This report covers my Waitematā Local Board[1] Activities from 1-30 September 2021. My roles include: 

Planning and Heritage portfolio (lead)                    Culture, Arts and Events portfolio (second)

Environment and Infrastructure (second)               Climate Change Reference Group

Domain Committee

I also attend the meetings of:

The Karangahape Road Business Association,

The Karangahape Road Collective

The Grey Lynn Community Centre,

The Herne Bay Residents Group

The Grey Lynn Residents Group

Participant in the Ponsonby, City Centre Innovating Streets workshops

Project Wave steering group.

General

Despite being stuck at home this has been a busy time. The local board are engaging with a number of major reviews and consultations coming our way including on the future of the three waters, wetlands and the role of local government in general. There are lots of good reasons for reform and putting New Zealanders wellbeing in the future is front of mind for all, but it is very difficult to share information and collaborate when we are all at home and it is sometimes feeling overwhelming. However keeping on the conversations is the right thing to do.

We are very supportive of James Shaw’s trip to Glasgow and with him go many of our hopes. It was disappointing to discover that some ministries are not yet ready to create a climate change plan – one can only assume they are also feeling overwhelmed in these busy times. The Climate Change Commission has made it clear that both our ambitions and actions need a significant step change in urgency and efficacy. Average temperatures across the world (when not including oceans) have increased by 1.59 degrees in the last 200 years and significant sea level rise of 3m or so is already locked in within the next three hundred years and a 1m rise by the end of this century seems the least we can expect. The less we change our current trajectory the more apocalyptic the future becomes. Continuing to follow a strategy of un-ending growth is beginning to be challenged inside and outside of government.  It has been encouraging to see more focus on public transport with the light rail engagement and the return of the Eastern Busway into the plans. It is also encouraging to see renewed focus on a harbour bridge crossing that will provide more public transport as well as active transport options.

Matt Lowry has reported that 20,000 new resource consents have gone through in Auckland in the past year. This is huge. Are we creating enough of what we need though? The recent North & South article by Rebecca Macfie gives a great overview of the crisis we have ended up with.

Progress in the Hauraki Gulf

Land use has long been a major issue for water quality in the gulf and waterways. The board then has shared their concerns over proposals to create consent pathways to quarry, fill or develop over existing wetlands. https://environment.govt.nz/publications/managing-our-wetlands-discussion-document/

Karangahape Road Business Association

After a successful AGM there is a new committee – positions to be appointed at the first meeting. Jamie Holloway is now the BID manager for the area. It is very sad to see Michael Richardson go, and it was lovely at the AGM to thank him and acknowledge all his great work.

PLANNING

Quality Apartment Living

Matt Lowry has reported that there has been 20,000 new resource consents over the last year and an increasing number of them are for apartment buildings. As planning lead I see the proposals come through that breach the Auckland Unitary Plan in some way. The plan is designed to encourage good planning outcomes, with sufficient space between buildings, activated ground floors, windows in habitable rooms, landscaping and so on. Rules also ensure viewshafts through the city so we don’t end up with a wall of buildings and can never see the sea, or the maunga. The idea is that developers can be creative within the rules ending up with a variety of buildings that create an interesting streetscape (also including natural and other elements), and are good to live in for the residents.

I am a massive supporter of apartments particularly when they go above and beyond the essentials. I love to see green walls, roof gardens, shared libraries, a pool, games room, yoga room, cafes on the ground floor – I am holding out to see a canteen so people can chose not to cook in the evening! I accept that size matters less than good design.

It is because apartment living can be so great that I am pushing back against compromises that are a step too far for residents. These are my main issues:

1.       Landscaping – the rules around landscaping and impermeability are there to ensure that water can drain down through the soil and into the aquifers that can then be accessed through wells and bores. This takes pressure of the storm water system, means less pollution in the gulf, and the green space is also really good for people’s wellbeing. Simply seeing green makes people feel happier. Landscaping also enables birds to use the city as a habitat and the sound of birds singing is a glorious thing. 

2.       Windows. The AUP says that all habitable rooms (that includes bedrooms) must have windows. This is important, having a window makes a huge difference to wellbeing. However a number of proposals, even for “luxury” apartments, have bedrooms with either no windows or glass walls to “borrow light” from another space. This is not necessarily an issue if you live alone but when one shares an apartment being able to have privacy and light can be really important for mental health. Conversations with people who have rented people’s second bedrooms that don’t have windows say never again.

3.       Bulk. Often when there are not enough windows the building is too bulky as well: it is too deep, wide, high for the site. Rules about bulk are there to ensure that light comes down to the street but they also have a good impact on residents in that one doesn’t end up with too many internal rooms. By abiding to the bulk rules developments may end up in a U-shape with a courtyard between – as having a courtyard means landscaping and places to socialise and relax, this is a good thing.

4.       Interface with the street. This is not something I thought about much five years ago but I am very aware now how the interface between a building and a street impacts on people’s safety and happiness. In short, long grey walls of concrete or tinted glass discourage people to walk around because they are so boring. Conversely cafes, landscaping, windows from offices, homes, gyms, cafes, shops etc, provide some visual interest and allows some “eyes on the street” that discourage crime and make people feel safer. Creating a good interface is an act of generosity to the neighbourhood as a whole, but if everyone has to contribute we end up with the sort of city we really want to live in.

I am seeing “luxury” apartments on the market for well over $1 million that do not meet basic Auckland Unitary Plan standards. If these are luxury, what the hell do the standard apartments look like? How to ensure more affordable apartments where people can live with dignity, and there is some thinking around:

1.        research done around development contributions suggest that the extra cost in ensuring infrastructure is more likely to impact the cost of land than final prices. It might be the case then that ensuring good standards creates a level playing field that will depress urban land prices a little. However the situation with apartments is a bit different with houses, as only NZ residents can buy houses, when anyone around the world can buy a new apartment here. With this in mind it may be worth considering how to use economic levers and legislation to keep apartments affordable.

2.       New apartments very often lose value – so one might steer first time buyers to older apartments in well-built developments that are not leaky, up for major works etc.

3.       Government might enable councils to use inclusionary zoning across our suburbs to ensure more affordable homes are built.

4.       Support Kainga Ora and advocate to government to enable more community housing providers including council to increase their housing stock, either by building new or by purchasing  existing stock.

5.       As a council and government encourage more collaboration between planners and transport agencies to trying to improve street design to enable active modes so that it is easy to live without a private car.

Resource Consents (of interest)

I keep track of resource consent applications for buildings, structures, and tree pruning and removal as they are received by Council, requesting further information, plans and Assessments of Environmental Effects for applications of interest[2].

New Consents

FAST TRACK APPLICATION: Federal Street Residences

Address: 65-71 Federal Street, Auckland Central, AUCKLAND

A residential tower and marketplace retail concept delivering 357 residential units to the CBD comprising:

·       55 levels comprising an 8-level podium and a 47-level tower

·       a street level food- and – beverage ‘marketplace’

·       a variety of apartment typologies

·       six upper floors of apartment sleeving a carpark (158 carparks)

·       a separate bicycle garage (325 secure bike parks)

·       a basement level which is accessed from Kingston Street. It includes a valet car park service (using car park lifts), and  other services (resident's waste storage, loading dock, F&B back-of-house, and plant).

The Waitemata Local Board note that the development proposed will be high and will be big, there will be some breaches to the AUP during the construction from noise and vibration, however the plans for the street area will very much improve the look and feel of the lane, and the apartments themselves seem well-designed. There are also two levels of residential amenity – one is focused on fitness with a pool, gym, yoga studio and outdoor garden space (on the top of the podium bit) and then higher up is a shared library, games room with pool table, seating, private dining room etc. The design proposes that investor and entry level apartments will be in the podium and the owner/occupiers in the tower where there is more light and views. The tower is tinted glass it seems. This is going to be quite high end, but I think will set the bar for other developments.

[1] The WLB advocates for climate change action, better water management, better public and active transport choices, mix of housing, quality urban design that includes appropriate heritage protection, the return of tree protections and the protection and restoration of the Hauraki Gulf. Our top local project that we are advocating for is the restoration of the Leys Library.

[2] Significant applications are referred to the relevant residents’ associations for their input which I then relay to planners as part of the Local Board’s input.  I particularly keep a look out for tree removals, helicopter pad requests, digital billboards facing residential buildings, impact on heritage buildings and place and more than minor breaches of the unitary plan.

The Waitemata Local Board recognises the amenity value of trees and has adopted the Ngahere Urban Forest Strategy. Where it is possible to keep trees we advocate for them. Sometimes trees may be removed for the building of transport and energy infrastructure that locks in lower carbon emissions in the future. Where trees are removed our position is that there should be more trees planted than are lost in the same neighbourhood. Good urban design and spatial planning can make a huge difference to the quality of a neighbourhood. Considering new developments through a climate change lens is also necessary. The council has committed to halving emissions by 2030 which should impact decision-making across all departments.

The ground floor has a market, cafes etc. The top of the podium is a shared garden, pool and gym. The shadowed area above is a shared games room area and private dining room.

With regards our broader strategic aspirations as a council we support the aspiration to divert 80% of waste from landfill.  The plans include a separating out of food waste and recyclables from general waste. With regard the construction there will be a comprehensive waste plan. Most of all what is proposed will deliver more than 350 apartments in less than a third of a city block. There will be more bicycle parking than car parking and many residents will be able to walk to work and all sorts of recreational opportunities. This is exactly the sort of high quality low carbon life that we aspire to offer people. We would recommend working with the developer to set up the management structures of the company so as to empower future residents and to encourage that people do live there as their primary home.

One issue is the outlook from some of the apartments to the North West that abut against another tall buildings. The gap between buildings is less than 6m in parts. This is in breach of planning rules, however much of the podium space that has poor outlook is being used for car and bicycle parking. Where apartments are close to the next building it seems to affect only the bedroom with the living space looking to the North or over the top of a smaller building to the West (which has a covenant on it). 36 apartments of over 350 will be affected. These ones will be cheaper of course and in the entry-level/ investor bracket. Not for everyone but I suspect the shared amenity will make up for the downsides. The designs proposed are thoughtful. Overall it is our view that if the plans are followed as proposed this development will be a huge asset to the city.

35-37 The Strand Parnell Auckland    1010

LUC60385931

Construction of a nine-level mixed use (office and retail) building and associated earthworks on a Business: Mixed Use Zoned site.

The Waitemata Local Board in principle welcome quality mixed use developments. This is a large and bold development that will add office space and the retail space on the Strand should increase the pedestrian amenity of the Strand which is welcomed, however there are a number of breaches to the AUP which are a cause of concern, particularly for Augustus Terrace with a new 83 space carpark inside and so we recommend full public notification:

1.       There is a significant breach of height on the Strand and Augustus Terrace. The impact on the Strand may be less than minor, taking into regard the consented building next door, however, in our view, the impact on Augustus Terrace of the breach will be more than minor. The Parnell Square Terraces will only receive sunlight for three hours a day at Spring Equinox, presumably less in winter. We strongly recommend reducing the height and impact on Augustus Terrace.

2.       Increasing traffic on Augustus Terrace may be a problem to pedestrians. The developers will be aware that there is no continuous footpath on the North side of Augustus Terrace. It is also proposed to use the space next to the building as an informal loading bay. We strongly recommend AT input to consider the pedestrian amenity and safety here.

3.       Landscaping. There is none. The developers are not being good neighbours. On the one hand they lean into the amenity provided by other buildings on Augustus Terrace, particularly the trees and plantings around Parnell Square Terraces, while giving nothing in return and taking their light and views. Some sort of greenery is required on the Augustus Terrace side so as to be in keeping with the rest of the street. Providing a blank wall and vehicle entry even with some design detailing is insufficient to mitigate the bulk of this development.

4.       Flood plain. It is important to be clear from the start that government has made it known it will not support those who have knowingly built on flood plains. Council also have made available mapping of hazards likely to be exacerbated by climate change. Building in flood plains then is at the developers own risk.  It would be imprudent to take as failsafe the worst case scenario, as evidence is that climate change impacts are increasing more quickly than expected. We would recommend working closely with insurers and building designers to ensure the building is resilient in the event of far worse climate scenarios. The situation and mitigation efforts should also be fully explained to future purchasers and lessees.  

5.       Climate change – the waste plan is welcome. We would also recommend solar panels and other initiatives to reduce the ongoing costs and emissions of the buildings, particularly if the developers anticipate electric charging downstairs. If electric charging is anticipated, a fire plan may also be desirable.

12-24 Gore Street Auckland Central Auckland    1010

LUC60386054

External alterations to the existing building and to enable the use of the units on levels 1 to 37 as dwellings (residential) and or visitor accommodation (hotel or serviced apartments). We welcome more residential conversions but also suggest that AT input into the process as residents may mean significantly more car movements.

101 Carlton Gore Road Newmarket Auckland    1023

LUC60385541

Retrospective consent for Vector for the installation and operation of three outdoor unbunded transformers each of which contains over 1000l of oil.

93-95 The Strand Parnell Auckland    1010

LUC60385265

New buildings, new comprehensive development signage, works to street trees, infringements to transport standards. A wedding dress atelier is proposed which is fine, as long as there is sufficient light for the dressmakers.

20 Park Road Grafton Auckland    1023

LUC60386054

Construction of two new sections of path at the Auckland Domain and associated earthwork, and vegetation alteration and removal. This will create a path between Parnell train station and the Domain and is fully supported by the board.

115 Customs Street West AUCKLAND CENTRAL 1010

LUC60386213

Land use consent for the redevelopment of One Market Square involving the construction of a new hospitality building for food and beverage retail purposes including associated enabling works. This will provide an opportunity also to enhance Market Place. The proposal looks good on the whole and we welcome a chance to improve market square but we are anxious to keep the trees, and are reluctant to lose space that is covenanted for public use. We have requested full public notification.

7 Rose Road Grey Lynn Auckland    1021

LUC60387653

The erection and attachment of static 3rd Party advertising signage on a commercial property in a Business Centre Zone.

51-53 Albert Street Auckland Central Auckland    1010

LUC60387695

Earthworks through St Patricks Square to install utilities to service the development at 51 Albert Street

67 Argyle Street Herne Bay Auckland    1011

LUC60386117

Construct a boat shed on the property. We are a bit concerned about the proposal to build right on Herne Bay Beach. With our measuring tape it seemed to carve out a fair bit of space and looked like it will need to trim a bough of a Pohutakawa to fit, which we believe is forbidden in a special ecological area. It seems the applicants take the view that since sand has been added to the beach by council that their boundaries have changed along with the high water mark. The board would argue that the boundary is the same as it ever was. Expanding private ownership of public beach space would be a very unfortunate precedent to set. With increasing intensification it is our strong view to keep as much public space as possible. We would recommend rejecting the application on the basis that what is proposed is on public land.

The boundary to the North follows the coastline. The proposal suggests the boatshed fills in the bay. The shed is large and tall.

183 Ponsonby Road Freemans Bay Auckland    1011

LUC60380185

Resource consent is required under the Auckland Unitary Plan (Operative in Part) for rules relating to the modification of a scheduled historic place with a scheduled extent of place Category B and additions and alterations to a character defining building.  This connects to proposed signage around the Braemar Building. The WLB support ensuring the heritage values are maintained.

200 Queen Street

SUB60385874 / LUC60385873

Conversion of an existing commercial unit (building) into an apartment and commercial unit, and unit title subdivision. More residential conversions are welcome.

1 St Stephens Ave Limited

LUC60386883

Application for resource consents to construct new six-storey apartment building with two basement levels and all associated site works, discharges and groundwater works

49 Tohunga Crescent Parnell Auckland    1052

LUC60386935

Demolition of an existing dwelling, and construction of a new dwelling within the Special Character Area overlay

Following Up

65-67 Upper Queen St

BUN60375684

A build to rent development has been consented and it looks great with shared rooms, a community garden and decent sized apartments with good light. There will also be a café and communal space on the ground floor. It looks great.

Liverpool Street Auckland Central Auckland    1010

TRE60376719

Works within protected root zone of trees.

The board, council arborists and MPs Chloe Swarbrick and Helen White strongly recommend that an alternative route is taken to the one proposed, which will involve digging trenches within 1.2m of the trunks of scores of mature trees including many scheduled trees. Doing this will make it very likely that some of the trees will fail in the next few years. It costs about $30,000 to plant trees in city centre streets and we are very loathe to lose what ones we have. Mature trees are of huge value for their shade, beauty and their contribution to ecosystems.

Meetings / events attended in September

I attend all of Tuesday’s local board workshops and business meetings unless noted otherwise.

1 September      Green New Deal presentation, Fabian Society

3 September      Catch up with MP Chloe Swarbrick

6 September      Local board briefing on NPSUD: policy 11 – minimum parking requirements

8 September      project Wave Steering Group

10 September   LGNZ Auckland Zone meeting

                             Local Board meeting with MP Chloe Swarbrick

13 September   Local Board Chairs Forum

                             Domain Committee

14 September   Covid Briefing with Mayor

16 September   KBA committee meeting and then Unconscious Bias seminar

                             Wai Horotiu Queen Street  Project

17 September   Suffrage Day

21 September   Covid briefing

27 September   Annual Budget Finance Briefing

28 September   Covid briefing

                             Grey Lynn Community Centre meeting

29 September   meeting with Pippa Coom to discuss traffic management plans with resource

Consents

                             Living Streets AGM

30 September   presented at AT board meeting on Innovating Streets experience

                             KBA AGM

Conferences / member development in July

Disclosures

I am doing a phD in the Dance Department of the University of Auckland, studying the potential roles of playful arts practices in co-producing the Playful City.  I am a member of Women in Urbanism, and currently the Deputy Presiding Member on the Richmond Road School board. My husband is director of dog walking company Fetch. I recently published the book Play in the City in which I advocate for more time and space to play in city planning and management. This is not entirely frivolous in my view, this time spent maintaining relationships, community building, problem solving, developing skills and thinking ahead is essential to prepare for future challenges.

Finally

I am on Facebook, please do friend me, for regular updates or to raise issues or ask for more information on what is happening in the local area. I have set up a website alexbonham.co.nz in which I discuss some of the issues that are crossing our desks and give more information and links on engagement with council. Anyone living in Waitemata is also very welcome to get in touch with me by email: alexandra.bonham@aucklandcouncil.govt.nz. 

Recommendation

That this report be received.