On the whole the government’s new policy of opening up excess land in Auckland for development is not a bad one. As I mentioned when it was announced, the devil was always going to be in the details and on that front the government hasn’t been doing so well. The two most prominent issues that have emerged have been:
- The dispute with local iwi over whether they should have the first right to buy the land. Interestingly the iwi have noted that they support the policy and actually want to be involved in the development of housing. They are heading to court today over the issue.
- That the vast majority of the first piece of land the government showed off turned out not be owned by the government but instead by the council. The site is shown in yellow below.
Combined the issues suggest an element rushed policy making where the details simply haven’t been thought through. In my view, of the two the first is by far the most serious issue and one probably best left with others to talk about. The second one raises some additional questions – some of which have been highlighted well by Deputy Mayor Penny Hulse.
First and foremost, as part of the Unitary Plan the site is zoned as part of the metropolitan centre as shown below.
The zoning means it’s possible to build mixed use and up to 18 storeys on the site although it feels like it has mixed potential. It’s sandwiched between the motorway and some large, not overly pedestrian friendly roads – Manukau Station Rd should have scaled down after the motorway was finished. It kind of has the feeling of being land in the middle of a motorway interchange.
The image below shows the intersection of Manukau Station Rd and Wiri Station Rd/Davies Cres. As you can see it looks like a traffic engineers dream with slip lanes on all corners and extra lanes for those turning right
On the plus side it is just across the road from the Manukau Train Station and new MIT campus while obviously a short walk to the rest of the Manukau city centre. That alone makes it odd that the government suggest only putting around 60 terraced houses on the site. This isn’t to say the site should have to be developed to 18 storeys but given its location and the demand for housing it seem insane to only think about putting 60 dwellings on it.
The situation raises two questions in my mind.
- First why is the government aiming so low. Is it just that they simply don’t get the urban reality and think that everyone only wants low rise? Some government ministers – such as Bill English – have at least acknowledged that intensification is needed and issues such as NIMBYism need to be addressed. This is one of the locations that such intensification can easily occur without any issues from surrounding neighbours. Bernard Hickey had a good piece in the Herald yesterday suggesting that the council and government need to do more to show that density isn’t bad, this is just one of many easy opportunities to do so.
- Secondly one of the reasons this hasn’t been a bigger issue is the council have said they’re keen to work with the government on developing the site (to a higher density). Given this is the case then what have the council and its CCO’s being doing just sitting on the land for so long. Surely if they were concerned about it they should be getting on with developing the land rather than just sitting on it, effectively land banking.