Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3

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

·- · - · ···--

·

and Parcel Information

.

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. ·-

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..

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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)

0.1889

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t·-- --

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1 - -

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- - -

·

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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


2/14


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


3/14


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 ~

--

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


4/14

Confidential Meeting of the

Kaipitiki

Local Board

11

November 2015

•


Zion Road Birkenhead WORKING DRAFT

· 1

ite c:apa cifY irittie

surrunarng

.

schools to be abie respOnd

10

ro

.

growth.

~ - - - - - - - - - - - - - - _ - - ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ~

.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.

r - - - - - - - - - - - - - - - ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -

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


5/14


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


6/14


of

the Kalpatiki Local Board

11

November 2015

•


Zion Road, Birkenhead WORKING

DRAFT

diVeise

anie afhoiisTng-choice fs

necessary fur

building

thriving;- -

mixed

communities

and critical to support Aucl


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

-

--

·-

-----1

Ngati Tamaaho I

~

~ ~ ~ ~ ~ t ~ ~ ~ = ~ ~ ~ ~

~

_ = =

__ ___

__-

_

_----

-------

--- ---

1

, · .... . ·

--- r

-- -

------

-- - -

- -

--

-·- - - ·- ·· ·· -

-

J

Ngatiwai I

r-- .. . - -

-·- - - --- - - ------

- -- -- -- - - . - .. 1

Te Ahi

Waru

Te Akitai

Waiohua

-- -

..

.----- ·-- · - - · -

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

·· ·-

· · ·

··

PAUP Provisions

o n e

~

CONRDEN11AL

Printed: 28 0ct 15


8/14


of

the Kaipitiki Local Board

11 November 2015

•

SPECIAL HOUSINO

AREA

LOCATION SUMMARY


..

-

·

-

. ..

_ -·-·· -·-

.. ·

.---

...

-- - -

·

·-

-

--------- --

-1

Precinct N/A

-· - - - ·· · · ·-

- --

- · · -

··

-- - -

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


9/14

Confidential Meeting of the Kaipltiki Local Board

November 2015

SPECIAL HOUSING AREA- LOCATION SUMMARY


-·

~

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

•


10/14


Kaipltiki

Local Board

November 2 15

PAUP Zoning:

CONFIDENTIAL

•

SPECIAL HOUSING AREA LOCAOON SUMMARY

Zion Road Blrkenhead WORKtNG DRAFT

Printed: 28 0ct 15


11/14


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


12/14


of

the Kaipltiki Local Board

11 November 2015

Ground Floo•

lart

CONFIDENTI L

•


Zion Road Birkenhead

WORKING

DRAFT

· ···

:·

2

Printed: 28.0Ct 1S


13/14


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


14/14

Documents

Zion Rd SHA: November Report to Kaipatiki Local Board, Part 3