
• Takapuna Metropolitan Centre and Smales Farm are
both 10
-
16
minutes by
car and 20 - 25
minutes by bus during
peak times.
•
The CBD IS
around
12-22
minutes by car
and 25
minutes
by bus
during
mornnlQ
peak hour.
----1
Are there likely
to be
et Yes 50 dwellings
are proposed.
least
50
dwellings built
in
l
1
h ~ S H A ? . . .
t6.
Contribution
to
Housing Affordablllly
r
To ~ h a t exk;m w t
the
. ·ves:·as
y i e i i ~ ·
over-15.
l l i n g s :
a e r ~ ~ t a g e
of
atk;rdabie
,
: t e v e ~ o p ' l e n t make
a dwellings is required. The developer Is
aware of
the requirement
to
contnbutton
to
housing provide a percentage of affordable dwellings.
affordability in Auckland?
~
Additional
Comments 7 Oct 201
Housing
affoo:Jabifity is
a significant issue for
many
New Zealand
families, the economy and
government.
Housing affordability includes
the capacity
o
households to meet ongoing housing costs and
the
amount
o
discretionary income available after housing costs are
paid
for. The
key factors
that
Influence housing affordabifity
for
any
I
household include housing
costs
( entry and ongoing), household
composition, the number of
people
in the household, household
income, geographic location, housing
quality,
and
the
current housing
I
market.
The
PAUP sets out the
need to
provide affordable housing
In
its
I
Regional
Policy
Statement
where it
determines that housing
is
fundamental
to
Aucklanders social
weN-being
and
Pf Jvicling
a
CONFIDENTIAL
Printed: 28 0ct 15
-
8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
6/14
Confidential Meeting
of
the Kalpatiki Local Board
11
November 2015
•
SPECIAL HOUSING AREA LOCATION SUMMARY
Zion Road, Birkenhead WORKING
DRAFT
diVeise
anie afhoiisTng-choice fs
necessary fur
building
thriving;- -
mixed
communities
and critical to support Aucl
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8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
7/14
Confidential Meeting of the Kaipatiki Local Board
11 November 2015
•
SPECIAL HOUSING AREA LOCA110N SUMMARY
Zion Road, Birkenhead
WORKING
DRAFT
i
11.1WI
VIews
:
Are relevant Mana
Whenua
groups supportive
of
the
area
being
made an SHA?
Ngai
Tai
Ki Tamaki
Ngati Manuhiri
NgAti Maru Ronanga
NgAti Paoa
Send
letter
to iwi by 30
Oct
-- ---- ·
I
·
Ngati
Rchun
Ngatiwai
ki
I
otea
l
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--
·-
-----1
Ngati Tamaaho I
~
~ ~ ~ ~ ~ t ~ ~ ~ = ~ ~ ~ ~
~
_ = =
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1
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--- r
-- -
------
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--
-·- - - ·- ·· ·· -
-
J
Ngatiwai I
r-- .. . - -
-·- - - --- - - ------
- -- -- -- - - . - .. 1
Te Ahi
Waru
Te Akitai
Waiohua
-- -
..
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Te Kawerau a Maid
~ = : : r l ~
NOatl ·
- ·
~
--- ---
-
Whatua
Te Uric Hau
Waikato
·Talnui l
- · · · · - - - - · - . ... . -
..
· ·--- --
-
- -
·· - -
- ·-
- - · - - ·
-----
--
Additional
Comments
(insert general
comment
or
delete
this
row,
delete
any iwi group
below that is not required
- .
. -
i
I
-
--
l 12.land Owner VIews
·- I
-
-- -
·
re
the
land owners in
the
Yes, the
land
owners
are
supportive of the SHA
request.
SHA supportive
of
the area
being made
an
SHA?
5
and
7
Zion Road,
and
are
the owners
of
Birkenhcad
these
two
sites. Thoy
advised in
an
email dated
28
October that they
support the purchaser in regard to the SHA request.
Planning Assessment
_______
_j
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··
PAUP Provisions
o n e
~
CONRDEN11AL
Printed: 28 0ct 15
-
8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
8/14
Confidential Meeting
of
the Kaipitiki Local Board
11 November 2015
•
SPECIAL HOUSINO
AREA
LOCATION SUMMARY
Zion Road, Birkenhead WORKING DRAFT
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...
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-1
Precinct N/A
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··
-- - -
Height Umit Buildings must not exceed 13.5m and four storeys in height or 14.5m and
1
. four storeys
in
height where semi-basement parking is provided. Semi-
basement
parking must not exceed 1m
in height.
·
oL o
o·
o -
o
o
-
-
·
Density No density controls
Overtays
. -
-
....
i
OP Provisions
Zone
Height
limit
Denslt:r
- ...-
: PAUP/UP Comparison
Built Environment:
Air
Quality Transport Corridor Separation
Historic
Heritage:
Pre
1944
Building Demolition Control
Natural Resource: Stormwater Management Area: Waiurutoa Flow
1.
Treaty Settlement Land: Ngati Whatua
Orakei
Treaty Settlement Area of
Interest.
Landfill I Contaminated Land: Unknown - Unlikely
5 Zion
Road
Residential 8C
7 Zion Road Residential 4B
5 Zion
Road
Residential
6C
-
9m
7 Zion Road Residential 48
am
5 Zion
Road
Resldentiai6C: 1 unit per
250m
2
of net area of parent site
where the associated residential unit has been granted a
resource
consent,
7
Zion Road -· Residential
48:
Mimmum Net Site Area:
450m
2
provided that:
3-5 units at 400m
2
or greater per un it is a controlled activity
More than
5
units at an average of 400m
2
or greater per unit is a limited discretionary
activity
- -
- -
.
. Deve lopmenl rn reater development opportunity with regards to height and density is
opportunity afforded under the PAUP rules as the Terrace Housing
and
Apartment
Buildings
zone
rules under the
PAUP
allow for four storeys
and no
density
limits.
i Planning Comments
Comments
It IS noted that the site is adjacent to the Zion Hill Methodist Church and Ha ll
Complex
Historic Heritage Place.
Planning History 5 Zion
Road
No consent records
7 Zion
Road
one
consent ror the removal of
a Norfolk
Pine tree granted
2003)
Area Planning
Q v e r l ~ ~ with
and
who made the comment:
Feedback
Overtype
this
with comment In
italics i notHPO
Submissions.
A word
search
for Zion• within the
Summary
of Decisions Requested -
Submissions to the
PAUP
returned zero results.
Site VIsit BOOk car for t 1
Nov
..
1Ownership information per parcel
CONFIDENTIAL
Printed: 28 oct 15
-
8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
9/14
Confidential Meeting of the Kaipltiki Local Board
November 2015
SPECIAL HOUSING AREA- LOCATION SUMMARY
Zion Road, Birkenhead WORKING DRAFT
-·
~
h a i l
Street Address
Owner
Land
identification
CT
Number Area
ha)
SZ on
Road,
lot 3 DP 22111
CT-499/88
I
0.0948
Birkenhead
i
I
7 Zion Road,
lot
4 DP 22111
CT-491/40
I
0.0940 I
Birkenhead
I
CONFIDENnAL
Printed: 28 oct 15
•
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8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
10/14
Confidential Meeting of the
Kaipltiki
Local Board
November 2 15
PAUP Zoning:
CONFIDENTIAL
•
SPECIAL HOUSING AREA LOCAOON SUMMARY
Zion Road Blrkenhead WORKtNG DRAFT
Printed: 28 0ct 15
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8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
11/14
Confidential Meeting
of
the
Kaipltiki
Local Board
November 2015
PAUP Overlays:
CONFIDENTIAL
•
SPECIAL HOUSING AREA LOCA110N SUMMARY
Zion
Road Birkenhead WORKING DRAFT
Printed: 28 0t:t 15
-
8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
12/14
Confidential Meeting
of
the Kaipltiki Local Board
11 November 2015
Ground Floo•
lart
CONFIDENTI L
•
SPECIAL HOUSING AREA LOCATION SUMMARY
Zion Road Birkenhead
WORKING
DRAFT
· ···
:·
2
Printed: 28.0Ct 1S
-
8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
13/14
Confidential Meeting of the
Kaipitiki
Local Board
11
November 2 15
SPECIAL HOUSING
AREA
LOCATION SUMMARY
Zion Road Birkenhead WORKING DRAFT
Southe
rn BOY
lorthern
BOY
3
5m height
limited
Nature ground leve
i _
SEC
TION 1-1
CONFIDENTIAL
•
Printed: 28 0ct 15
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8/19/2019 Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3
14/14