transform manukau omnibus

#TRANSFORM MANUKAU OMNIBUS

Benjamin Ross

#Transform Manukau Omnibus

1 | P a g e Benjamin Ross. 2017. Version: 2.0.2



Contents About Me (Ben) as an Urban Geographer ........................................................................................................................................................ 8

Blog History as an Urban Geographer ...................................................................................................................................................... 8

Talking Southern Auckland as a Urban Geographer Digital Record ....................................................................................................... 9

Remarks ............................................................................................................................................................................................................ 12

Manukau City Centre – The Transform – A Series. Intro #1 .......................................................................................................................... 16

An introduction in the Manukau City Centre – Panuku Development Auckland Transform.............................................................................. 16

MANUKAU METROPOLITAN CENTRE AND SURROUNDS ..................................................................................................................... 16

The role of Panuku ...................................................................................................................................................................................... 19

#Manukau City Centre – The Transform – A Series. #2: Leading Into the Project ....................................................................................... 28

Panuku outlines the geography of Manukau ................................................................................................................................................... 28

Manukau: The Thriving Heart and Soul of the South ................................................................................................................................... 28

#Manukau City Centre – The Transform – A Series. #3: The Project Plan ................................................................................................... 40

Panuku presents the Manukau High Level Project Plan ................................................................................................................................. 40

Remembering the Vision for Manukau is: Manukau – The Thriving Heart and Soul of the South. ............................................................... 44

#Manukau City Centre – The Transform – A Series. #4: The Green Light is Given ..................................................................................... 55

Transform Manukau given Green Light........................................................................................................................................................... 55

Transformation of Manukau given green light ............................................................................................................................................. 55

That said now the real fun begins with the adoption of Panuku’s mandate to proceed with Manukau yesterday. ........................................ 60

#Manukau City Centre – The Transform – A Series. #5: The Budget and the Timeline #TransformManukau ........................................... 62

What is proposed with Manukau ..................................................................................................................................................................... 62

@DevelopmentAKL Needs a #TransformManukau Quick Win. Let’s Build Apartments/Mixed Use and a Square! ............................................. 71

Davis Avenue site has potential for residential and a Square ......................................................................................................................... 71



What say you Panuku? ............................................................................................................................................................................... 74

IKEA, Apartments and a Park All-in-One? France Was Able to Do It ................................................................................................................. 77

France and IKEA show how to do a mixed development ................................................................................................................................ 77

IKEA, Auckland and Panuku @DevelopmentAKL. Where To Put an IKEA? #AKLPols ............................................................................... 79

#TransformManukau – A Story Be Told. Part 6 of the Manukau City Centre – The Transform Series ....................................................... 94

Manukau has a story to tell and we all need to be part of that story ................................................................................................................ 94

Included is the High Level Project Plan ........................................................................................................................................................... 94

Transform Manukau, there is a story to be told ........................................................................................................................................... 95

#TransformManukau – The Context. Part 7 of the Manukau City Centre – The Transform Series ............................................................. 97

Context leading up to Transform Manukau ..................................................................................................................................................... 97

Transform Manukau – The Vision: The Thriving Heart and Soul of The South. ......................................................................................... 103

Tomorrow I will start fleshing out the Panuku drive to increase the quality of life of the people through Transform Manukau. ................... 103

#TransformManukau – Missing the Human Element. Part 8 of the Manukau City Centre – The Transform Series ................................ 106

The human element is missing from Manukau .............................................................................................................................................. 106

Improving the Quality of Life of the People ................................................................................................................................................ 109

#TransformManukau – The Davies Avenue Axis. Part 9 of the Manukau City Centre – The Transform Series....................................... 122

First stage/project of the Panuku Transform Manukau Project ...................................................................................................................... 122

#TransformManukau – Manukau Station Road. Part 10 of the Manukau City Centre – The Transform Series ....................................... 134

Southern main corridor needs humanising ................................................................................................................................................... 134

So what to do about Manukau Station Road? ........................................................................................................................................... 136

#TransformManukau – Ronwood Avenue. Part 11 of the Manukau City Centre – The Transform Series ................................................ 146

Opportunities for a “Main Street”................................................................................................................................................................... 146

#TransformManukau – Housing. Part 12 of the Manukau City Centre – The Transform Series ............................................................... 157



Improving Housing in Manukau .................................................................................................................................................................... 157

Janet Charman: Avondale needs a good use of its last prime site ............................................................................................................... 170

#TransformManukau – Our Identity. Part 13 of the Manukau City Centre – The Transform Series.......................................................... 173

Also Panuku have a competition for you ....................................................................................................................................................... 173

What is the face of Manukau? ................................................................................................................................................................... 173

Manukau: Now, Plan and Future ............................................................................................................................................................... 177

Manukau: The Meeting Place of the South ................................................................................................................................................ 179

#TransformManukau – Establishing New Meeting Places. Part 14 of the Manukau City Centre – The Transform Series ...................... 182

The Meeting Place of the South needs new meeting places ......................................................................................................................... 182

So what to do? .......................................................................................................................................................................................... 184

A Town Hall .............................................................................................................................................................................................. 185

Town Centre ............................................................................................................................................................................................. 187

#TransformManukau – 600 Apartments on the way. Part 15 of the Manukau City Centre – The Transform Series ................................ 191

First large scale redevelopment in Manukau within two years ...................................................................................................................... 191

Deals signed off for 740 more Auckland homes ........................................................................................................................................ 191

#TransformManukau – What to do with the North. Part 16 of the Manukau City Centre – The Transform Series .................................. 197

Ronwood Avenue to Cavendish Drive sector proves challenging ................................................................................................................. 197

Lack of Hospitality ..................................................................................................................................................................................... 200

#TransformManukau – North/South Axis Connecting Manukau. Part 17 of the Manukau City Centre – The Transform Series ............ 203

Great South Road and Lambie Drive Axis need humanising ........................................................................................................................ 203

Retrofitting Suburbia: Is It Worth It? What to do about Big Box Retail ...................................................................................................... 213

All about the rules ......................................................................................................................................................................................... 213

Retrofitting Suburbia; is it worth it and how do we go about reformatting large format retail? .................................................................... 214



#TransformManukau Update – Exciting Times Ahead ................................................................................................................................ 222

Exciting things on the way ............................................................................................................................................................................ 222

What will help Panuku and the South for Transform Manukau is the Recommendations in the Unitary Plan for the South. Those

recommendations being: ........................................................................................................................................................................... 223

Auckland’s Centre of Gravity Moving South? Part 18 of the #TransformManukau Series ....................................................................... 226

Challenging Geography Question posed ...................................................................................................................................................... 226

Centre of Gravity moving south ................................................................................................................................................................. 227

Manukau Station Road Humanising Therapy #Part 19 of the #TransformManukau Series ...................................................................... 231

Turning a former State Highway into a human people space ........................................................................................................................ 231

Humanising Manukau Station Road seems a good step on the social and transit side for #TransformManukau. ...................................... 237

Walkable and Transit Orientated Environments – They Attract Jobs #Part 20 of the #TransformManukau Series ................................ 239

Moving Manukau from a 9-5 economy to a full-time economy ...................................................................................................................... 239

How Pedestrian and Transit-Oriented Environments Attract Creative Jobs ............................................................................................... 243

#TransformManukau Becomes #ourmanukau as Framework Plan Released ........................................................................................... 249

Framework Plan guiding next 25 years of urban regeneration in Manukau is released ................................................................................. 249

Imagine Manukau in 2040… ..................................................................................................................................................................... 249

Some extra reading: .................................................................................................................................................................................. 254

This is Our Manukau, the Meeting Place of the South ............................................................................................................................... 254

#ourmanukau Framework Plan: How Good Is It? Part 21 of the #TransformManukau Series .................................................................. 257

High quality document sets out Manukau’s future ......................................................................................................................................... 257

Lead up to the Framework Plan ................................................................................................................................................................ 259

Framework Plan Hits the Mark .................................................................................................................................................................. 272



Key Moves 2 and 5 the focus .................................................................................................................................................................... 281

Reference Posts: ...................................................................................................................................................................................... 282

The Manukau Framework Plan ................................................................................................................................................................. 282

#ourmanukau Key Move 2: Creating a Vibrant Heart. Part 22 of the #TransformManukau Series ........................................................... 285

The body needs a strong heart ..................................................................................................................................................................... 285

Creating a Vibrant Heart – Creating a Strong Body ................................................................................................................................... 286

How will ‘Key Move Two – Creating a Vibrant Heart’ be achieved? ........................................................................................................... 297

Urban Design creating Walkable and Transit Orientated Developments inside Manukau .......................................................................... 305

Building Community Through Urban Design. Run Up to Next #TransformManukau Chapters................................................................... 305

#ourmanukau Key Move 5: Enhancing Community Connectivity. Part 23 of the #TransformManukau Series ....................................... 316

It is all about the connectivity ........................................................................................................................................................................ 316

The Context leading to ‘Key Move Five: Enhancing Community Connectivity’ .......................................................................................... 318

Key Move Five – Enhancing Community Connectivity .............................................................................................................................. 330

#ourmanukau Public Life Survey Reveals Challenges. Part 24 of #TransformManukau Series .............................................................. 346

Work to be done ........................................................................................................................................................................................... 346

Tuesday at Hayman Park .......................................................................................................................................................................... 347

Saturday shows potential of Manukau in retail and hospitality ................................................................................................................... 350

Manukau and its Influence on Southern Auckland ...................................................................................................................................... 359

Growth Pressures in Southern Auckland: Is/Should the Super Metropolitan Centre to Make a Comeback? ......................................... 360

Pressures in Southern Auckland require some more unique thinking ........................................................................................................... 360

Growth Accelerating in Southern Auckland ............................................................................................................................................... 366

The Re-Rise of the Super Metropolitan Centre ......................................................................................................................................... 372

The Super Metropolitan Centre ................................................................................................................................................................. 381



About Me (Ben) as an Urban Geographer

Ben through Talking Southern Auckland focuses on the urban geography issues of mainly Southern Auckland (Manukau, Manurewa-Papakura, and Franklin Wards) with occasional pieces from wider Auckland or overseas that might have consequences to the South.

Join me as the Urban Geography story continues on that path of a #BetterAuckland

Blog History as an Urban Geographer

Urban geography is a branch of human geography concerned with various aspects of cities. An urban geographer’s main role is to emphasise location and space and study the spatial processes that create patterns observed in urban areas. Source: An Overview of Urban Geography – About.com

As an Urban Geographer I have a keen interest (and passion) in how cities work and how we can build better cities from knowing how spatial patterns create those patterns observed in an urban area. My interest in Urban Geography would start from those Sim City 2000 days and continue through to today’s advance urban/transport simulator Cities Skylines (see: Ben’s Cities).

Picture 1: https://www.slideshare.net/lwolberg/cities-11-urban-geography-111

http://geography.about.com/od/urbaneconomicgeography/a/urbangeography.htm

https://benscities.wordpress.com/

https://www.slideshare.net/lwolberg/cities-11-urban-geography-111



Talking Southern Auckland as a Urban Geographer Digital Record

The blog itself started as VOAKL back in December 2011 before and Talking Auckland in 2013.

Talking Southern Auckland is my digital story covering Urban Geography as well as other topics here in the South as well as wider Auckland.

One of my major Urban Geography (and Planning) engagements was with the Unitary Plan that is now operative in part. I was engaged with stakeholders, residents and other like-minded groups and individuals from across the city in assisting them with Unitary Plan information, questions and submissions. Through Talking Auckland I also ran extensive balanced commentary from day one on the Unitary Plan. This commentary has gone noticed and picked up mentions

ranging from then Deputy Mayor Penny Hulse (and current Deputy Mayor Bill Cashmore) to Russell Brown at Public Address, to youth organisation Generation Zero.

With the Unitary Plan operative (in part) and Area Plans soon to be formed, Talking Auckland shifted their main focus to a project close to mys heart – Transform Manukau. Transform Manukau is a large (600ha) urban regeneration project led by Auckland Council’s property and development arm Panuku Development Auckland. The story of Transform Manukau can be watched through the Transform Manukau Omnibus series here on Talking Auckland.

Picture 2: The GHD Aerotropolis exercise

https://voakl.net/2016/11/14/the-transformmanukau-omnibus/



Southern Auckland is my and Talking Auckland’s home. Despite often the negative stereotypes again Southern it is a region we all love both physically and for its social and cultural diversity as well (South Auckland – The Rising Jewel in Auckland’s Crown).

The Transform Manukau Omnibus is the collection of Ben’s posts from Talking Southern Auckland on the Transform Manukau series translated here to this all-in-one record.

Note: I do not work for nor am contracted to Auckland Council or its Council Control Organisations such as Auckland Transport or Panuku

Development Auckland.

Ben is available for work and/or research projects preferably in the Urban Geography discipline. For full profile and portfolio see my LinkedIn profile:

So join me in the conversation on Southern Auckland

https://voakl.net/2013/09/29/south-auckland-the-rising-jewel-in-aucklands-crown/

http://www.linkedin.com/pub/ben-ross/51/268/ab4

https://voakl.files.wordpress.com/2014/11/speaking-at-council.jpg



Remarks

The #TransformManukau Omnibus is the updated and refreshed collection of works by Ben Ross in his advocacy for urban

generation of Manukau City Centre since his inaugural work “Developing a 21st Century Auckland” in November, 2013.

The #TransformManukau Omnibus collections spans through 2016 and 2017 building on the 2013 work while being updated with

the latest developments brought about by the operative urban regeneration program overseen by Auckland Council’s Panuku

Development Auckland.

In March, 2017 Panuku Development Auckland released the #TransformManukau Framework Plan.

As of Version 2.0.2 the omnibus is made up of thus far the 24 part #TransformManukau series as well as some supplementary

posts that aid in providing context to the #TransformManukau story.

As a living document the versions will alter as the plans and implementation of the urban regeneration for Manukau evolve with

somethings making it, others changing inflight while others won’t make it at all. It is simply the nature of urban regeneration at a

scale seen with #TransformManukau.

Join me on the story that is #TransformManukau as New Zealand’s largest urban regeneration project (not triggered by an

earthquake) at 600 hectares in size takes hold and shape.

#Transform Manukau – creating “The Meeting Place of the South.”

Picture on cover page: Manukau City Centre. Source: Auckland Plan Implementation Update 2015

https://www.scribd.com/document/186133948/21st-Century-Auckland-Booklet-PDF-Mode



Picture 3: Manukau City Centre looking towards apartments



The #TransformManukau Omnibus

As of April 17, 2016

Version 1.0.1: Initial version with some formatting of original blog posts pasted into the Omnibus

Version 1.1.1: Updated with Table of Contents and “About” header added. Minor formatting changes

Version 1.2.1: Part 19 of Transform Manukau series added

Version 1.3.1: About section added

Version 1.4.1: Part 20 of Transform Manukau series added

Version 1.4.2: Transform Manukau tagline changed: #Transform Manukau – creating “The Meeting Place of the South.”

Version 2.0.1: Transform Manukau Framework Plan released by Panuku Development Auckland

Version 2.0.2: Parts 21-24 of Transform Manukau series as well as other posts relevant added. About section redone

Attribution-NonCommercial-NoDerivs

CC BY-NC-ND



Manukau City Centre – The Transform – A Series. Intro #1 Written by Ben Ross - Talking Auckland

An introduction in the Manukau City Centre – Panuku Development Auckland Transform

On Thursday the Auckland Council Auckland Development Committee will endorse the Panuku Development Auckland High Level Project Plan for the Manukau City Centre Transform urban renewal program.

From Panuku:

MANUKAU METROPOLITAN CENTRE AND SURROUNDS

The Manukau area is home to people from many cultures, and has a rich diversity with vibrant neighbourhoods that makes it unique.

Recent developments such as the new transport interchange and Manukau Institute of Technology campus have further enhanced the town centre. Auckland Council owns a number of sites in the Manukau area, which Panuku will use, in partnership with private developers, to increase the housing supply in the area. There is an opportunity to create new mixed-use housing and commercial buildings, retail shops, and to improve connections around the area between homes, public spaces, public transport and the town centre.

Why are we doing this?

There’s a strong desire from the local community, as outlined in the Ōtara-Papatoetoe Local Board plan to create a thriving heart for Manukau – an attractive visitor destination, business centre and place to shop, live, learn, work and play in world-class facilities and spaces.

https://voakl.net/2016/04/11/manukau-city-centre-the-transform-a-series-intro-1/

https://voakl.net/author/voakladmin01/

http://www.aucklandcouncil.govt.nz/EN/AboutCouncil/representativesbodies/LocalBoards/OtaraPapatoetoelocalboard/Documents/otarapapatoetoelbp01417.pdf



Some of this development is already underway including the proposed Museum of New Zealand (Te Papa Tongarewa) Manukau site; the planned Wero tourism experience which will include an artificial white water rafting course, Polynesian cultural exhibition and an art gallery; and further opportunities around Hayman Park.

Auckland Council owns a number of sites in the Manukau area, which Panuku will use, in partnership with private developers, to increase the housing supply in the area. There is an opportunity to create new mixed-use housing and commercial buildings, retail shops, and to improve connections around the area between homes, public spaces, public transport and the town centre.

Panuku will look to leverage these opportunities to transform Manukau metropolitan centre and surrounds in the following areas:

Creation of 50-plus homes at 20 Barrowcliffe Place

Residential or mixed housing on Manukau Station Road

The Hayman Park area

We will also look to form a partnership with Housing New Zealand, who own a large amount of land in the area which they are looking to use to build more, and higher quality housing. We will also work with Auckland Transport, central government and the Ōtara-Papatoetoe Local Board when creating the master plan for the area.

The Auckland Plan outlines the strategy to make Auckland the world’s most liveable city. A number of the transformational shifts required to meet this vision, such as ‘radically improve the quality of urban living’, ‘substantially raise living standards for all Aucklanders and focus on those most in need’ and ‘significantly lift Māori social and economic well-being’ can be achieved by developing locations such as Manukau metropolitan centre and surrounds.

This project also aligns closely with The Southern Initiative which is referenced in the Auckland Plan. The initiative’s purpose is to mobilise strategic and transformational social, physical and economic change in south Auckland over 30 years.

There are two Special Housing Areas (SHAs) in the Manukau metropolitan centre and surrounds that provide for the potential development of more than 800 new homes including retirement living, potential student accommodation and hotels. SHAs allow for a streamlined consenting process that allows houses to be built more quickly and with an affordable housing component, which will help ease Auckland’s housing crisis.

http://www.aucklandcouncil.govt.nz/EN/planspoliciesprojects/plansstrategies/theaucklandplan/Pages/theaucklandplan.aspx

http://theplan.theaucklandplan.govt.nz/the-journey-to-2040/

http://theplan.theaucklandplan.govt.nz/the-journey-to-2040/

http://www.aucklandcouncil.govt.nz/en/ratesbuildingproperty/housingsupply/pages/specialhousingareas.aspx



There is also potential under the Proposed Auckland Unitary Plan, currently in the hearings phase, to add significant housing and business floorspace developments that would potentially create three times as many jobs in the area.

Picture 4: Manukau City Centre

https://voakl.net/2016/01/12/some-light-reading-auckland-plan-annual-update-2015/manukau-city-centre/



The role of Panuku

Panuku is in the early stages of investigatory work and master planning. It is anticipated we will:

Establish a master plan for a wider area in partnership with government and the council family

Work with Auckland Transport to identify opportunities to redevelop car parks, especially near rail, Manukau Institute of Technology, buses and Hayman Park

Continue current development activity at 20 Barrowcliffe Place and explore mixed use development opportunities at Lot 59 on the corner of Manukau Station Road and Davies Avenue.

Explore possible opportunities for development at 50 Manukau Station Road and the corner of Osterly Way and Amersham Way.

………

Source: http://www.panuku.co.nz/manukau-metropolitan-centre-and-surrounds

The full agenda with the High Level Project Plan (or master plan for short) for Manukau should be out later day and will be uploaded with initial commentary tomorrow.

But some quick facts on Manukau City Centre (both the Metropolitan Centre zoned area and immediate surrounds):

http://www.panuku.co.nz/manukau-metropolitan-centre-and-surrounds



Geographical location of Manukau City Centre, Southern Auckland and wider Auckland:

Picture 5: Southern Rural Urban Boundary with Future urban zones in yellow

https://voakl.net/2013/10/04/next-week-on-talking-auckland/southern-rub-in-notified-up/



The Southern Initiative area for which Manukau is at the heart of:

https://www.scribd.com/document/269098570/SNAP-Southern-Intitiative

View this document on Scribd

Note:

Scentre (Westfield) Manukau Mall catchment is 393,000

Southern Auckland including Franklin and Howick Wards is about 545,000

Unitary Plan Happenings via AMP Capital (now PSBIB)

Unitary Plan Happenings via my Supplementary Evidence

https://www.scribd.com/document/269098570/SNAP-Southern-Intitiative

http://www.scribd.com/doc/269098570

http://www.scentregroup.com/centre/westfield-manukau-city/

https://www.scribd.com/doc/306562831/081-AMP-Capital-Investors-NZ-Ltd-and-PSPIB-Waiheke-Inc-R-Philpott-Economic-Manukau-City-Centre-Business-Summary-Statement

https://www.scribd.com/doc/305665758/Supplementary-Evidence-for-081-Hearing



Retail capacity in Manukau

Picture 6: Source: PSPIB – Waiheke Submission Evidence. Manukau Metro comparison

https://voakl.net/2016/04/04/big-submitter-to-unitaryplan-rezoning-shows-manukaus-future/manukau-metro-comparison/



As Scentre (Westfield) Manukau illustrates:

Westfield Manukau City is one of the main regional shopping centres in southern Auckland. The centre caters to a diverse multicultural trade area population of around 393,000 residents.

The language above is different than what Scentre gives for its other malls for example St Lukes and Albany:

Westfield St Lukes is situated in the central Auckland suburb of Mt Albert, approximately 5 kilometres from the CBD. The centre serves a trade area population of around 371,000 residents.

Westfield Albany is located approximately 18 kilometres north of Auckland CBD. The centre offers an extensive retail, lifestyle, and entertainment offer and serves a trade area population of around 361,000 residents.

Newmarket has the largest catchment of 489,000

But notice the language with all Westfield Malls apart from Manukau mentioning distance from the City Centre (CBD) while Manukau is mentioned for its prominence in the South and the South’s multicultural population.

http://www.westfield.com/manukau/

http://www.westfield.com/stlukes/

http://www.westfield.com/albany/



Picture 7: The Manukau Interchange works with MIT and Manukau Rail Station in the background

https://voakl.net/2016/04/06/manukau-bus-interchange-works-under-way/029-2/



All the above factors into what makes up the geography of Southern Auckland and its heart Manukau City Centre. So when bringing around this Master Plan and subsequently executing it (given this will be a 30 year project at minimum) we need to factor in this geography.

As I said earlier once the agenda item containing the Master Plan for Manukau comes out later today I will upload it into the blog and start the initial commentary on Tuesday.

The Auckland Development Committee will meet at Town Hall on Thursday. It will be both live streamed and me live Tweeting.

Exciting times ahead.



Picture 8: Manukau City Centre and surrounds

https://voakl.net/2015/06/08/exclusive-would-you-want-to-live-here-aklpols/manukau-housing-site-housing-map/



#Manukau City Centre – The Transform – A Series. #2: Leading

Into the Project Written by Ben Ross - Talking Auckland

Panuku outlines the geography of Manukau

On Thursday the Auckland Council Auckland Development Committee will meet to endorse (thus set in motion) the High Level Project Plan that will guide the urban renewal of the Manukau City Centre and its immediate surrounds.

This post looks at a presentation Panuku gave to an Auckland Development Committee workshop last month where the HLPP was first presented and sought feedback. The next post in the series (due up tomorrow) will look at the guts of what Panuku is proposing and seeking endorsement for with the Manukau Transform program.

Manukau: The Thriving Heart and Soul of the South

That is the vision for which the Manukau Transform is set under and devised by Panuku. The purpose of the vision is to: “Manukau metropolitan Centre becomes a thriving heart of our area: an attractive destination, business centre and place to shop, live, learn work and play.”

The workshop presentation can be seen below (starts page 21):

https://www.scribd.com/document/307807723/Auckland-Development-Committee-Agenda-April-16-Panuku-Manukau-and-LRT-presentations


https://voakl.net/2016/04/12/manukau-city-centre-the-transform-a-series-2-leading-into-the-project/

https://voakl.net/2016/04/12/manukau-city-centre-the-transform-a-series-2-leading-into-the-project/







So the workshop agenda was to:

Share the High Level Project Plan

Confirm the approach to framework planning

Seek feedback (before it goes to the Committee in April)



This is the project area that will come under the Transform guise:

Picture 9: Manukau Project area

https://voakl.net/2016/04/12/manukau-city-centre-the-transform-a-series-2-leading-into-the-project/manukau-project-area/



Yes Panuku are looking at some 600 hectares under the Manukau Transform program. So not only is it including the Manukau City Centre area itself but also Crown holdings, Housing New Zealand land and other areas as well to the north and south of the City Centre. For a comparison the main Auckland City Centre (including Wynyard Quarter but excluding Port of Auckland) is 345 hectares. So we are looking at just below double the size for a Transform (urban renewal program) and probably the largest ever taken in area mass outside of Christchurch.



So why is this massive Transform being undertaken?

Picture 10: Why Transform Manukau

https://voakl.net/2016/04/12/manukau-city-centre-the-transform-a-series-2-leading-into-the-project/panuku-manukau-presentation/



While the bones are there to start this urban renewal there are issues and challenges that need to be dealt with as well. I will cover this in the next post in this series tomorrow.

The presentation goes on stating that Manukau needs:

Vibrant local heart

A more permanent residential population (something Panuku’s predecessor Auckland Council Property Limited has stated but was ignored by Council when the Auckland Plan was written until now)

A 7 day evening and weekend economy (outside of the Mall and Rainbows End)

Hayman Park and Puhinui Stream being the green lungs of Manukau

Thriving visitor destination of choice

Reconnect Manukau City Centre to the South

Stimulate local enterprise and attract new investment

Involving local people, with Community building and benefits

Picture 11: Council land holdings in Manukau

https://voakl.net/2016/04/12/manukau-city-centre-the-transform-a-series-2-leading-into-the-project/manukau-council-holdings/



Quite a bit of work would be needed to realise those goals right? Well Panuku is on top of it outlining the possible staging of the Transform program:

Picture 12: Manukau Indicative staging

https://voakl.net/2016/04/12/manukau-city-centre-the-transform-a-series-2-leading-into-the-project/manukau-indicitive-staging/



Looking good there Panuku with first potential project off the bat being the Davis Avenue Axis and Barrowcliffe residential area directly to south of the commercial core:

Picture 13: Davis Avenue potential axis

https://voakl.net/2016/04/12/manukau-city-centre-the-transform-a-series-2-leading-into-the-project/davis-avenue-potential-axis/



While starting on Davis Avenue is excellent the Council and Auckland Transport might want to confirm the Botany Line Light Rail corridor from Airport to Manukau to Botany given these preliminary results from an Auckland Transport survey:

Picture 14: South Auckland’s preferred transport investment

https://voakl.net/2016/04/12/manukau-city-centre-the-transform-a-series-2-leading-into-the-project/souths-prefered-transport-investment/



Picture 15: Potential Projects. Source: Auckland Transport and NZ Government

https://voakl.net/2016/02/18/future-of-transport-in-southern-auckland/tfug-potential-projects-south-auckland/



Finally Panuku pose a series of questions to the Workshop which would help form the final document going to the Committee on Thursday.

Previewing into the main High Level Project Plan that will be presented on Thursday Panuku have left no stone unturned in their analysis and recommendations for Manukau and its surrounds. More on this tomorrow in the continuation of the series.

Picture 16: Manukau City Centre




#Manukau City Centre – The Transform – A Series. #3: The

Project Plan Written by Ben Ross - Talking Auckland

Panuku presents the Manukau High Level Project Plan

Tomorrow at the Auckland Development Committee Panuku Development Auckland will be presenting the draft Manukau High Level Project Plan for endorsement. Meaning once the Committee has endorsed (approved) the Recommendations around the HLPP then Panuku can get under way developing the formal:

1. The Manukau Framework Plan (master plan)

2. The Engagement and Community Plan (how to engage with us)

3. The Implementation Plan (what gets implemented, when and how much)

4. Early place making and activation

You can read the full report and the draft High Level Project Plan below:

https://www.scribd.com/document/307829163/Auckland-Development-Committee-Agenda-April-16-Addendum-Manukau


I have read the full paper front to back and I must say that is some very fine work put together by Panuku. While I wonder if Panuku was lifting some blog material given I have advocated on Manukau since 2011 (Auckland Plan submissions) Panuku outline the vision, challenges and opportunities for the Manukau Transform program. And it is not going to be a cake walk ever with some 600

https://voakl.net/2016/04/13/manukau-city-centre-the-transform-a-series-3-the-project-plan/



https://www.scribd.com/document/307829163/Auckland-Development-Committee-Agenda-April-16-Addendum-Manukau




hectares “zoned” for urban renewal over the next thirty years as part of this transform (in comparison the City Centre (excluding Ports of Auckland) is 345ha in size).



Picture 17: Manukau Project area




Picture 18: Manukau Transform Project area

https://voakl.net/?attachment_id=13388



As you can see not only is Panuku covering Manukau City Centre itself but also Manukau (the residential area to the south) Puhinui to the north, part of Otara to the east and eastern flanks of Wiri (the industrial complex).

Remembering the Vision for Manukau is: Manukau – The Thriving Heart and Soul of the South.

Some of the more important comments around the Manukau Transform program:

Comments

The Challenge

5. Manukau is a disconnected regional centre designed with a car based layout and anchored by large scale facilities. Private sector investors and businesses have had limited opportunity to contribute to the central area with new uses and activities.

6. There are limited local residents and ancillary neighbourhood facilities in the central area. Despite Manukau being at the centre of a high demand and broad growth area, the central area itself, given that it is surrounded by industry, large format retail and motorways, combined with poor perceptions of safety and the lower socio-economic status of the surrounding residential catchment, have rendered development financially challenging. Recent developments, many led by the public sector, have lacked overall cohesion. In short the centre has failed to present a strong identity to the region as a desirable Metropolitan Centre of scale and significance in which to invest.

The opportunity

7. Manukau has significant scale and historic status as a City Centre. Together with an enabling planning framework as the third largest Metropolitan Centre in Auckland, and significant Council property holdings, means it is well placed to physically deliver quality regeneration at scale and pace.

8. Council has a current total land holding of approximately 95ha within the project area. Approximately 20 ha of this are potentially developable in the immediate and near term, with a combined current rating assessment land value of approximately $100m. This value has a wide value range and is conservative as it assessed from 2013 and is prior to value creation and the transformation process. Service properties and their potential value, if any, will be considered through the framework planning phase.



9. Council can utilise its significant landholdings and facilities to bring about effective and coherent urban regeneration through disposal, development partnerships, or optimisation of these properties. Manukau is strongly connected to the transport network by all modes and is the closest centre to Auckland Airport, which presents a significant opportunity. Finally, Manukau has infrastructure that has capacity to deliver on development opportunities that other new growth areas are struggling to address in a timely manner.

Vision

10. Manukau: The Thriving Heart and Soul of the South

11. Manukau metropolitan centre becomes the thriving heart of our area: an attractive visitor destination, business centre and place to shop, live, learn, work and play.

12. A set of aspirational outcomes and core principles below provide a platform for the key strategies to transform Manukau and will guide future project initiatives that will be recommended through the framework planning phase.

Outcomes and benefits of transformation

13. Urban regeneration of this scale will bring benefits and outcomes that will position Manukau as a strong, competitive and complementary Metropolitan Centre to the City Centre. Potential outcomes and benefits include;

14. A colourful, vibrant, family friendly centre with a local heart, that reflects and celebrates our diverse cultures

15. A strong, permanent, residential population which lives, learns and works within the centre

16. New uses and activities that will support the centre’s emerging evening and weekend economy

17. Hayman Park and Puhinui Stream becoming attractive, safe and accessible green lungs

18. Manukau becoming a thriving visitor destination of choice

19. The centre being reconnected to the south: its local people, anchors and neighbourhoods (Maori, Pasifika, Events Centre, Wero and Wiri)

20. A desirable and innovative place to do business that promotes and stimulates local enterprise and attracts new investment

21. The involvement of the local people in the urban regeneration process contributing to new community benefits and improved socio-economic well-being.



Principles in undertaking transformation:

14. All aspects of the project planning, design, engagement and implementation will consider these principles through each aspect and work programme:

Governance: Establish a strong, inclusive and accountable governance structure which includes community engagement, framework planning, partnering with other parts of Council and Crown entities

Transit–oriented development: Guide Manukau Central towards becoming an exemplar Transit Oriented Development that fully capitalises on the Metropolitan Centre zone

Market Attractiveness: Change and improve the perception of Manukau by leading the market in consolidating the centre.

Integrated & partnership approach: Holistic transformation through coherent and integrated strategies, projects and outcomes in partnership with the community, organisations and Crown entities.

Socio-economic well-being: Contribute to increasing and improving the social and economic well-being of the local area’s people, businesses and communities to unlock economic potential and reduce social assistance needs

Think local: Focus urban regeneration and community development towards “thinking local” with emphasis on developing a local heart for Manukau reflected by building to a human scale.

……..

Source: http://infocouncil.aucklandcouncil.govt.nz/Open/2016/04/AUC_20160414_AGN_6414_AT_SUP_WEB.HTM

Manukau is not the only city centre cut off by motorways given the main City Centre is surrounded by them on three sides and the harbour on the fourth.

http://infocouncil.aucklandcouncil.govt.nz/Open/2016/04/AUC_20160414_AGN_6414_AT_SUP_WEB.HTM



Below is the funding strategy to kick-start the transformation program. The strategy further highlights what the four starting goals are that I mentioned at the beginning of this post:

Project related budgets

27. The plan recommends an operating budget of $1.9m to take the project to the completion of the implementation and development realisation planning and is broken down as follows:

Framework Plan – $810,000 (to end of implementation planning, 2016/17 FY)

28. The internal (including wider Council) contribution in terms of person hours is estimated at 3500 person hours, which equates to approximately $380,000 using internal charge out rates. The external consultant support required is estimated at approximately 1720 person hours or $380,000 (based on an average hourly fee of $220). Additionally, there is estimated to be $50k of fixed/sundry costs such as for photography, document printing, room hire etc. The total financial cost to Panuku of the Framework Plan excluding internal resource is $430,000.

Engagement, Communications Plan – $170,000 (to end of implementation planning, 2016/17 FY)

29. This amount covers Stakeholder engagement and communications activities during the HLPP phase and planning for the framework planning phase immediately post Council sign-off. Specifically the amount includes: the creation of an engagement plan, iwi engagement, engagement workshops (internal and external), a community event, communications material and the development of a repositioning strategy. This amount includes Panuku staff time (approximately 510 hours) and ancillary consultant fees.

Work by the Strategy team – $90,000 (to end of implementation planning, 2016/17 FY)

30. The internal (including wider Council) contribution in terms of person hours is estimated at 350 person hours, which equates to approximately $42,000 using internal charge out rates. The external consultant support required is estimated at approximately 180 person hours or $40,000 (based on an average hourly fee of $220). Additionally, there is estimated to be $8000 for a 5% contingency and some fixed/sundry costs such as catering, van and room hire, document printing etc.



31. These funds are anticipated to be used to procure advice and information on generating targets, KPI’s and goals to underpin the community, housing, branding and place strategies. This will support the framework and feasibility planning process. This budget includes advice on value creation and a contingency for external advice as needed.

Work by the Development team – $350,000 (to end of implementation planning, 2016/17 FY)

32. Pre-capitalisation funding of $350,000 is over seven sites and comprises of an estimated 1044 internal council person hours (which equates to $125,000 using internal charge out rates). External consultant support providing an estimated 944 person hours or $207,000 (based on an average hourly fee of $220). Additionally, there is estimated to be 5% contingency $15,000 which includes of fixed/sundry costs such as for photography, document printing etc.

Early place making – $480,000 (until end of June 2017)

33. This budget, which includes 471 internal staff hours, is intended to initiate Panuku’s early presence in Manukau. It will ensure that the process of transformation is underway during framework and implementation planning, in the short term as well as in the medium and long term. The projects and initiatives in this budget will help to plan, design and initiate place making such as events, art installations, interactive, creative spaces and an early activity calendar. This could also include tactical urbanism and “gap filler” projects. However the majority of the budget would enable the construction of temporary structures to use in various places and spaces around the central area and allow them to cater for food, beverage and event/engagement facilities as necessary. This place making budget will add value by activating and enlivening the bus station construction works area and provide messaging and signage of the Transform Manukau vision and objectives. This messaging could contribute to building excitement and potentially help to activate the empty spaces and reduce the poor perception of safety and crime.

………

Source: Auckland Council

Once the budget is in place and the plans drawn up Panuku have their sights set on the Davis Avenue axis as the first stage of the Transform program:



Indicative staging: “Start with the Heart”, Davies Ave Axis, Puhinui Corridor

The HLPP recommends a high level staging approach: –

19. First and near term stage – ‘Start with the Heart’, the centre of Manukau, to leverage off existing public and private investments, and to take advantage of Council’s strong, well located property portfolio in close proximity to amenities and transport options. It is recommended that the short term projects within the centre be those located along the Davies Avenue axis, and those responding to current projects such as the bus station and Kotuku House refurbishment. Each of these projects requires investigation as to their integration within the wider transformation and alignment with its objectives.

20. During the near terms stages focus effort over SH20 into Barrowcliffe as an exemplar and perception-shifting project. This will forge the critical cross motorway link, and act as a catalyst to further development along the Puhinui Stream corridor (Te Araroa trail). This second stage will require collaborative planning and development with Crown entities including Housing New Zealand (HNZ) and the District Health Board’s (DHB) Super Clinic 49ha site.

21. In parallel, work with Westfield and the Sports Bowl to refocus efforts north of the centre will be ongoing. The latter stages of development will then focus on the Ronwood Avenue /Cavendish Drive area, once market perceptions, planning, engagement and the readiness of redevelopment of private land becomes more favourable.



Picture 19: Davis Avenue potential axis. Source: Panuku and Auckland Council




The Staging:

Picture 20: Manukau Indicative staging. Source: Panuku and Auckland Council




So why is Panuku undertaking this?

Strategic and Panuku business context

41. Manukau is at the centre of significant interagency focus and collaboration through The Southern Initiative (TSI), its designation as a Spatial Priority Area (SPA) of Auckland Council, a Panuku Transform location and the pilot focus area for an emerging workstream know as Manukau Collaborative Development at Scale (CDAS), a shared Panuku, Council and Crown initiative. The project area is home to around 6000 residents and 20,000 workers. It has benefited from significant investment both historically and in more recent time includes the new state-of-the-art Manukau Institute of Technology (MIT) education campus building and trenched Manukau train station, the Vodafone Events Centre, the new Wero White Water project and the planned Manukau bus interchange.

42. Previous planning for Manukau Central has been extensive. It has long been identified as a key location for growth and development and is a major metropolitan/sub-regional centre (a CBD of the south). However it has underperformed and not realised its potential. It is clear that transformation will not happen by the market forces, liberal planning regulation or advocacy alone. A public sector intervention and urban regeneration, renewal and housing process is required to respond to the range of issues and challenges facing Manukau central and its surrounding Wiri suburban area to the south which comprises the main project area.

43. As set out in the Statement of Intent, Panuku is charged with leading urban transformation and regeneration, facilitating vibrant development and accommodating growth.

44. The organisation’s vision is “Shaping Spaces for Aucklanders to love”.

……

Source: Auckland Council



Yeah thanks Panuku; if it wasn’t for tireless advocacy including fronting up to Committees year in year out since 2011, fronting up to Unitary Plan Hearings and writing all those submissions and blog posts I wonder where the Manukau Transform would be today? This is what the advocacy has been all about; to get that public sector intervention to kick-start urban renewal in Auckland’s biggest Metropolitan Centre as well as second City Centre by name.

Any way the report is pretty thorough by Panuku but I am sure Councillors will have questions come Thursday at the Committee.

Picture 21: Manukau City Centre. Source: Auckland Council




#Manukau City Centre – The Transform – A Series. #4: The Green

Light is Given Written by Ben Ross - Talking Auckland

Transform Manukau given Green Light

Yesterday the Auckland Council Auckland Development Committee gave the green light for Panuku Development Auckland to begin the Transform Manukau urban renewal program that will span some 600 hectares.

From Panuku Development Auckland:

Transformation of Manukau given green light

The transformation of the Manukau metropolitan centre has taken an important first step today with the approval of the over-arching plan for the regeneration of an area aiming to be the thriving heart and soul of the south.

Auckland Council’s Development Committee today approved a High Level Project Plan for Manukau from the city’s new urban regeneration agency Panuku Development Auckland. The transformation could be on an even bigger scale than the award-winning regeneration of Wynyard Quarter.

Panuku will work with Central Government to create more housing choice, including affordable housing located close to employment opportunities as well as educational, entertainment and shopping attractions.

https://voakl.net/2016/04/15/manukau-city-centre-the-transform-a-series-4-the-green-light-is-given/





Panuku will also make better use of Council-owned sites in the centre – leveraging off existing investments including the transport hub.

Mayor Len Brown says today’s approval is great news for the area.

“Manukau has long been identified as one of Auckland’s strongest communities. With its Maori heritage and position as the world’s Pasifika hub, along with the area’s creative and economic potential, Manukau is unlike any other place in New Zealand.

“Panuku can use land which the Council already owns to leverage good, positive outcomes.”

Deputy Mayor and Committee chair Penny Hulse says it’s now time for the “CBD of the south” to realise its potential.

“Public sector intervention through urban regeneration and housing renewal is required to respond to the challenges facing Manukau. It will not happen by market forces alone.”

Ms Hulse says the committee approval gives Panuku the mandate as the lead Council agency to work with the Government, as a major land-owner in the area, to deliver each of the outcomes.

“Panuku has the property expertise and a proven track record in the redevelopment of Wynyard Quarter to deliver quality regeneration at scale and pace. It’s also important we continue our conversations with the local community and mana whenua.”

Manukau ward councillor Alf Filipaina says the development of the centre has been a “long time coming.”

“People seem to forget that we are one of the fastest growing areas of New Zealand and have nearly half our population under the age of 25.

“We need to better connect the centre of Manukau with the neighbouring industrial areas and residential suburbs to ensure the economic benefits for the next generation.”



Otara-Papatoetoe Local Board chair Efeso Collins says Manukau Central should be a vibrant, family-friendly centre with a local heart that reflects and celebrates the south’s diverse cultures.

“We’d like to see a strong resident community balanced with a competitive edge as a desirable and innovative place to do business.”

Mr Collins adds that critical to the success of Manukau’s regeneration is the involvement of the local people to ensure community benefits, improved socio-economic well-being and increased economic participation of Maori and Pasifika.

“We will be making sure these local needs are front and centre of our input, and are encouraged by the focus on engaging young people to create positive activity in these public spaces.”

Panuku is working closely with The Southern Initiative, and has also begun collaboration with the 11 iwi.

Panuku Interim Chief Executive John Dalzell says the successful delivery of the Manukau transformation will depend on participation of the local communities as well as Council agreeing to fund the projects from the sale of any Council-owned properties within the location.

“This reinvestment approach is commonly used internationally. It will have limited impact on ratepayers and will mean Panuku can get started immediately. The sooner we agree the next phase of planning work, the sooner we can present the full package of opportunities to the community, business and private sector investors.”

Dalzell says an early indication suggests that $70 million will be required for anchor projects that will drive the transformation. Detailed business plans will need to be approved by Council for these funds to be released.

The short-term focus is expected to be on sites around and along Davies Avenue overlooking Hayman Park, alongside current initiatives such as the new bus station, stage one of the Hayman Park destination playground, and a Kotuku House refurbishment.



The next steps for the transformation are the completion of a framework plan which will guide the delivery of the project outcomes over a 20-year period.

—————–

About Transform Manukau

The metropolitan centre of Manukau along with the Onehunga town centre and port were approved for development as ‘transform’ locations by the Auckland Development Committee in December 2015 after a selection process.

Manukau Central is also designated as a Spatial Priority Area of Auckland Council, as well as being the centre of The Southern Initiative and the pilot focus area for a shared Panuku, Crown and Council initiative.

The project area for the Manukau transformation covers 600ha and includes the whole centre, the Manukau Sports Bowl and the Wiri suburban neighbourhood to the south, including the large 49ha Manukau Super Clinic site. The Council owns 95ha of land within the project area, comprising approximately 40 properties.

The centre of activity is based in the Otara-Papatoetoe Local Board area but the wider project will encompass communities and projects in the Manurewa Local Board area. Panuku will be working with both Local Boards and their communities.

—–ends——

The video streams of the item at the Committee see: https://voakl.net/2016/04/15/manukau-city-centre-the-transform-a-series-4-the-green-

light-is-given/





Given a special mention (end of Part 1 and start of Part 4 was given also during the Panuku item I would like to say the following in

reply:

My thanks to Councillor Alf Filipaina and Deputy Mayor Penny Hulse during the Panuku Development Auckland piece today.

While Alf I know it has been 10 years (since the days of the MCC) for me and as Penny noted it has been five years and quite a few presentations (I count about 8 not including any to the Unitary Plan Hearings Panel).

Five years knowing:

Previous planning for Manukau Central has been extensive. It has long been identified as a key location for growth and development and is a major metropolitan/sub-regional centre (a CBD of the south). However it has underperformed and not realised its potential. It is clear that transformation will not happen by the market forces, liberal planning regulation or advocacy alone. A public sector intervention and urban regeneration, renewal and housing process is required to respond to the range of issues and challenges facing Manukau central and its surrounding Wiri suburban area to the south which comprises the main project area.

And

Urban regeneration of this scale will bring benefits and outcomes that will position Manukau as a strong, competitive and complementary Metropolitan Centre to the City Centre.

(Both from the agenda item as written by Panuku)

Source: https://www.scribd.com/doc/307829163/Auckland-Development-Committee-Agenda-April-16-Addendum-Manukau (paragraphs 13 and 42)

https://www.facebook.com/penny.hulse.12

https://www.scribd.com/doc/307829163/Auckland-Development-Committee-Agenda-April-16-Addendum-Manukau

https://www.scribd.com/doc/307829163/Auckland-Development-Committee-Agenda-April-16-Addendum-Manukau



That said now the real fun begins with the adoption of Panuku’s mandate to proceed with Manukau yesterday.

Picture 22: Manukau City Centre. Source: Auckland Plan Implementation Update 2015




#Manukau City Centre – The Transform – A Series. #5: The Budget

and the Timeline #TransformManukau Written by Ben Ross - Talking Auckland

What is proposed with Manukau

With the approval for Transform Manukau given to Panuku Development Auckland the task of setting a Budget and a clear timeline of the program will make its way through over the next few months.

Next month at the Finance and Performance Committee Panuku will see budget approval for the Plans as well as setting in motion the initial place making initiatives.

Some excerpts from the Auckland Development Committee agenda:

Project related budgets

27. The plan recommends an operating budget of $1.9m to take the project to the completion of the implementation and development realisation planning and is broken down as follows:

Framework Plan – $810,000 (to end of implementation planning, 2016/17 FY)

28. The internal (including wider Council) contribution in terms of person hours is estimated at 3500 person hours, which equates to approximately $380,000 using internal charge out rates. The external consultant support required is estimated at approximately 1720 person hours or $380,000 (based on an average hourly fee of $220). Additionally, there is estimated to be $50k of fixed/sundry costs such as for photography, document printing, room hire etc. The total financial cost to Panuku of the Framework Plan excluding internal resource is $430,000.

https://voakl.net/2016/04/20/manukau-city-centre-the-transform-a-series-5-the-budget-and-the-timeline-transformmanukau/

https://voakl.net/2016/04/20/manukau-city-centre-the-transform-a-series-5-the-budget-and-the-timeline-transformmanukau/




Engagement, Communications Plan – $170,000 (to end of implementation planning, 2016/17 FY)

29. This amount covers Stakeholder engagement and communications activities during the HLPP phase and planning for the framework planning phase immediately post Council sign-off. Specifically the amount includes: the creation of an engagement plan, iwi engagement, engagement workshops (internal and external), a community event, communications material and the development of a repositioning strategy. This amount includes Panuku staff time (approximately 510 hours) and ancillary consultant fees.

Work by the Strategy team – $90,000 (to end of implementation planning, 2016/17 FY)

30. The internal (including wider Council) contribution in terms of person hours is estimated at 350 person hours, which equates to approximately $42,000 using internal charge out rates. The external consultant support required is estimated at approximately 180 person hours or $40,000 (based on an average hourly fee of $220). Additionally, there is estimated to be $8000 for a 5% contingency and some fixed/sundry costs such as catering, van and room hire, document printing etc.

31. These funds are anticipated to be used to procure advice and information on generating targets, KPI’s and goals to underpin the community, housing, branding and place strategies. This will support the framework and feasibility planning process. This budget includes advice on value creation and a contingency for external advice as needed.

Work by the Development team – $350,000 (to end of implementation planning, 2016/17 FY)

32. Pre-capitalisation funding of $350,000 is over seven sites and comprises of an estimated 1044 internal council person hours (which equates to $125,000 using internal charge out rates). External consultant support providing an estimated 944 person hours or $207,000 (based on an average hourly fee of $220). Additionally, there is estimated to be 5% contingency $15,000 which includes of fixed/sundry costs such as for photography, document printing etc.



Early place making – $480,000 (until end of June 2017)

33. This budget, which includes 471 internal staff hours, is intended to initiate Panuku’s early presence in Manukau. It will ensure that the process of transformation is underway during framework and implementation planning, in the short term as well as in the medium and long term. The projects and initiatives in this budget will help to plan, design and initiate place making such as events, art installations, interactive, creative spaces and an early activity calendar. This could also include tactical urbanism and “gap filler” projects. However the majority of the budget would enable the construction of temporary structures to use in various places and spaces around the central area and allow them to cater for food, beverage and event/engagement facilities as necessary. This place making budget will add value by activating and enlivening the bus station construction works area and provide messaging and signage of the Transform Manukau vision and objectives. This messaging could contribute to building excitement and potentially help to activate the empty spaces and reduce the poor perception of safety and crime.

Source: https://voakl.net/2016/04/13/manukau-city-centre-the-transform-a-series-3-the-project-plan/




Where the money is coming from:

Picture 23: Manukau land sales. Source: Panuku Development Auckland

https://voakl.net/2016/04/19/auckland-assets-selling-swapping-and-reinvestment-the-auckland2016-question/manukau-land-sales/



And where it is going initially in further place making initiatives:

Picture 24: Proposed Manukau Place Making. source: Panuku

https://voakl.net/2016/04/19/auckland-assets-selling-swapping-and-reinvestment-the-auckland2016-question/manukau-land-sales-2/



As for the timeline:

Picture 25: Transform Manukau timeline. Source: Panuku Development Auckland

https://voakl.net/2016/04/20/manukau-city-centre-the-transform-a-series-5-the-budget-and-the-timeline-transformmanukau/transform-manukau-timeline/



One thing that needs to be added to the Budget and timelines is getting a Busway or Light Rail designation set down for the Manukau area ready for the Botany Line (Airport-Manukau-Botany-Pakuranga-Panmure) which despite what Auckland Transport thinks (2041 time frame) will happen much sooner given even Councillor Dick Quax supports a rapid transit link in the area.

This concludes the Manukau series until the Budget proposal comes up next month. From there I will come back to it when milestones come up.

You can also keep up on Transform Manukau here: http://www.panuku.co.nz/manukau

http://www.panuku.co.nz/manukau



Picture 26: Manukau Transform Project area. Source: Panuku Development Auckland

https://voakl.net/2016/04/13/manukau-city-centre-the-transform-a-series-3-the-project-plan/manukau-transform-project-area/



@DevelopmentAKL Needs a #TransformManukau Quick Win.

Let’s Build Apartments/Mixed Use and a Square! Written by Ben Ross - Talking Auckland

Davis Avenue site has potential for residential and a Square

With the Transform Manukau urban renewal program getting under-way in Manukau we (including Panuku Development Auckland) need a quick win to demonstrate to the community and business/development sector that things are going to be serious for South Auckland’s heart?

And how best to do that? Apartments and a public square on Council car parking land?

https://voakl.net/2016/05/03/manukauquickwin/

https://voakl.net/2016/05/03/manukauquickwin/




Where you might say? 14 Davis Avenue which is that 1.05ha of car parking land north of the Manukau Interchange (red) and other future development site (blue):

Picture 27: Davis Avenue first project potential

https://voakl.net/2016/05/03/manukauquickwin/davis-avenue-first-project-potential/



The area fits in with the Davis Avenue Axis that Panuku want to get off the ground to kick start the first major redevelopment in Manukau as seen below:

Picture 28: Davis Avenue potential axis. Source: Panuku




Panuku is suggesting a mix of office and residential separately. Given we are short on residential and no so yet with office I would go Mixed Use on the entire site with a common plaza in the middle.

By mixed use I mean:

Ground floor and first floor: retail and hospitality

Floors 2-8: Office

Floors 9 and above: apartments

Get maximum bang for your buck out of a building (multiplied by up to four separate buildings that could fit on the site) through full mixed use all connected by frontage along Davis Avenue and two full “laneways” north and south connecting to Putney Way and Amersham Way. The square or plaza in the middle would be a common space even with a playground for people to enjoy the outdoors (place for temporary markets?) in even with Hayman Park just across the road. Of course all parking would be under the buildings for efficient land use.

If done right these new buildings, square and lane-ways should be fully operational by 2020 giving a quick development win in Manukau City Centre (as well as wins for residential, recreation and commercial space).

What say you Panuku?



IKEA, Apartments and a Park All-in-One? France Was Able to

Do It Written by Ben Ross - Talking Auckland

France and IKEA show how to do a mixed development

In October last year I floated the idea of IKEA in Manukau City Centre as part of redeveloping Manukau with Panuku Development Auckland’s Transform Manukau program.

I will repost the entire post further down but in the meantime IKEA in France show how to do a mixed use development Manukau needs:

https://voakl.net/2016/05/04/ikea-apartments-and-a-park-all-in-one-france-was-able-to-do-it/

https://voakl.net/2016/05/04/ikea-apartments-and-a-park-all-in-one-france-was-able-to-do-it/


https://twitter.com/IKEA_France/status/710134344417976320



Follow

IKEA France

✔@IKEA_France

Présentation du projet #IKEANice ! En collaboration avec @Bouygues_Immo et Wilmotte & Associés 5:03 AM - 17 Mar 2016

https://twitter.com/IKEA_France




https://twitter.com/hashtag/IKEANice?src=hash

https://twitter.com/Bouygues_Immo


https://twitter.com/intent/tweet?in_reply_to=710134344417976320




As it does show what imagination can do to get big retail, apartments, green park space and even probably small retail on the ground floor of the surrounding apartments. Time for Panuku and our Auckland Design Champion to step up to the plate and start making this all happen quickly (please).

Meantime from Octoer 2015

IKEA, Auckland and Panuku @DevelopmentAKL. Where To Put an IKEA? #AKLPols

Written by Ben Ross – Talking Auckland

Unitary Plan Rules do restrict placement options

Debate about IKEA (amongst others) coming to New Zealand and especially Auckland has flared up again if this Stuff article was anything to go by:

Ikea, Aldi & Zara: Big brands keeping Kiwis waiting

TAO LIN. Last updated 11:07, October 13 2015

Topshop was certainly a popular addition to Auckland’s retail offering. So should more international brands be hitting our streets?

https://voakl.net/2015/10/13/ikea-auckland-and-panuku-developmentakl-where-to-put-an-ikea-aklpols/




Big brands like Tiffany & Co and H&M announced this year they would be joining a growing list of in-demand international companies setting

up shop in New Zealand.

But what about those that seem to have turned a blind eye to their Kiwi fans?

……

IKEA

There have been rumours for years that Swedish company Ikea could be coming to New Zealand but it continues to disappoint Kiwi furniture

lovers.

The Scandinavian furniture company is famous for its low cost trendy designs, do-it-yourself assembly and forever keeping Kiwis on their toes

as to when they may be opening here.

Rumours about Ikea setting up a physical store in New Zealand have been floating around for years, with the latest being an announcement at

the end of last year that the company may start taking internet orders and ship to New Zealand.

It was understood then that Ikea had looked at several locations for a store but were having trouble finding the right one as it needed to be both

large and have good links to transport.

A Facebook fanpage dedicated to bringing Ikea to New Zealand expressed disappointment that the new NorthWest Shopping Centre in Auckland

did not come with an Ikea.

Many of the page’s more than 17,700 followers took to their keyboards to lament “Why oh why” Ikea was not coming and telling the company

to “hurry up and come to NZ!!”

It is a different story across the ditch, with Ikea Australia country manager David Hood unveiling a plan in July to increase store numbers from

eight to about 22 over the next few years.

http://www.stuff.co.nz/business/71299174/Famous-jeweller-Tiffany-to-open-in-Auckland

http://www.stuff.co.nz/business/industries/72411098/hm-to-open-new-zealand-store



For now, Kiwi furniture lovers plagued with FOMO (fear of missing out) will just have to buy Ikea products from My Flat Pack, Zoomly and

some other furniture retailers.

……..

Source: http://www.stuff.co.nz/business/industries/72911217/Ikea-Aldi-Zara-Big-brands-keeping-Kiwis-waiting

I believe not long ago IKEA were looking at a Mt Wellington site however, the traffic generation and management ran afoul of the current Auckland City Isthmus legacy rules and killed off any establish attempts.

That said the Unitary Plan rules which go live next year will also be technically restricting to where IKEA can as well given the Council is following a Centres=Plus policy with business and retail. Meaning the City Centre and Metropolitan Centres would be preferential for larger retailers (seeming I am talking IKEA) with the General Business Zone, and Identified Growth Corridors taking any overflow as a pressure relief situation. Light Industry zones would as currently proposed out of the question for IKEA to establish in as well given what Council wants the industrial zones for.

So where to establish an IKEA?

The Metropolitan Centres of which there are 10 would be the most logical place to comply with the Centres-Plus focus of the Unitary Plan. Now Westgate Metropolitan Centre has been touted given it is in the middle of no-where at the moment. I am going to leave Westgate alone for now but remember for an IKEA to establish in a Metropolitan Centre both roads AND public transport need to be adequate.

If IKEA are looking for Metropolitan Centre that has a very large catchment and served adequately by public transport and roads then only two come to mind straight off the bat. Albany and Manukau City Centre, both Metropolitan Centres and both as proposed Super Metropolitan Centres (per my submission to the Unitary Plan). Given Albany and Manukau (and the reason why I push for

http://www.stuff.co.nz/business/industries/72911217/Ikea-Aldi-Zara-Big-brands-keeping-Kiwis-waiting



them to be Super Metros) have both good road and public transport access AND sub-regional, regional and inter-regional catchments establish IKEAs in both would seem as Mr Spock would put it ‘logical.’

However, Albany has issues of land ownership fragmentation that Development Auckland, IKEA and existing landowners at Albany would need to sort for an IKEA to establish. This is because IKEA need around 16,000 metres square of floor space minimum or 20,000m2 for optimum conditions. This is something Albany does not have without strong intervention yet. Intervention that will not be happening any time soon looking at this: Panuku Development Auckland’s Big Urban Renewal Development Program #BetterAuckland.

But if you look at that same report Manukau is at the top of the list for Development Auckland intervention (urban renewal) and Council owns still a lot of land in the Manukau City Centre – Super Metropolitan Centre area.

https://voakl.net/2015/10/12/panuku-development-aucklands-big-urban-renewal-development-program-betterauckland/




Picture 29: Manukau development sites (including all of Lot 59). Land owned by Auckland Council

That is Council owned land (managed by Development Auckland) inside the Manukau (Super) Metropolitan Centre. So we are

looking at a 20,000 square metre IKEA and IKEAs like going multi-level if they are in Centres rather than paddocks.

https://voakl.files.wordpress.com/2015/06/manukau-development-sites.jpg



Okay time to zoom in on some of the larger land holdings in Manukau City Centre owned by Council:

Picture 30: Manukau Mall East Extensions Overview MK2

https://voakl.files.wordpress.com/2015/10/manukau-mall-east-extensions-overview-mk2.jpg



And closer up:

Picture 31: Manukau Mall East Extensions MK2

https://voakl.files.wordpress.com/2015/10/manukau-mall-east-extensions-mk2.jpg



How it works is the following:

Car parks and land is owned by the Council and leased back to Scentre who own the mall to the left.

The two light Cyan parcels are there for two large format retailers

The smaller northern parcel is 5,800m2 and ideally Pak n Save would relocate here

The larger 8,700m2 piece is where a two or three storey IKEA would go giving a maximum floor space of 26,000m2

Car parking is multi-level under the stores

Blue is small retailers surrounding bigger retailers to avoid triggering Blank Wall provisions in the Unitary Plan

Red is where I had placed a Hotel or Office complex

Green is an arcade connecting the mall to the new retailers and Great South Road

Buses and Trains are at the Manukau Interchange about 700 metres to the west although further bus stops would be on Ronwood Avenue to the north and Manukau Station Road to the south

The Motorway interchanges are the following:

o Te Irirangi Drive

o Manukau State Highway 1 Interchange

o Manukau State Highway 20 – Lambie Drive Interchange

Wiri Heavy Industry Complex is about two kilometres to the west and south west and ideal for IKEA distribution plants.

If IKEA and Council are ambitious extra levels for more retailing, office or even apartments could be built over the IKEA store.

Manukau City Centre currently has an Auckland catchment servicing 545,000 people as of 2013. This does not include the northern Waikato.



Picture 32: Manukau City Centre Area

https://voakl.files.wordpress.com/2013/04/manukau-city-centre-area-png-mode.png



Panuku Development Auckland?

As noted here: Panuku Development Auckland’s Big Urban Renewal Development Program #BetterAuckland Development Auckland and the Auckland Development Committee are getting ready to whittle down from nine to three urban areas of Auckland for Type 1 intervention. Type 1 being like Waterfront Auckland overseeing Wynyard Quarter’s renewal (long-term, Council public works, and public-private partnerships with residential and commercial development).

Manukau is at the top of that list as seen below:




Picture 33: Panuku Development Auckland Type 1 short list. Source: Auckland Council

https://voakl.files.wordpress.com/2015/10/panuku-development-auckland-type-1-short-list.jpg



The meaning of the score types can be seen in the respective blog post.

Note the following high individual score points for Manukau:

Community

o Community Readiness

o Community Facilities

o Deprivation Index

o Maori Wellbeing

Capital Complexity

o Deliverablity

o Investment

Land and Influence

o Council Owned Opportunities

o Site Fragmentation

o Partnership

Scale

o Capacity (redevelopment floor space)

o Accessibility to cars or public transport

As far as I see it if Panuku Development Auckland, Otara-Papatoetoe Local Board, and the Auckland Development Committee were to engage in a Waterfront Auckland style development partnership that would also satisfy The Southern Initiative requirements on employment and Maori wellbeing through employment and economic output*, then a possible partnership with IKEA into Manukau City Centre might be the key to unlock Manukau even further.




*Economic output (in an area that has a high Maori population base) not only through direct training and employment with IKEA Manukau, but also wider effects such as employment through an IKEA distribution plant in Wiri, logistics movements of the freight for IKEA, and maybe manufacturing potential if IKEA are “encouraged” to also stock NZ manufactured goods.

And if IKEA were good they would do home delivery (for a fee) which means if I caught the train from Papakura to Manukau (hopefully via the South Link) then I could walk to IKEA, browse, purchase goods and then have it delivered to my home while I continue shopping elsewhere in Manukau before taking the train home and not giving two perverbal monkeys about traffic and parking ^_^ . Win for me, win for IKEA, win for Manukau, win for the well transit system.



Ikea: https://www.brandwatch.com/wp-content/uploads/2014/12/ikea3.jpg

……..

Source: https://voakl.net/2015/10/13/ikea-auckland-and-panuku-developmentakl-where-to-put-an-ikea-aklpols/

Thoughts?

https://www.brandwatch.com/wp-content/uploads/2014/12/ikea3.jpg

https://voakl.net/2015/10/13/ikea-auckland-and-panuku-developmentakl-where-to-put-an-ikea-aklpols/

https://voakl.files.wordpress.com/2015/10/ikea3.jpg



#TransformManukau – A Story Be Told. Part 6 of the Manukau

City Centre – The Transform Series Written by Ben Ross - Talking Auckland

Manukau has a story to tell and we all need to be part of that story

Included is the High Level Project Plan

Panuku Development Auckland have published the High Level Project Plan for the Transform Manukau urban renewal program that is getting under way. I have a copy of the HLPP as well as a story to tell on Transform Manukau.

Over the next wee while I will be telling that story of Transform Manukau and how we all need to be part of that story. There will also be parts of the story where Transform Manukau encounters road blocks along the way and them needing to be overcome. Okay those roadblocks either come from politics or Auckland Transport but like any story we have protagonists and antagonists that make the adventure not so boring.

I hope to have the first part of the Transform Manukau story covering some quick fire history and context leading up to where Panuku and Manukau are now up this afternoon before we tuck into the more meaty topics of the story.

https://voakl.net/2016/05/11/transformmanukau-a-story-be-told-part-6-of-the-manukau-city-centre-the-transform-series/

https://voakl.net/2016/05/11/transformmanukau-a-story-be-told-part-6-of-the-manukau-city-centre-the-transform-series/




The Manukau High Level Project Plan

https://www.scribd.com/document/312285265/Manukau-High-Level-Project-Plan


Transform Manukau, there is a story to be told


https://www.scribd.com/document/312285265/Manukau-High-Level-Project-Plan





#TransformManukau – The Context. Part 7 of the Manukau City

Centre – The Transform Series Written by Ben Ross - Talking Auckland

Context leading up to Transform Manukau

In my sit down with Panuku Development Auckland I fleshed out the lead-up to Transform Manukau, the major transform urban renewal program being lead by the Council Controlled Organisation (CCO). Through this part of the series I will be telling the story of Manukau, its history and current situation, the vision and the real need for people to be in the front seat driving the transform.

In this post I am looking at the context leading up to Transform Manukau.

Prior to the construction of the Southern Motorway in the 1950’s and 1960’s South Auckland was a series of independent towns surrounded by rural or industrial land all connected by the rail line and the Great South Road. If you look at Otahuhu, Papatoetoe, Manurewa and Papakura they are like knots in two pieces of string that is the rail line and the Great South Road. These places organically evolved as settlements as Auckland especially its then industrial city centre and port grew.

Come the 1950’s and 1960’s we caught the American suburban and motorway bug and the march of the Southern Motorway would begin from Mt Wellington (and later the City Centre) and go through in stages to first the fledging Manukau City Centre (via Redoubt Road), then Manurewa, Takanini, Papakura and finally in the 1990’s connecting with State Highway Two on the other side of the Bombay Hills. With the motorway came apparent freedom (the opposite would ring true fast enough with chronic congestion) and the freedom to sprawl following the path to the Southern Motorway. And up until recently that sprawl advanced as far south as Takanini with Papakura being isolated before BOOM and now that sprawl on its way to Pukekohe.

https://voakl.net/2016/05/11/transformmanukau-the-context-part-7-of-the-manukau-city-centre-the-transform-series/





In reaction to this new sprawl the Manukau City Centre was formed in the 60’s. Where things would go wrong fast however, rather than having Manukau built next or connected to the rail line (it would not until 2012 and even then we are still missing the Manukau South Link that even Panuku strongly wants) it was built next to and connected to the Southern Motorway (and later the South Western Motorway a few years ago). Why? The focus of Manukau as being a car-centric centre with wide roads rather than the narrow roads seen in existing South Auckland towns and links to the rail system to allow passenger movements to and from the Centre.

That road focus even with the Manukau Station opening in 2012 would dog Manukau’s potential despite good demand for residential and commercial on the Centre.



Picture 35: MCC-1985-photo-Barry-Moore Source: http://transportblog.co.nz/2012/11/07/how-do-you-solve-a-problem-like-manukau/

http://transportblog.co.nz/2012/11/07/how-do-you-solve-a-problem-like-manukau/

https://voakl.net/2016/05/11/transformmanukau-the-context-part-7-of-the-manukau-city-centre-the-transform-series/mcc-1985-photo-barry-moore/



Picture 36: MCC-1985-photo-Barry-Moore Source: http://transportblog.co.nz/2012/11/07/how-do-you-solve-a-problem-like-manukau/


https://voakl.net/2016/05/11/transformmanukau-the-context-part-7-of-the-manukau-city-centre-the-transform-series/mccadmin-1976-larry-purdy-manukau-research-library/



Picture 37: Housing-Corp-Building-1981_Gwen-Anderson-MRL (1) Source: http://transportblog.co.nz/2012/11/07/how-do-you-solve-a-problem-like-manukau/

As a result while the rest of South Auckland continues to enjoy property value rises Manukau City Centre owing to its car-centric form sits in a value trough. This is something Panuku acknowledges in their High Level Project Plan and a key problem in getting good quality development off the ground for Transform Manukau.


https://voakl.net/2016/05/11/transformmanukau-the-context-part-7-of-the-manukau-city-centre-the-transform-series/housing-corp-building-1981_gwen-anderson-mrl-1/



But Manukau does have potential especially when looking at these economic figures as of 2015:

Picture 38: Manukau economic output as of 2015. Source: HLPP – Panuku

https://voakl.net/2016/05/11/transformmanukau-the-context-part-7-of-the-manukau-city-centre-the-transform-series/scan0028/



So the economic clout is there and we have done enough plans to last a life time for Manukau. So it is (as Panuku said) time to get on with the ACTION (implementation).

Transform Manukau – The Vision: The Thriving Heart and Soul of The South.

That Vision which will drive the economic and social initiatives to:

1. Increase the quality of life of the people

2. Increasing economic participation

Tomorrow I will start fleshing out the Panuku drive to increase the quality of life of the people through Transform

Manukau.



#TransformManukau – Missing the Human Element. Part 8 of the

Manukau City Centre – The Transform Series Written by Ben Ross - Talking Auckland

The human element is missing from Manukau

In the previous post of this series (#TransformManukau – The Context. Part 7 of the Manukau City Centre – The Transform Series) I looked at the context leading up to where we are today with Manukau, and Transform Manukau led by Panuku Development Auckland.

As we know Manukau has economic clout in Auckland and a lot of potential to be The Thriving Heart and Soul of the South (the vision from the High Level Project Plan):

https://voakl.net/2016/05/12/transformmanukau-missing-the-human-element-part-7-of-the-manukau-city-centre-the-transform-series/






But as we also know with Manukau it sits in a value trough compared to the surrounding residential areas acting like a monolith. The monlith is big structures but lacking the local and people element. To make things a bit more complex in Transform we also have the case where: Human Geography Element Still Lacking in Council and Auckland in which I concluded there: “In short? We are great with the Physical Geography stuff (the tangible stuff we can use our five senses on) but like Transform Manukau (and as that series is fleshing out) Council and its CCO’s lack the capabilities in clearly articulating the Human Geography side – the people side. Without the Human Geography side and Human Geographers assisting Council articulating that Human Geography side (and story) then all we get is Auckland being one big monolith!”

Now Panuku realises that yes they are great with the Physical Geography side but it will certainly be interesting dealing with the Human Geography side. That said the person who I had met up with at Panuku for the story on Manukau articulated the Human Geography side extremely well. What it can come down to now is people and bloggers like myself to help articulate that human side of the Manukau story and generate feedback to help better Manukau (and the South).

Picture 41 Speaking at Council. Source: Councillor Cathy Casey

https://voakl.net/2016/05/11/human-geography-element-still-lacking-in-council-and-auckland/

https://voakl.net/2014/11/30/the-sunday-bbq-public-participation/speaking-at-council/



Improving the Quality of Life of the People

Panuku have created eight goals for Transform Manukau. Those eight goals being:

Picture 42: Goals of Transform Manukau. Source: Panuku Development Auckland

https://voakl.net/2016/05/12/transformmanukau-missing-the-human-element-part-7-of-the-manukau-city-centre-the-transform-series/goals-of-transform-manukau/



Notice how all eight goals look at improving the quality of life for the people whether directly (green spaces, and connectivity between Manukau and the South) or indirectly through economic and social initiatives, and increasing economic participation in Manukau City Centre.

So how do we improve the quality of life for the people of the South through Transform Manukau? We do this in a two prong fashion:

1. Having the communities in the front seat driving the implementation of Transform Manukau (rather than being led by the Council)

2. Bringing the Local to Manukau

1) Having the communities in the front seat driving the implementation of Transform Manukau (rather than

being led by the Council)

This is Goal 8 of Panuku and one of my main advocacy points to Council and Panuku (for the last five years) in having the community in the front seat driving the implementation of Transform Manukau. Note I have said implementation rather than “planning.” This is because Manukau has been planned to death and the community is getting consultation fatigue from it (simply put they switch off). What the community wants, what I would like to see and what Panuku wants to do is to get cracking – to implement these plans and get the ball finally rolling on Transform Manukau.

With communities (and that includes the business community) in the front seat of the Transform Manukau program the program itself would be adaptive to the needs of the Southern Auckland area (including Manukau) through a collaborative and empowerment regime rather than back seat passengers that has been a regular occurrence with another particular Council Controlled Organisation.



Picture 43: Public Participation. Source: International Association for Public Participation

https://voakl.net/2015/12/07/our-suburban-urbanite-the-case-for-manukau-city-centre-betterauckland-and-why-people-should-write-the-plan/iap2/



With the community in the front seat driving Transform Manukau part two becomes easier to realise.

2) Bringing the Local to Manukau

One thing Panuku made very clear in their sit down is that Manukau is great with the regional stuff like the mall, large format retail, Rainbows End, the police HQ and the courts. But what is missing in Manukau is the local stuff that would make people want to stay, linger, socialise or even live in Manukau rather than this 9-5 transactional economy Manukau currently has.

As I quoted above we are great at the physical stuff (and often that is where the regional stuff is often placed) but we are lagging in the human stuff (where the local would sit) that humanises a centre especially a Metropolitan Centre.

So what is the local stuff needed to humanise the Metropolitan Centre that is Manukau City Centre (and its surrounds)? Well a critical mass of a permanent population base (whether it be apartments in Manukau City Centre itself or terraced housing in the residential estates south of Manukau City Centre) would be a good start as that critical mass attracts commercial development (viability) and further investment from the public sector (Council and Government). The commercial development especially if things like bars, cafes, and small format retail would give people a reason to stay, linger, socialise, and attract more people to live and work in Manukau.

A risk though in driving for that critical mass of a permanent residential population in Manukau is that the new residential population decide to go elsewhere to socialise and even work resulting in Manukau still losing out as a 9-5 transactional economy.



Picture 44: From Hayman Park to Manukau City Centre. Could this be a cafe/bar/hospitality corridor for Manukau City Centre?

https://voakl.net/2014/01/11/20132014-summer-series-4-1-2/2014-01-10-14-52-19/



The question is though what goes first to attract people to Manukau in order to build that critical mass and bring that Local (the people) to Manukau? Do we go with the physical stuff first like big apartment blocks or even more offices followed by open spaces or do we go open spaces first THEN the apartment blocks and offices? If I put my Cities Skylines hat on we go open spaces first then the apartments and offices.



Picture 45: Roads and tram lines down, now for the lane ways, zones and parks

https://voakl.net/2016/04/26/sprawl-evil-or-natural/20160420122737_1/



The reason for going for the open spaces first is two-fold:

1. Increase the quality of the area already to existing users

2. Make the area more attractive to new residents and workers

There is also a third reason being cheaper to lay down first rather than retrofit later on when the developments are completed.

Good open spaces right off the bat before the development for new residents and workers also gives reason for existing users of Manukau to socialise, linger and even purchase more services and goods. This in turn through Economics 101 acts as the catalyst to more wanting to come to the area in both living, shopping, working, and selling those goods and services. But remember the aim is to bring the local (the people) to Manukau.



Picture 46: Hayman Park – underutilised potential in the heart of Manukau City Centre

https://voakl.net/2014/12/30/talking-auckland-summer-series-1415-a-stroll-in-the-park/2014-12-29-13-51-17/



Large format retail form good regional anchors and have a place in Manukau given Manukau is the regional hub for half a million people. But the encouragement is also needed on small format retail including hospitality to give the people inclusionary feel of a and in a large Centre (Manukau can be rather isolating to a person or a group of people). And to do this we need to understand both the people already coming to Manukau like myself and those already in Manukau like the businesses in order so that we can be good active front seat drivers to Transform Manukau (rather than a passenger steering out the window bored silly).

Picture 47: Intensification must be done well. The two apartment towers in Manukau City Centre




How to get the Local going and having the communities in the front seat driving the implementation of Transform Manukau

I will go project specific with the Davies Avenue axis in the next post. In the meantime and I raised the idea for Panuku to actively consider (and they are) of placing an easy to access community office in Manukau where the public and businesses can walk in, check out what Transform Manukau is, get information on Transform Manukau and give ideas on Transform Manukau. This community office would be the front-of-house interaction point between Panuku and the South.

The community office would also be the ‘vessel’ or catalysis allowing the people to be in that front seat helping to drive Transform Manukau. The catch is to get it a budget line from Council to make it happen (if Council is serious about being people first).

There is certainly more that can be done in articulating the Human Geography side of the Transform Manukau story. This post is not designed to be the be-all end-all exhaustive list of what to do. But rather a chapter in the ongoing articulation of Transform Manukau and how Transform Manukau can improve the quality of life for the people of the South.



#TransformManukau – The Davies Avenue Axis. Part 9 of the


First stage/project of the Panuku Transform Manukau Project

In the Transform Manukau series I have covered the following up until now:

1. The case for Transform Manukau and the authorisation by the Auckland Council Auckland Development Committee for Transform Manukau to get the go ahead

2. The context and history of Manukau City Centre leading up to Transform Manukau

3. This missing human element (Human Geography) to urban renewal in Auckland but how that is recognised by Panuku and being brought into Transform Manukau

https://voakl.net/2016/05/16/transformmanukau-the-davies-avenue-axis-part-9-of-the-manukau-city-centre-the-transform-series/





The strength of Manukau already present:





With Panuku having set eight goals for Transform Manukau and those goals putting Human Geography (the human element) at the forefront the challenge now comes down to the first project.

Goals of Transform Manukau

Source: Panuku Development Auckland




The first project is the Davies Avenue axis which you can see below:

Picture 50: Davies Avenue potential axis. Source: Panuku




The above slides speak for themselves in the potential of flipping surface car parks into a amenities of different uses. Delivering the developments that are of high quality and amenity despite being on the short-term opportunity RADAR also present the biggest challenges. Those challenges coming from Auckland Transport which own the car parks and are very well-known not to be community orientated (if the Manukau Interchange saga was anything to go by with AT ignoring 67% of submitters and going for the single use monolith design for the Interchange rather than the integrated mix use submitters were wanting). Auckland Transport need to release the land the car parks sit on over to Panuku before Panuku can start developing the three sites on Davies Avenue.

Once AT have released the land over to Panuku does the real fun begin with opportunities presenting themselves to both Panuku and the community. The opportunity being turning car parks into people friendly residential, commercial service, commercial office and open space developments that lift the quality of life for the people of the South while increasing economic participation in Manukau City Centre (breaking that 9-5 economy by bringing in the Local to Manukau)(see: #TransformManukau – Missing the Human Element. Part 8 of the Manukau City Centre – The Transform Series).

Now I am big fan of mixed use especially with City Centres and Metropolitan Centres. Mixed use developments mitigate against vertical sprawl and the transactional 9-5 economy that can plague Centres by attracting multiple visitor types to the area. Looking at the Davies Avenue slide above I notice harbour views kick in from the 5th storey and above.

The following photos are from Summer 2014 from the top floor (7th) of the AT Ronwood Car Park Building (before the Davies Avenue upgrade in 2014-15) so you can see the views one would be afforded in any high-rise development (above 9 storeys) along Davies Avenue.







Back to mixed used as I noted in the previous posts the general make up of a development along Davies Avenue would be:

Ground and first floor: retail and hospitality

Floors 2-7: Office

Floors 8-18 (per the Metropolitan Centre height limits under the Proposed Auckland Unitary Plan): Apartments ranging from studio to 3 bedrooms

Of course car parking would be under ground and the 14 Davies Avenue would also need Laneways and a public plaza to make sure the site continues to attract people and not become a monolith.

The question though with developing along Davies Avenue is what to do with Hayman Park opposite the sites?

Picture 51: M Central mixed use tower




The pictures on this and the next page were taken at Hayman Park in Manukau in 2013. They are sourced from:

https://voakl.net/2013/11/12/manukaus-21st-century-development/

https://voakl.net/2013/11/12/manukaus-21st-century-development/

https://voakl.net/2013/11/06/looking-at-developing-a-21st-century-auckland-series-drawing-up-next-post/2013-11-02-17-29-59/




Hayman Park needs some $20m of investment to make it a people friendly large park that is safe to walk through both night and day. As I see it this needs to be done first before any development can occur across the road at 2 and 14 Davies Avenue if we want maximum bang for our buck out of those developments. Remembering the reason for going for the open spaces first is two-fold:





…..

Source: #TransformManukau – Missing the Human Element. Part 8 of the Manukau City Centre – The Transform Series

Bringing Hayman Park up to standard expected of a large Metropolitan Centre (and also allowing it more capable in holding events often) would certainly go the distance in both increasing the amenity for existing users while making development more attractive and enticing to new residents and workers.

Davis Avenue has the potential to become a people’s main street with high quality mixed developments on one side and a high quality large park for informal recreation on the other. If pulled off right and achieving the goals of ‘improving the quality of life’ and ‘increasing economic participation’ it would encourage (making it easier) for continued redevelopment across other areas of #TransformManukau.




In the next post I go to the south-east and look at the car sewer that is Manukau Station Road. What can be done about it as part of Transform Manukau?

If you have any ideas or thoughts on what could go in for Transform Manukau leave a comment below. They do get picked up on and if good get forwarded to places like Panuku.

Picture 52: Manukau indicative staging. Source: Panuku Development Auckland




#TransformManukau – Manukau Station Road. Part 10 of the


Southern main corridor needs humanising

With Davies Avenue covered (see: #TransformManukau – The Davies Avenue Axis. Part 9 of the Manukau City Centre – The Transform Series) as a premier boulevard I swing to the southern end of Manukau City Centre and look at the primary southern east-west axis that is Manukau Station Road.Manukau development sites

You can see Manukau Station Road there along the southern east-west axis as it connects between Lambie Drive and the Great South Road. Manukau Station Road was once Wiri Station Road and State Highway 20 until the Southern Western Motorway was built causing a rejig in the area. The rejig means we are left a four-lane 60km/h road with a wide green median strip that is a dehumanising experience designed for cars despite the people anchors in the area.

Picture 53: Land owned by Auckland Council

https://voakl.net/2016/05/17/transformmanukau-manukau-station-road-part-10-of-the-manukau-city-centre-the-transform-series/





https://voakl.net/2015/06/15/8-12-hectares-of-council-land-in-manukau-being-land-banked-auckland2016/manukau-development-sites/



By people anchors (things that attract large amounts of people):

MIT and the Manukau Station

Manukau Bus Station (from 2017)

Police HQ

Courts

Civic Building

Rainbows End

Mall

Large medical centre



So what to do about Manukau Station Road?

Manukau Station Road is to form main public transit route in and out with 500 bus movements a day going to and from the Manukau Interchange as well as most likely serving as the Light Rail corridor between Botany and the Airport in the future.

Picture 54 My version of the proposed Botany Line

https://voakl.net/2013/12/10/the-botany-line-sky-train/botany-sky-train-line-revised-manukau-loop/



The bus and later Light Rail movements need to be taken into account before we do any humanising of Manukau Station Road unless we want more disconnection that Manukau already suffers from.

First up would be to drop the speed limit from 60km/h to 40km/h along Manukau Station Road so that the road is not encouraging as a rat run for cars trying to get to the Southern Motorway. Next on the list is 24/7 bus lanes with traffic signal priority for the buses to allow the buses servicing the bus station easy and efficient access along the transit corridor unless you want to sit in general traffic for 20 minutes in the evening rush hour. After that it would be time to humanise the intersections through installing Barnes Dance pedestrian signal phases (all four corners cross at once) while removing all slip lanes that are hazard to people. Installing separated cycle ways would also be a good idea as well as getting a designation put down for the eventual Botany Line.

Note: the Light Rail would be elevated not at ground level

https://voakl.net/2014/02/08/playing-around-with-street-mix/manukau-station-road-1/



Picture 55: Manukau Mall Station and the Manukau Metro Town Centre (looking from Manukau Mall back towards Rainbows End). Reference for the Sketch Up Pocket Park: http://land8.com/photo/athens-urban-park-exparking/next?context=user

http://land8.com/photo/athens-urban-park-exparking/next?context=user



Picture 56: Manukau Mall Station and the Manukau Metro Town Centre (looking West to East) Reference for the Sketch Up Pocket Park: http://land8.com/photo/athens-urban-park-exparking/next?context=user





Picture 57: Manukau Mall Station and the Manukau Metro Town Centre Reference for the Sketch Up Pocket Park: http://land8.com/photo/athens-urban-park-exparking/next?context=user





Picture 58: Manukau Mall Station and the Sky Train Line Reference for the Sketch Up Pocket Park: http://land8.com/photo/athens-urban-park-exparking/next?context=user




Picture 59: Manukau Southern End 3.1 Money shot with blank lot 59



Granted the above is all physical infrastructure projects but they are needed to lay the foundation to new developments on Manukau Station Road while restoring that human element on the former State Highway.

Those new developments along Manukau Station Road would include Te Papa North, retail and commercial service, commercial office and housing. Again like Davies Avenue I prefer the developments to be mixed use (retail on the bottom, office in the middle and residential on the top) to get maximum use from the land while discouraging vertical sprawl that can happen in single use towers.

Finally Manukau Station Road also contains most of the vacant land in Manukau City Centre meaning getting larger scale developments off the ground (once the road is humanised) would be easier to achieve (even than Davies Avenue given Auckland Transport own the land there needed for development). That said Davies Avenue would still go first given it is a prime candidate to be a premier Boulevard (Ronwood Avenue is another candidate as a long-term project) but Manukau Station Road would be next off the rank (if not done at the same time if we are ambitious).

In the next Transform Manukau series post I swing east and north to the Great South Road and Ronwood Avenue. After that I swing south to the residential areas of Manukau/Wiri and Rata Vines.



#TransformManukau – Ronwood Avenue. Part 11 of the Manukau

City Centre – The Transform Series Written by Ben Ross - Talking Auckland

Opportunities for a “Main Street”

With Davies Avenue as the premier street and Manukau Station Road as the main east-west mass transit corridor the Transform Manukau Series swings back north to Ronwood Avenue that runs east west right through the heart of Manukau City Centre.

Ronwood Avenue is like Manukau Station road in that it is a wide road corridor with a large centre green median. Although Ronwood Avenue has on-street parking and a lower speed limit it like Manukau Station Road is a bus corridor as buses to and from the north use portions of the road. So again when looking at upgrading Ronwood Avenue the mass transit aspect needs to be taken into account.

https://voakl.net/2016/05/18/transformmanukau-ronwood-avenue-part-11-of-the-manukau-city-centre-the-transform-series/

https://voakl.net/2016/05/18/transformmanukau-ronwood-avenue-part-11-of-the-manukau-city-centre-the-transform-series/




Picture 60: Manukau Unitary Plan 081 Super Metro Zone

https://voakl.net/2016/02/09/unitaryplan-rezoning-evidence-upscaling-manukau-and-surrounds/manukau-unitary-plan-081-super-metro/



Ronwood Avenue presents the opportunity of becoming a “main street” which Manukau City Centre lacks. By Main Street I mean a transit and people corridor that links the mall in the east and the Supa Centre in the west. Ronwood Avenue has a mixture of retail, cafes, offices and apartments although it has the mall car park structure which is not very friendly looking at all. So the potential for intensification is there even with Ronwood Avenue on the long-term side of Panuku’s Transform agenda.

Looking at the above map Panuku have made from Ronwood Avenue to Ryan Place the Ronwood sector and is one of the two long-term areas for Manukau. Long term being as the areas either sit on long-term leases with Council (Rainbows End) or the area is mainly private land holdings. That said upgrading Ronwood Avenue to encourage urban renewal by the private sector I would put in the same category as the “Central Heart” (Davies Avenue and Manukau Station Road (west end)).

Picture 61: Picture 58: Manukau Indicative staging. Source: Panuku Development Auckland




Possible Ronwood Avenue street mix?

Picture 62: Ronwood Avenue heading towards Lambie Drive



Picture 63: Ronwood/Davis Avenues Intersection – so much redevelopment potential



Basically with Ronwood Avenue upgrades you are narrowing the centre median to allow separated cycleways and dedicated bus lanes. On street parking (which is all day at the moment and would be dropped to 120min paid parking) would remain on the north side with parklets sprinkled along the way. The speed limit would also be dropped to 30km/h given Ronwood Avenue is or would become a main street rather than a traffic thoroughfare.

As for the car parking structure at Westfield the best solution is to allow trees to grow along the edge to soften the look of that parking structure.



What about the urban renewal?

Given most of the land on Ronwood Avenue is privately held the main objective for Panuku to humanise the area falls to the streetscape upgrade of Ronwood Avenue (into that main street). Once the streetscape is upgraded the incentive from the private land owners to start urban renewal would present itself. This is remembering the upgraded streetscape is providing the renewed attraction to the area of existing users as well as attracting new users to the area (through improving quality of life by walking and cycling being more attractive and in the same regard increasing economic participation that walkers and cyclists give over cars who just pass through) making private sector renewals viable/economical.

I have walked many a times down Ronwood Avenue and the potential to humanise the area into a people’s’ main street is certainly there. What is needed is that streetscape to happen at the same time the Davies Avenue developments being given Ronwood is a main east-west connection between two major anchors (the mall and the Supa Centre). Again once the streetscape is upgraded the private sector should naturally follow in their renewals especially with Davies Avenue showing the potential of Manukau City Centre.

When humanising Manukau City Centre to improve both the quality of life and increase economic participation (so the human element of urban design) it is not necessarily all public works led development (being Panuku is the main lead in a mixed use development like Davies Avenue). Private sector renewal that improves that quality of life and increase economic participation of Manukau and the South is also (or rather should be) important as well. And if a streetscape upgrade like to Ronwood Avenue can trigger that private sector renewal then Panuku should be focusing on this as well as their public works led projects in Davies Avenue.



Residential renewal in Manukau

In the next Transform Manukau post I go south again to the residential areas of Manukau and Rata Vines. Both these areas are low density Housing New Zealand (or ex Housing NZ) residential stock that sit on major transport corridors and are in close proximity to Manukau City Centre and Wiri industrial complex. I will also look at the Barrowcliffe and Manukau Special Housing Area as well given they are both on the short-term agenda of Transform Manukau.





#TransformManukau – Housing. Part 12 of the Manukau City


Improving Housing in Manukau

When improving an existing residential area such as the residential area of Manukau (south of the Manukau City Centre) and Rata Vines the imperative to have the community in question in the front seat of that urban renewal is an absolute. As urban renewal in a residential area involves people, families and their lives one must be sensitive to their needs to minimise disruption to them. The opportunities though doing urban renewal in a residential area should not be ignored however especially when improving the quality of life to the residents remembering that such improvement to their quality of life does increase their economic participation.

https://voakl.net/2016/05/19/transformmanukau-housing-part-12-of-the-manukau-city-centre-the-transform-series/

https://voakl.net/2016/05/19/transformmanukau-housing-part-12-of-the-manukau-city-centre-the-transform-series/




Areas concerned:

Picture 65: Source: Panuku Development Auckland




Barrowcliffe and the SHA

Starting at the two short-term areas (Barrowcliffe and the Special Housing Area) there is opportunity for medium density residential and mixed use development that can influence urban renewal in the existing residential areas around them. Given the Barrowcliffe and SHA area are on blank land and close to major transport routes (public, active and the car) getting these high quality developments off the ground should be a straight forward exercise.

For more on the Manukau Special Housing Area see: New Special Housing Areas Announced Including One in Manukau #AKLPols

The location of Barrowcliffe so close to Manukau City Centre allows the opportunity to go for the full six-seven storeys allowed with the Additional Height overlay that can be applied to the Terraced Housing and Apartment Building Zone under the Proposed Auckland Unitary Plan. Anything lower than this is really short-changing both Manukau through missing the opportunity of critical mass of residents to a commercial area as well as increasing the stock of housing so needed in Auckland.

Existing residential areas

Conducting urban renewal in the existing residential areas is another challenge entirely for reasons I have mentioned earlier. But with the Unitary Plan very likely to have Manukau and Rata Vines upzoned to either Terraced Housing and Apartment or the Mixed Housing Urban zones (or even both) and most of the housing stock under Housing New Zealand care the opportunities to upgrade the housing stock to warm dry housing for existing residents while providing warm dry housing for new residents again can not be ignored.

But with any urban renewal in an existing residential area two things must be considered:

1. Community is in the front seat driving the renewal. They know the area thus know what the area needs especially when intensification is under way.

2. Existing residents have first right in choice in the renewal area when their existing housing is replaced with upgraded housing before new residents

https://voakl.net/2015/08/28/new-special-housing-areas-announced-including-one-in-manukau-aklpols/



Number two is probably something the Tamaki Redevelopment could have done better if at all.

One also has to remember urban renewal in an existing residential area is more than sticking up some terraced housing and apartments and going here is your new home. There is the wider environment including the physical streetscape and the communities themselves.

Building wide roads that basically become traffic sewers is the fastest way of isolating the community of interacting with each other. Narrow low-speed streets where the people are put as priority over the car extend the “front yard” of a residential dwelling and can act as social points for the residents. The narrow low-speed streets becoming those extended front yards would also complement existing and new parks that act as green lungs to the intensified area.

Picture 66: Picture 63: Trees, greater pollution absorbers



Picture 67: Lane ways in low density areas



Picture 68: Tree lined streets



Picture 69: Lane way in a high density residential area



Picture 70: Parks connecting residential and commercial areas



The above (previous picture) are the latest developments (ironically called Manukau) in Neo Layton City (Cities Skylines) and can provide a virtual demonstration of how streetscapes and parks can extend the reach of a residential area (that virtual front yard). The speed limit for the lane ways is 30km/h while the tree-lined streets is 40km/h. So you can see even in Cities Skylines you have the humanising aspects of the streetscape and transport system.

This is in comparison to this which is 60km/h and not very people friendly:

Picture 71: 6 lane arterial road with buslanes and parking



Picture 72: 6 lane arterial road with buslanes and parking. Oh and an overhead sign



That said you can try to humanise it as seen here by taking out the car parks and adding trees:

Picture 73: Road with trees and bus lanes



Also:

Follow

Jolisa Gracewood @nzdodo

When cities gentrify & intensify, social amenities cannot be an afterthought. Great perspective from Janet Charman: http://www.nzherald.co.nz/nz/news/article.cfm?c_id=1&objectid=11640752 … 9:26 AM - 19 May 2016

Janet Charman: Avondale needs a good use of its last prime site

I live in the go-to suburb for

nzherald.co.nz

https://twitter.com/nzdodo



https://t.co/cIS8IA24DL

https://twitter.com/nzdodo/status/733046124148195330










Hence the primary reason the Transform Manukau series is being told with the largest urban renewal project in Auckland (600 hectares). Social amenities cannot be an afterthought like they have been. The human element or rather the Human Geography factor. We are community building and/or enhancing here. Transform Manukau led by Panuku is more than just sticking up new developments (in which new warm dry housing so the residents do not get sick and lose out on education and work participation is good) but building that human element of the South. Yes physical geography elements of streetscapes can deeply influence how the human geography elements pan out. But unless we understand the human element first – that is the people in the driving set driving the implementation of Transform Manukau everything else becomes moot to the point being a complete waste of people’s time and money.

Thus in the next Transform Manukau series post next week I go back to the sit down I had with Panuku Development Auckland and look at the sense of identity attached to Manukau City Centre and what it means to Southern Auckland.

In the meantime any thoughts on how Transform Manukau could be done to improve the quality of life and increase economic participation leave them in the comment box below.



#TransformManukau – Our Identity. Part 13 of the Manukau City


Also Panuku have a competition for you

The writing of identity with Manukau City Centre comes perfectly in line with Panuku running a competition on what they call ‘The Face of Manukau.’

From itsNoon:

What is the face of Manukau?

#Call launched by panuku_development_auckland

https://voakl.net/2016/05/23/transformmanukau-our-identity-part-13-of-the-manukau-city-centre-the-transform-series/



https://www.itsnoon.nz/profile/panuku_development_auckland



Manukau is unlike any other place in New Zealand. With a strong Maori heritage, its position as the world’s Pasifika hub, and its creative and economic potential – it should be the thriving heart and soul of the south.

Over the next 20 years, Manukau’s metropolitan centre will be transformed.

There is genuine desire to create a vibrant, family-friendly centre that reflects and celebrates south Auckland’s diverse cultures.

Panuku Development Auckland wants your help as it builds the Manukau story – what’s important to you, what would you love about the place, what is it missing like to see/do in the town centre. What is the face of Manukau?

It might be a place, or a face. It could be a sound, a saying, a song or a culture.

Post your ideas by uploading videos, song, text, illustration or whatever it might be, and tell us… what is the face of Manukau?

If selected your work could feature in documents to promote Manukau’s transformation or help inspire the design of buildings and spaces.

There is $5000 to share among participants.

Description of the remuneration

7 selections will receive $500 each.

Extra support will be distributed out.

Every upload gets $5



Curatorship criteria

1. Appropriateness of response to the theme and specifications of the call/question

2. Quality of Response: originality, creativity, impact and technical feasibility

3. Originality of Response: whether the creative response is original, or you have the right to use elements that you have copied /

borrowed.

4. Diversity of Perspective: we want to represent the diversity of Manukau (gender, ethnicity, cultural background, language and points

of view).

5. Use of material: If selected, Panuku Development Auckland will contact the artist to discuss usage, but reserves the right to use any

material to promote the Transform Manukau project and agrees to publish a credit to its creator.

Dates

Launched on: 12/05/2016

Deadline: 1 July 2016

…….

Source: https://www.itsnoon.nz/call/19

I have sent up two pieces of concept work already both around The Face of Manukau (so identity) and The Meeting Place (economic participation and quality of life) for Panuku to consider as part of their competition they have going.

https://www.itsnoon.nz/call/19



The first one was around a site specific for Manukau: The Meeting Place of the South:

https://voakl.net/2016/05/23/transformmanukau-our-identity-part-13-of-the-manukau-city-centre-the-transform-series/manukau-face-of-the-future-2/



The short description:

Manukau: Now, Plan and Future

The Face of the Future with Manukau, what will it be as The Heart and Soul of the South.

From a Centre dominated by cars to a Centre where people can meet, live, work and play. All connected by rapid transit systems of bus and

rail (heavy and light).

Let’s make better use of land in Manukau and make Manukau The Meeting Place of the South.

(Sketchup rendering is of a mixed use commercial/residential development over the top of the current surface car parks at the Westfield Mall

Manukau (parking is under ground)).

Reference for the Sketch Up Pocket Park:http://land8.com/photo/athens-urban-park-exparking/next?context=user

……..

So using the above as a way of improving the quality of life in the South through increased economic participation in this case driven by development and mass transit investment.

https://www.itsnoon.nz/Reference%20for%20the%20Sketch%20Up%20Pocket%20Park:%20http:/land8.com/photo/athens-urban-park-exparking/next?context=user



The second one looks at the many faces of the South coming together:

Picture 74: Manukau: The Meeting Place of the South




Manukau: The Meeting Place of the South

Manukau City Centre, the heart and soul of the South.

Manukau is where the many faces meet, live, work, play and learn.

Manukau is the beacon in improving the quality of life thus increasing the economic participation of the people of the South.

Let Manukau with the many faces of the future come together in driving those improvements and participations.

Attribution of middle photo: Jobfest 2015, MIT – Manukau. Auckland Council.

………

That concept art gelling together everything that gives the identity the South would attach to its soul and heart – Manukau City Centre.

But as the second concept art showed: “Manukau has a story to tell and we all need to be part of that story.”

So tell me and tell Panuku who keep an eye on the blog your story of; what is the face of Manukau and what is the identity you might attach to it.



#TransformManukau – Establishing New Meeting Places. Part 14 of

the Manukau City Centre – The Transform Series Written by Ben Ross - Talking Auckland

The Meeting Place of the South needs new meeting places

Manukau: The Meeting Place of the South is the line I came up with to run along side Panuku Development Auckland’s Manukau: The Heart and Soul of The South as seen here: #TransformManukau – Our Identity. Part 13 of the Manukau City Centre – The Transform Series. Well at the moment Manukau is more a meeting place for parked cars than a meeting place for people. Not exactly helpful in improving the quality of life and economic participation of the people now is it?

https://voakl.net/2016/05/26/transformmanukau-establishing-new-meeting-places-part-14-of-the-manukau-city-centre-the-transform-series/

https://voakl.net/2016/05/26/transformmanukau-establishing-new-meeting-places-part-14-of-the-manukau-city-centre-the-transform-series/






Manukau: The




So what to do?

We leverage what existing assets we do have in Manukau City Centre as well as build some new ones over assets that are not really viable to a large Metropolitan Centre such as Manukau.

Hayman Park has a $20m upgrade according to the Otara-Papatoetoe Local Board Area Plan so all that needs is the committed funding to get that upgrade under way. So with Hayman Park taken care of we look back to our potential urban developments to encourage and foster meeting places inside Manukau City Centre.

Thus I turn my attention to the Westfield Mall and, Lot 59 car parks currently owned by Auckland Council via Panuku.



A Town Hall




Two things Manukau City Centre lack is a Town Hall and a Town Centre to act as civic anchors to the large Metropolitan Centre. Two things we can build over existing surface car parks; a Town Centre and a ‘Town hall. Actually you can probably two Town Centres in Manukau City Centre with one at the southern end and one at the northern end. But in any case Manukau lacks and needs a Town Hall and a Town Centre to act as civic meeting places in and for Manukau City Centre.

The Town Hall would be on the surplus Lot 59 land next to where the Manukau Bus Interchange is going. As I was writing this I was also thinking that the Town Hall would also incorporate a Marae ((The marae (meeting grounds) is the focal point of Māori communities throughout New Zealand)(Marae – Māori meeting grounds | New Zealand)) given Southern Auckland has a very large Maori (and other ethnic) population. The Town Hall would serve a medium-sized community space when the Vodafone Events Centre is too large and/or expensive and also home to the Otara-Papatoetoe Local Board. The existing Civic Building would be left for the bureaucracy just as we have in the City Centre with Town Hall and The Tower (135 Albert Street).

The Town Hall could also as well as holding a Marae complex could house Te Papa North as well making the entire area the Civic Meeting Place of the South. To me placing Te Papa North as part of the Town Hall/Marae complex makes more sense than consuming more of Hayman Park which we need as the green lung of Manukau City Centre.

As you can see in the above picture The Civic Meeting Place (Town Hall, Marae and Te Papa North) sits right in the hub of all things transport including the heavy rail station, the soon to be bus station, road connections and somewhere down the line a light rail connection to the Airport and Botany. Also MIT would be right next door as well expanding the complex to include all things education.

http://www.newzealand.com/int/feature/marae-maori-meeting-grounds/



Town Centre

As for a Town Centre well I can find a few surface car parks that need to be built over in Manukau. Initially I chose the southern car parking lot at Westfield Mall given the land is owned by the Council.

Picture 76: Manukau Southern End 3.1 Money shot with blank lot 59. Reference for the Sketch Up Pocket Park: http://land8.com/photo/athens-urban-park-exparking/next?context=user


https://voakl.net/2016/05/26/transformmanukau-establishing-new-meeting-places-part-14-of-the-manukau-city-centre-the-transform-series/manukau-southern-end-3-1-money-shot-with-blank-lot-59-2/



The development is mixed use with commercial retail, office and hospitality, residential and open space with car parking under the complex. Further to the east the surface car park that is in front of the Countdown section of the mall is replaced with an open park to expand the needed green spaces in an intensified Manukau City Centre. No the mall does not lose any car parks as the existing lot go underground with the mall reworked to allow their entrances to connect to these parks.

The Town Centre with his centre circle acts as the urban meeting place for Manukau that is not a mall. The Town Centre with its centre circle and open park is also near the Manukau Bus and Train Stations with a future Light Rail Station right opposite it. So transit connections would not be an issue.

I have considered Panuku’s position of selling the car park land back to Scentre/Westfield as is listed in the High Level Project Plan. This would bear no hindrance as any sale should attach strict conditions to allow such a Town Centre complex to be built which would become part of the mall complex any way. Scentre would just need to be a tad proactive in allowing mixed use developments and open spaces which would drive more customers to its facility – the largest in its Auckland portfolio in terms of retailers (199 (Sylvia Park has 207)).

The Town Hall Civic Complex and the Town Centre complex would be the southern Meeting Places of the South for Manukau City Centre. In the next post I swing back north again and look at AUT Manukau and the surrounding area and how to get that into the northern Meeting Places of the South for Manukau City Centre. Not going to be easy given the Cavendish Drive arterial and main flight path is in the area.



#TransformManukau – 600 Apartments on the way. Part 15 of the


First large scale redevelopment in Manukau within two years

Took a bit of time to confirm given Housing Minister Dr Nick Smith has been known to leave the convenient facts out (like he did last year with his Crown Surplus Land for Housing program) but in this case yes Dr Smith is correct in that the Crown has bought land of Auckland Council (through Panuku Development Auckland) to build 600 apartments in Manukau city Centre.

From the NZ Herald:

Deals signed off for 740 more Auckland homes

4:03 PM Monday May 23, 2016. Isaac Davison

The Government has signed off deals to build 740 homes on spare land in Auckland, some of which must be sold for “affordable” prices.

Housing Minister Nick Smith confirmed this afternoon that the Government had completed negotiations on three sites in Manukau, Mt Albert,

and Waterview.

The biggest development was a 1.85 hectare site at Manukau Station Road, where up to 600 apartments would be built. The land was bought off

the Auckland Council.

https://voakl.net/2016/05/30/transformmanukau-600-apartments-on-the-way-part-15-of-the-manukau-city-centre-the-transform-series/

https://voakl.net/2016/05/30/transformmanukau-600-apartments-on-the-way-part-15-of-the-manukau-city-centre-the-transform-series/


http://www.nzherald.co.nz/isaac-davison/news/headlines.cfm?a_id=586



A 0.91 hectare site on Great North Road in Waterview would fit another 80 new homes. It was previously owned by the New Zealand Transport

Agency (NZTA) and was leased to a boarding hostel.

The 0.47 hectare site in Mt Albert, on the corner of New North Road and Soljak Place, was bought from the NZTA and a private landowner and

will fit 60 townhouse apartments.

Ngā Mana Whenua o Tāmaki Makaurau Limited Partnership would be given first right of refusal on the Mt Albert site as part of the iwi’s Treaty

settlement.

Development agreements were expected to be signed off between August and the end of the year, and the first houses were expected to be built

on the sites within 18 months.

The developments which featured apartments were likely to take up to two years.

“This process is more complicated where there are tenants or multiple titles involving private land to make the optimum site for housing

development,” Dr Smith said.

A portion of the houses built on each site must be sold for an “affordable” price – around $600,000.

The policy to free up surplus Crown land for housing was one of the National-led Government’s major announcements in last year’s Budget,

and $52 million was allocated for the scheme.

……

Source and full article: http://www.nzherald.co.nz/nz/news/article.cfm?c_id=1&objectid=11643495

http://www.nzherald.co.nz/nz/news/article.cfm?c_id=1&objectid=11643495



The Manukau Station Road site is here:

Picture 78: Manukau City Centre and surrounds




And the close up:

Picture 79: Manukau housing site housing map close up

https://voakl.net/2015/06/08/exclusive-would-you-want-to-live-here-aklpols/manukau-housing-site-housing-map-close-up/



Given the site for the 600 apartments has the Heavy Industry Air Quality overlay from the Unitary Plan maps given the motorway, Lambie Drive and Wiri both sound proofing from noise and a green belt on the Lambie Drive and motorway sides would be needed to mitigate against that noise and air pollution situation. Manukau Station Road is also a very wide four lane 60km/h arterial that needs to go on a road diet bearing in mind there might be a Light Rail designation to sit over it as part of the Manukau to Airport leg of the Botany Line.

Still the 600 apartment site is opposite MIT and the Manukau Rail Station while the Manukau Bus Station is across the diagonal at intersection of Manukau Station and Wiri Station Roads, and Davies Avenue. So at least you would not have far to get to work or a public transport hub to either get to work or somewhere else in urban Auckland.

Now then what will the designs for these apartments be?



#TransformManukau – What to do with the North. Part 16 of the


Ronwood Avenue to Cavendish Drive sector proves challenging

Picture 80: Manukau indicative staging. Source: Panuku Development Auckland

https://voakl.net/2016/06/01/transformmanukau-what-to-do-with-the-north-part-16-of-the-manukau-city-centre-the-transform-series/

https://voakl.net/2016/06/01/transformmanukau-what-to-do-with-the-north-part-16-of-the-manukau-city-centre-the-transform-series/





The section of Manukau City Centre that spans from Ronwood Avenue up through Cavendish Drive and Ryan Place (otherwise known as Ronwood in the Panuku map) would be the more difficult area to redevelop as part of Transform Manukau. This is due to most of the land in the sector is in private ownership as well as stricter planning rules such as the flight path. Still despite the restrictions and Cavendish Drive being a main thoroughfare linking Botany and the Airport opportunities do present themselves for the private sector wanting to join the Transform Manukau program.

The southern flank of the Ronwood sector sits on Ronwood Avenue and was covered in an earlier post on turning Ronwood Avenue into a main street. Moving further north there have been plans for a lane way and medium density development along an access way that runs between The Warehouse and ASB and goes up through to between Pak n Save and the large box stores on Ronwood Avenue. That lane way could be another Fort Street in the

City Centre that is a shared space with a mix of restaurants, commercial outlets and

Picture 81: Fort Street Shared Space recently completed Stage II

https://voakl.net/2013/11/20/coming-up-the-fort-street-revamp/2013-11-20-11-42-29/



either office or apartments above. Given the Ronwood sector is a long-term project such a lane way project could be done after the Central Heart and Westfield areas are done so as not to spread resources and customers too thin until Manukau has re-established itself as a thriving second City Centre (or large Metropolitan Centre).

Moving further north we face the High Airport Noise Area from the flight path restricting most residential developments unless serious sound proofing is done. Cavendish Drive is also a main arterial so again that restricts apartments as well due to pollution levels. But that does not stop large format retail and other outlet type stores re-establishing themselves in the area. Office space could establish themselves in the area as well. But the connections for pedestrians and cyclists certainly need to be better in the area to link it up with other areas of Manukau City Centre. This is especially between Sharkey Street and the Great South Road area of the Ronwood sector (so right half) which has a high pedestrian count owing to AUT at one end, the mall and public transport interchange at the other. The area also has a high number of food outlets as well as the Pak n Save which attract a lot of pedestrians.





Lack of Hospitality

South Auckland does lack causal and fine dining establishments to serve its population of 500,000. So while we can establish a hospitality scene along Amersham Way where existing eateries are (fast food is located along the Great South Road between Ronwood Avenue and Cavendish Drive) further establishments of other hospitality scenes to serve a population of 900,000 by 2042 will be needed. Cue the Ronwood lane way that would connect up to the fast food outlets on the Great South Road.

The lane way would be developed through the life of Transform Manukau as Manukau itself continues to re-establish itself. The idea is to slowly bring in new hospitality establishments as the population base grows in Manukau rather than a big surge at the beginning effectively signing their death warrant from go.

As you can also see the lane way with its extensions stitch up the different areas of Manukau from Ronwood Avenue (the main street), the mall, Davies Avenue, the Supa Centre, Hayman Park and Cavendish Drive.

Picture 83: Ronwood Avenue lane way. Dashed lines = extensions

https://voakl.net/?attachment_id=13758



Again as noted above the Ronwood sector is in the long-term plans given most of the land is privately held. But that should not us line up master planning to allow the development of the Ronwood lane way and associated redevelopments around it as the southern end of Transform Manukau begins and begins to attract new people to the area. We are short on causal and fine dining here in the South and the Ronwood lane way could very well fill that spot.

What do you think?



#TransformManukau – North/South Axis Connecting Manukau.

Part 17 of the Manukau City Centre – The Transform Series Written by Ben Ross - Talking Auckland

Great South Road and Lambie Drive Axis need humanising

In the past the thinking on doing urban renewal in Manukau has been focused on the east-west transport axis of: Cavendish Drive, Ronwood Avenue and Manukau Station Road. With Transform Manukau under the stewardship of Panuku Development Auckland the focus has turned to the four north-south axis of: Great South Road, Lambie Drive/Druces Road, Osterley Way, and Davies Avenue.

https://voakl.net/2016/06/13/transformmanukau-northsouth-axis-connecting-manukau-part-17-of-the-manukau-city-centre-the-transform-series/

https://voakl.net/2016/06/13/transformmanukau-northsouth-axis-connecting-manukau-part-17-of-the-manukau-city-centre-the-transform-series/




Picture 84: Manukau City Centre Public Domain Manual

https://voakl.net/2016/01/23/government-again-lags-while-council-actually-gets-stuff-done-aklpols/mcc-public-domain-manual-page-9/



Picture 85: Manukau City Centre Public Domain Manual

https://voakl.net/2016/01/23/government-again-lags-while-council-actually-gets-stuff-done-aklpols/mcc-public-domain-manual-page-8/



Given most of Manukau City Centre’s population catchment come from a north-south direction focusing on a north-south axis development point would be a more logical place to start. Lambie Drive, Druces Road, and the Great South Road (all arterials) connect Manukau City Centre to their immediate north-south residential surrounds while forming two sides of the approximate border to Manukau City Centre itself. Davis Avenue (and the first part of Wiri Station Road as far as the intersection with Lambie Drive) form one of two north-south axis that go through the core of Manukau City Centre. The second core axis is the Sharkey Street, Osterley Way and Barrowcliffe Place that links up the residential area of Manukau/Wiri to the core of Manukau City Centre right up to the northern east-west axis of Cavendish Drive.



The Four North-South Axis points of Manukau

The Great South Road is the main north-south axis as well as arterial connecting Manukau to most of Southern Auckland ( as well into the central Isthmus in the north and the northern Waikato in the south). While State Highway One (the Southern Motorway) is the main regional arterial the Great South Road serves as a local arterial for local trips going north and south through Southern Auckland (it is often quicker for me to go from Papakura to Manukau on the Great South Road than the Great Southern Parking lot that is the motorway). The Great South Road also has history behind it (that should be more recognised) as seen here: Stuart’s 100 #18 A Great South Rd?

Given the Great South Road’s prominence and history with Southern Auckland this main north-south axis for Manukau could do with both a road-diet and some humanising treatment especially as it is the main spine connecting AUT in the north, the mall and Rainbows’ End in the middle, and the Events Centre/Wero Park in the south of Manukau. 24/7 bus lanes, off road cycle ways, pedestrian priority measures crossing the roads, street trees and way finding measures are just some of the things the Great South Road in Manukau could have. In time the Te Irirangi Drvie to Manukau Station Road section of the Great South Road might have the elevated Botany Line running above it allowing a rapid mass transit connection to Botany and the Airport via Manukau itself. A “memorial” park at the corner of Great South Road and Manukau Station Road could also be built as a history

lesson on the Great South Road as well.

Picture 86: Source - The Urbanist

http://transportblog.co.nz/2014/09/02/stuarts-100-18-a-great-south-rd/

http://transportblog.co.nz/2014/09/02/stuarts-100-18-a-great-south-rd/



Lambie Drive/Druces Road forms the western north-south axis connecting Manukau to the surrounding areas in Southern Auckland. This particular axis has the famous Manukau wide green median special with either a single or two lanes either side of it. The treatment for this particular axis is similar to the Great South Road with bus lanes, cycle ways, pedestrian priority measures and way finding devices. Druces Road further south is in serious need of a road diet. I am sure you can get a two lane road with bus and cycle lanes on one side of that massive road leaving the other to be some kind of green boulevard connecting the residential areas to Manukau City Centre.

The Davies Avenue axis I have already covered here: #TransformManukau – The Davies Avenue Axis. Part 9 of the Manukau City Centre – The Transform Series.

The Sharkey Street, Osterley Way, Barrowcliffe Place north-south axis connects the residential area to the south and the general commercial in the north to the core of Manukau City Centre in the middle. Osterley Way also runs past the eastern flank of the Manukau Bus Interchange and the western flank of the mall. This particular axis given it is a high pedestrian area due to the civic infrastructure along the axis is a prime candidate for some humanising treatment such as:

Reducing the speed limit along the particular axis to 30km/h

Shared spaces along Osterley Way

Greenscaping

Way finding devices

Picture 87: Source - Panuku Development Auckland






Panuku focusing on the three main north-south axis through Manukau City Centre is a good idea especially as starters for the Transform Manukau program (the Davies Avenue axis). All three axis provide connections both through and to/from Manukau itself. In working on the axis though we have to remember:

Streets versed Roads: Why Engineers Should Not Design Them But People Should

How to Use OUR Street Space Efficiently While Being Pro-People?

The idea is to improve the quality of life and the economic participation of those in the south through Transform Manukau. humanising the streetscapes that act as retainers to existing residents, business and visitors as well as an attractor to new ones. If we are making great efforts in humanising the City Centre then I am sure we can make those same efforts in humanising Manukau City Centre for a car-centric place to a people-centric place!

Picture 88: Picture 85: Source - Panuku Development Auckland

https://voakl.net/2016/05/24/streets-versed-roads-why-engineers-should-not-design-them-but-people-should/

https://voakl.net/2016/05/31/how-to-use-our-street-space-efficiently-while-being-pro-people/



Picture 89: Concepts of the Milford apartments as part of a mixed use development. Source: Transport Blog

Picture 90: 6 lane arterial road with buslanes and parking



Retrofitting Suburbia: Is It Worth It? What to do about Big

Box Retail Written by Ben Ross - Talking Auckland

All about the rules

Over in the United States @StrongTowns asked is it possible and/or worthwhile to retrofit suburbia or should we just abandon underused suburban places. They also asked what to do with Big Box stores (large format retail in the Proposed Auckland Unitary Plan) in retrofitting them out for future use.

Strong Town will run a series over at their site http://www.strongtowns.org/ site this week. I submitted an entry based on the Auckland experience with those two questions asked above although it did not make it through final selections with good solid competition.

None-the-less I will publish the short essay below for your reading.

https://voakl.net/2016/07/18/retrofitting-suburbia-is-it-worth-it-what-to-do-about-big-box-retail/

https://voakl.net/2016/07/18/retrofitting-suburbia-is-it-worth-it-what-to-do-about-big-box-retail/


https://twitter.com/StrongTowns

http://www.strongtowns.org/



Retrofitting Suburbia; is it worth it and how do we go about reformatting large format retail?

Those very questions my home city of Auckland have been coming to grapple with as we face an acute housing shortage on the back of booming population growth and land values fetching a decent premium. Auckland Council through its Auckland Plan and Proposed Auckland Unitary Plan has an objective that between 60-70% of the 400,000 new homes to be built by 2042 must be in existing urban areas with the rest (up to 160,000) in Greenfield areas north and south of the city. So where to put up to 280,000 new homes inside the existing urban area?

Amalgamating sites to take benefit of the upcoming new rules (the Unitary Plan) around density restrictions being waivered takes time and resources before the resource consents are filed and the sod turned to build a new set of residential dwellings. Attention thus turns to the vacant land (often owned by Auckland Council or the State (Crown held land)) or underutilised land (so Big Box Retail sites) where lot sizes are large and little perquisite work like demolishing existing structures is required.

Cue two suburban areas in South Auckland known as Manukau and Manukau City Centre that has large tracts of both blank land and underutilised land in the heart of the South Auckland urban area (For clarification Manukau consists of the residential areas to the south of Manukau City Centre which was the commercial heart of South Auckland (Auckland as a region had its main City Centre further north)).

Picture 91: Picture 88: Manukau City Centre and surrounds

http://www.aucklandcouncil.govt.nz/EN/Pages/default.aspx



http://www.aucklandcouncil.govt.nz/EN/planspoliciesprojects/plansstrategies/unitaryplan/Pages/home.aspx




The idea behind Manukau and Manukau City Centre was to decentralise Auckland in the 1960’s and 1970’s so that Auckland would have multiple centres connected by the then fledgling motorway system. The result as of 2016 would be a car centric minor city centre that has a lot of blank and underutilised land, a large mall and plenty of big format retail connected with bus and motorways connections and as of 2014 a rail connection to the Southern Line that runs trains to Britomart in the Auckland City Centre.

The dream of establishing a second City Centre with supporting residential areas around it never came to fruition for Manukau until now.

It could have been easy for Auckland Council and the New Zealand Government to abandon the under-used spaces in the Manukau area and focus more towards to main City Centre further north or Greenfield expansion further south. But after years of lobbying by the South Auckland community and its elected representatives in April 2016 the Auckland Council’s Auckland Development Committee chaired by Deputy Mayor Penny Hulse gave the green light to the largest urban renewal project (not related to a natural disaster like the 2011 Christchurch Earthquakes) in New Zealand.

Led by Auckland Council’s urban development arm Panuku Development Auckland, Panuku would be the stewards in overseeing 600ha of urban renewal across differing but underused urban topologies. The project would earn the nickname Transform Manukau and had eight goals to achieve in order to strengthen Manukau’s 20% or $70 billion contribution to the Auckland region’s economy.

http://www.panuku.co.nz/



https://voakl.files.wordpress.com/2016/05/scan0028.jpg



The map from the Auckland Council illustrating the extent of the Transform Manukau area:

Picture 93: Manukau Project area. Source: Panuku Development Auckland




The Transform Manukau area includes private, Council, and Crown owned land with residential, commercial, industrial, civic, recreational, and natural land uses.

The cost to Auckland Council and its Ratepayers will not be cheap either with $70m budgeted just to kick start Transform Manukau. This is also before any central Government contributions such as new or refreshed state housing on Crown owned land, or new infrastructure such as highway or rail extensions.

But the potential benefits to Manukau, Manukau City Centre, wider South Auckland and the entire Auckland region cannot ignored. Remember when I said up to 280,000 new homes had to be built in the existing urban area? Well already since Transform Manukau went live 3,000 new homes across a range of topologies (detached, duplexes, terraced housing, walk up apartments and mid-rise apartment blocks) are in various stages of planning and hopefully due to start construction next summer. Housing for older-persons is also in the mix in the southern area of Transform Manukau as well.

Once the Proposed Auckland Unitary Plan goes live in September certainty can be reached on what land owners can do with their land inside the Transform Manukau area. This brings me to the second part of how do we go about retrofitting large format retail.

Large format retail is predominate in Manukau City Centre and while it does have its uses its land use footprint is inefficient especially in a high density area like Manukau City Centre. So how do we go about retrofitting short of total demolition of the site?

Rules would be a start and simplest method to go about retrofitting big box stores for future use. If the zone rules allow for mixed use such as the Metropolitan Centre Zone[1] that sits over Manukau City Centre then the land owner with the big box store would (especially if land values are high or the area faces population pressures) do one of two things:

1. Divide up the big box store into several small retail form stores

2. Retrofit the structure of the big box store and build either offices or apartments on top of it flipping the building to mixed use

Either one of those two options are favourable as it means better utilisation of scarce land.

http://unitaryplan.aucklandcouncil.govt.nz/Pages/Plan/Book.aspx?exhibit=PAUPSept13

http://unitaryplan.aucklandcouncil.govt.nz/Pages/Plan/Book.aspx?exhibit=PAUPSept13



Thus the (proposed) rules and economic incentives (land values and public investment by Panuku) in Manukau have one land owner wanting to build residential apartments above their large format retail. For them they see economic benefit of mixed used rather than single use on their sites. For Auckland it is a win with further housing to come on stream, potentially more commercial space thus better land utilisation in the existing Manukau City Centre area.

Another way to go about retrofitting is offer tax incentives to the land owner to undertake retrofitting of the big box store. I am not in favour of public money being used this way especially if the rules and market place would allow retrofitting in the first place.

So ask yourself? Are your City zoning rules the biggest hindrance in allowing big box retail to format in an urban area needing or wanting to undergo urban renewal like Transform Manukau? If your rules are prohibitive rather than permissive then everything else you try is moot.

In concluding remarks: Is it possible to retrofit suburbia and underused spaces? Manukau would say yes it is possible. How do we go about retrofitting big box retail? Rules- go for the rules first and economics (including economics of public-led urban renewal) will do the rest.

[1] See: Part 2, Chapter D, 3 – Business Zones, 3.3 Metropolitan Centre zone

…………………

https://voakl.net/2016/07/18/retrofitting-suburbia-is-it-worth-it-what-to-do-about-big-box-retail/#_ftnref1



So in the Manukau case it is both possible and worthwhile to retrofit out the suburban space both in the suburban Manukau area and Manukau City Centre itself. As for big box retail the owners of the Manukau Supa Centre site want the zone flipped from General Business Zone to Metropolitan Centre Zone in the Proposed Auckland Unitary Plan?

Why?

Because the land owners DO want to reformat their big box retail to allow apartments above their retail stores at the ground level. Given the housing situation and the Centres-Plus policy of the Unitary Plan, allowing the Manukau Supa Centre owners to retrofit their large format retail to allow apartments above their retail stores would be extremely prudent. It is whether they convinced Judge Kirkpatrick and the Unitary Plan Hearings Panel to allow the area to be rezoned to Metropolitan Centre to allow the apartments to be built (Council

objected).

Picture 94: Manukau City Centre and surrounds zones in final Unitary Plan version



#TransformManukau Update – Exciting Times Ahead Written by Ben Ross - Talking Auckland

Exciting things on the way

While I am happy (even though the Super Metropolitan Centre concept is for now a no-go) with how the Recommended Unitary Plan had dealt its cards for Southern Auckland (see: Southern Auckland and the #UnitaryPlan Recommendations) (generally) that happiness is multiplied with what Panuku Development Auckland has lined up for Transform Manukau.

The details are still light as plans work their way through the processes but from what I have learned I can say as a staunch advocate for Manukau and Manukau City Centre things are definitely looking on the up.

Panuku are working their guts out in a very positive way to secure both some anchor projects (Te Papa North would be defined as one if the Government had placed a budget line to it (it has not)) as well as general applications to urban renewal in the 600ha Transform Manukau area. General applications being what most people have advocated for the last 5-10 years in renewing Manukau.

Panuku will release the plans in due time.

https://voakl.net/2016/07/28/transformmanukau-update-exciting-times-ahead/


https://voakl.net/2016/07/28/southern-auckland-and-the-unitaryplan-recommendations/



What will help Panuku and the South for Transform Manukau is the Recommendations in the Unitary Plan for the

South. Those recommendations being:

Manukau Metropolitan Centre Zone extended west to encompass the Manukau Supa Centre, Bunnings and Mitre 10 sites. This extension of the Metropolitan Centre Zone replacing the General Business Zone means the owners the land which is dominated by Large Format Retail can retrofit those sites to allow more commercial retail and offices as well as apartments over the top. Given the housing situation and demand for housing close to major amenities like transport and services that Manukau has to offer the extension of the Metro Zone is a good thing

Blank land on Barrowcliffe Place just south of Manukau City Centre has been up-zoned from the Mixed Housing Suburban zone to the Terraced Housing and Apartment zone meaning if demand warrants up to six storey apartments that are five minutes from Manukau Transport Interchange and seven minutes (these are walking times) Manukau Mall. Potential yield if maximum density is realised for the THAB area can be anywhere between 500-1,500 dwellings

The Rata Vines residential area in the south-east of the Transform Manukau area was up-zoned from Mixed Housing Suburban to Mixed Housing Urban. This mean up to three storey terraced houses or walk-up apartments can be built that is close to the Great South Road 33-route busses

Extra heavy industrial zone was applied to the west of Manukau. While not in the Panuku area itself it does give more employment opportunities than otherwise under Light Industry that would support the housing in the Transform Manukau area



Picture 95: Unitary Plan recommended Manukau

Watch this space as they say

https://voakl.net/2016/07/28/southern-auckland-and-the-unitaryplan-recommendations/unitary-plan-recommended-manukau/



Auckland’s Centre of Gravity Moving South? Part 18 of the

#TransformManukau Series Written by Ben Ross - Talking Auckland

Challenging Geography Question posed

On Tuesday I caught up with Panuku Development Auckland team that is working on the Transform Manukau Project to receive an update after I had filed a Local Government Official Information Act request seen here: LGOIMA on Airport Rail, and #TransformManukau With Council.

I cannot go into the answers that were given to the questions fully yet as Panuku have not cleared it for public distribution (happens early next year). That said I would like to send my thanks to Tim Watts and company for the meeting and the accompanying presentation. Very thorough and did answer the LGOIMA questions I had set out. My thanks to Panuku and look forward to the next update soon.


https://voakl.net/2016/09/08/aucklands-centre-of-gravity-moving-south-part-18-of-the-transformmanukau-series/

https://voakl.net/2016/09/08/aucklands-centre-of-gravity-moving-south-part-18-of-the-transformmanukau-series/


https://voakl.net/2016/08/29/lgoima-on-airport-rail-and-transformmanukau-with-council/

https://voakl.net/2016/08/29/lgoima-on-airport-rail-and-transformmanukau-with-council/




Centre of Gravity moving south

One question that Panuku had raised and I picked on was the Centre of Gravity moving south. Currently the centre of gravity (the core of main economic activity) for Auckland is the main City Centre. However, four of the five large heavy industrial complexes are in Southern Auckland – which generates a fair amount of economic activity that is only going to expand in the future. A compounding factor or rather factors is that the Southern Auckland industrial centres are expanding and will continue to do so while at the same time the South is facing high population growth. Now combine this with increasing growth in the Waikato and Tauranga (part of the Golden Triangle) and the question does get asked: “Will Auckland’s Centre of Gravity move south?”

Right now I cannot answer that question (not properly as a Geographer) and Panuku cannot either without some major studies (by Panukau, and myself as a Geographer either individually or as part of a wider research team). However, through the continuing work of Transform Manukau so far the question did present itself and will need to be look at very seriously.



Seriously as it has consequences to our planning and future investment dollars if the centre of gravity in Auckland does head to Southern Auckland and that shift is influenced by the Waikato and Bay of Plenty. If you were to ask me would the centre of gravity move south I would say yes. The reasons and geography behind however, is what I would need and would like to study.

Picture 98: Manukau Project area. Source: Panuku Development Auckland




Manukau Station Road Humanising Therapy #Part 19 of the


Turning a former State Highway into a human people space

Earlier in the Transform Manukau series I did comment and provide an alternative to Manukau Station Road (see: #TransformManukau – Manukau Station Road. Part 10 of the Manukau City Centre – The Transform Series).

Manukau Station Road is the old Wiri Station Road which use to be State Highway 20 to the airport until the South Western Motorway got built. Now that the motorway has taken over the SH20 duties what was a former arterial is now a wide four lane road through the southern end of Manukau that is extremely unfriendly to humans.

Picture 99: Manukau Station Road heading towards the Great South Road

https://voakl.net/2016/11/21/manukau-station-road-humanising-therapy-part-19-of-the-transformmanukau-series/

https://voakl.net/2016/11/21/manukau-station-road-humanising-therapy-part-19-of-the-transformmanukau-series/







With Auckland Transport looking at bringing light rail into Manukau on its way to the Airport in the near future as well as Transform Manukau now under way it would be a good time to have another look and Manukau Station Road.

Manukau Station Road links the following all together:

1. Manukau Mall

2. Council buildings

3. Rainbows End

4. Medical Centre

5. Police

6. Courts

7. Manukau Bus Station

8. Manukau Rail Station

9. MIT

10. Housing (coming soon)

Manukau Station Road is thus both an important transit link as well as an urban spine in the southern section of Manukau City Centre. Given the high amount of civic, commercial and entertainment facilities long this spine as well as it serving as a major bus transit route (and later light rail) humanising Manukau Station Road should be the second project off the rank after the Puhinui Stream rehabilitation. That does mean Manukau Station Road gets bumped ahead of the Davis Avenue axis which would be third off the rank instead of the current second.



But it comes back to do we link up existing areas first or start with areas first to either maintain current users or attract new users to Manukau (see: #TransformManukau – Missing the Human Element. Part 8 of the Manukau City Centre – The Transform Series).

An extract:




So what is the local stuff needed to humanise the Metropolitan Centre that is Manukau City Centre (and its surrounds)? Well a critical mass of a permanent population base (whether it be apartments in Manukau City Centre itself or terraced housing in the residential estates south of Manukau City Centre) would be a good start as that critical mass attracts commercial development (viability) and further investment from the public sector (Council and Government). The commercial development

(especially if things like bars, cafes, and small format Picture 100: From Hayman Park to Manukau City Centre. Could this be a cafe/bar/hospitality corridor for Manukau City Centre?





retail) would give people a reason to stay, linger, socialise, and attract more people to live and work in Manukau.








Picture 101: Roads and tram lines down, now for the lane ways, zones and parks




Large format retail form good regional anchors and have a place in

Manukau given Manukau is the regional hub for half a million

people. But the encouragement is also needed on small format retail

including hospitality to give the people inclusionary feel of a and in a

large Centre (Manukau can be rather isolating to a person or a

group of people). And to do this we need to understand both the

people already coming to Manukau like myself and those already in

Manukau like the businesses in order so that we can be good active

front seat drivers to Transform Manukau (rather than a passenger

steering out the window bored silly).

….

Full article: https://voakl.net/2016/05/12/transformmanukau-missing-the-human-element-part-7-of-the-manukau-city-centre-the-transform-series/

Picture 102: Hayman Park – underutilised potential in the heart of Manukau City Centre







The below tweet would help fulfilling the open space requirement (humanising the area) to maintain existing users while attracting new ones before going all out with residential and commercial developments:

View image on Twitter

jennifer keesmaat @jen_keesmaat Making the most of public space: the 60 km "car" street reconstructed as a 40 km "people" street.

HT @GlobalStreets 1:09 PM - 18 Nov 2016

https://twitter.com/jen_keesmaat/status/799404177877245952/photo/1

https://twitter.com/jen_keesmaat

https://twitter.com/GlobalStreets

https://twitter.com/jen_keesmaat/status/799404177877245952




What Keesmaat has tweeted above suits Manukau Station Road perfectly. The middle transit lines can be fitted either for current busses or later Light Rail (although that would be elevated) so there will not be issues there. For the rest it humanises Manukau Station Road and connects both sides of that spine especially as people traverse between the stations, the mall and Rainbows End.

Humanising Manukau Station Road seems a good step on the social and transit side for #TransformManukau.



Walkable and Transit Orientated Environments – They Attract

Jobs #Part 20 of the #TransformManukau Series Written by Ben Ross - Talking Auckland

Moving Manukau from a 9-5 economy to a full-time economy

To support the wider Southern Auckland population lifting itself socio-economically its population need to be able to access high quality, well-paying sources of employment. Creative industries (see definition) below would be one of those high quality, well-paying jobs that would boost Southern Auckland as well as wider Auckland.

From Wikipedia

The creative industries refers to a range of economic activities which are concerned with the generation or exploitation of knowledge and

information. They may variously also be referred to as the cultural industries (especially in Europe (Hesmondhalgh 2002, p. 14) or the creative

economy (Howkins 2001), and most recently they have been denominated as the Orange Economy in Latin America and the Caribbean

(Buitrago & Duque 2013).

Howkins’ creative economy comprises advertising, architecture, art, crafts, design, fashion, film, music, performing

arts, publishing, R&D, software, toys and games, TV and radio, and video games (Howkins 2001, pp. 88–117). Some scholars consider that

education industry, including public and private services, is forming a part of creative industry.[1] There remain, therefore, different definitions

of the sector (Hesmondhalgh 2002, p. 12)(DCMS 2006). Yet so far Howkins has not been internationally recognized.[citation needed]

The creative industries have been seen to become increasingly important to economic well-being, proponents suggesting that “human

creativity is the ultimate economic resource,” (Florida 2002, p. xiii) and that “the industries of the twenty-first century will depend increasingly

on the generation of knowledge through creativity and innovation” (Landry & Bianchini 1995, p. 4).

https://voakl.net/2017/01/13/walkable-and-transit-orientated-environments-they-attract-jobs-part-20-of-the-transformmanukau-series/



https://en.wikipedia.org/wiki/Cultural_industry

https://en.wikipedia.org/wiki/Creative_industries#CITEREFHesmondhalgh2002

https://en.wikipedia.org/wiki/Creative_industries#CITEREFHowkins2001

http://www.iadb.org/en/publications/publication-detail,7101.html?id=70896

https://en.wikipedia.org/wiki/Advertising

https://en.wikipedia.org/wiki/Architecture

https://en.wikipedia.org/wiki/Art

https://en.wikipedia.org/wiki/Crafts

https://en.wikipedia.org/wiki/Design

https://en.wikipedia.org/wiki/Fashion

https://en.wikipedia.org/wiki/Film_industry

https://en.wikipedia.org/wiki/Music_industry

https://en.wikipedia.org/wiki/Performing_arts

https://en.wikipedia.org/wiki/Performing_arts

https://en.wikipedia.org/wiki/Publishing

https://en.wikipedia.org/wiki/Research_and_development

https://en.wikipedia.org/wiki/Software

https://en.wikipedia.org/wiki/Toy

https://en.wikipedia.org/wiki/Game

https://en.wikipedia.org/wiki/Television

https://en.wikipedia.org/wiki/Radio

https://en.wikipedia.org/wiki/Video_game

https://en.wikipedia.org/wiki/Creative_industries#CITEREFHowkins2001

https://en.wikipedia.org/wiki/Creative_industries#cite_note-1

https://en.wikipedia.org/wiki/Creative_industries#CITEREFHesmondhalgh2002

https://en.wikipedia.org/wiki/Creative_industries#CITEREFDCMS2006

https://en.wikipedia.org/wiki/Wikipedia:Citation_needed

https://en.wikipedia.org/wiki/Human_creativity

https://en.wikipedia.org/wiki/Human_creativity

https://en.wikipedia.org/wiki/Creative_industries#CITEREFFlorida2002

https://en.wikipedia.org/wiki/Creative_industries#CITEREFLandryBianchini1995



…….

Source: https://en.wikipedia.org/wiki/Creative_industries

For Southern Auckland to attract creative industries we need a place for them to cluster (specifically around supporting infrastructure) in order that they enjoy agglomeration benefits. Fortunately we have such a place – Manukau City Centre as a starting point to attract these industries. We also have Wiri and East Tamaki nearby (and within easy reach) to support a creative cluster in Manukau if someone wanted to build a larger scale media studio or technology hub.

The question is how do we attractive such creative industries to Manukau?

The first and primary answer is through accessibility by transportation. That is how well would Manukau City Centre be connected to wider Auckland AND within itself for creative industries to be attracted (and stay). Manukau for wider connections is in a pretty good space with the New Bus Network, Manukau Station, the soon to be completed Manukau Bus Station, the motorway network and close proximity to the Airport. Within Manukau it is a bit of a different story with walking and cycling not that easy given the wide roads often set to 60km/h as well as poor pedestrian phasing of traffic lights. Large surface parking lots also do not do much for attracting pedestrians and cyclists either.

https://en.wikipedia.org/wiki/Creative_industries



Picture 103: Manukau Mall south car park

Panuku Development Auckland know that and (will be) is reflected in their High Level Project Plan for Transform Manukau due out in March.

https://voakl.files.wordpress.com/2016/12/007.jpg



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jennifer keesmaat

✔@jen_keesmaat

Making the most of public space: the 60 km "car" street reconstructed as a 40 km "people" street. HT @GlobalStreets 1:09 PM - 18 Nov 2016






https://twitter.com/GlobalStreets

https://twitter.com/jen_keesmaat/status/799404177877245952




Civic Plan though reinforces the point about walkability and transit orientated developments attracting the Creative Industry sector:

How Pedestrian and Transit-Oriented Environments Attract Creative Jobs

While it is understood that pedestrian friendly and transit-oriented environments are elements of good planning, they are also starting to be

understood as good business by the broader municipal decision-making community.

The US-based Progressive Policy Institute’s comprehensive study of American urban centres, called the Metropolitan New Economy Index,

looks at factors that attract knowledge workers in new economy sectors. The Index looks beyond typical quality of life factors, such as “high

culture,” to include elements like walkability, or how well workers and residents can navigate the urban environment, congregate and network,

on foot or by transit without the need for a vehicle.

This understanding hasn’t always been the case, as these elements were long seen as secondary to vehicular access in creating fertile economic

environments. However, with a more contemporary view of urban economies gaining traction, a central question is: what is the impact of a

walkable and transit accessible environment on jobs and economic development? Just as certain economic sectors require robust road and rail

links to make locations attractive for business, what is the relationship between a hive of economic activity and the level of walkability and

transit access?

Civicplan explored this issue with a particular focus on creative industries in the city of Hamilton. Why creative industries? From previous

research we have conducted, we know there is a high concentration of creative industries in the downtown core. We also know about the

significant growth in creative industry jobs downtown over the past few years. Finally, we know that the core is one of the more walkable

environments in the local urban structure. From this basis, a number of questions can be posed:

1. What is the measured level of walkability in the downtown?

2. Where else in the city can we see these levels of walkability?

3. What is the geography of transit access in Hamilton?

4. Is there a spatial relationship between walkability, transit accessibility and creative industry jobs city-wide?

http://civicplan.ca/walkability-economic-development/



………..

Conclusions

Moving forward, these factors can help inform local efforts at job creation. More specifically, walkable environments should be viewed as

economic infrastructure that attract employment and should be invested in accordingly. This means that just as investments are made to ensure

suburban business parks have the required infrastructure to make them centres of private investment, walkable environments needs to be

created, enhanced, and maintained in order to attract jobs for other sectors. Practically speaking, this points to a whole host of planning issues

ranging from pedestrian-friendly urban design to intensification. The same could be said for transit-accessible environments and this links

directly to the east-west Light Rail Transit project in the lower city.

Strengthening the link between walkability, transit accessibility and jobs will be important for urban centres like Hamilton to effectively build

strong, diverse economies moving forward. With limited resources to spend on economic development, decision makers need to ensure they are

investing in parts of their cities that will provide a sustained return on investment, and create jobs that will attract and retain mobile talent. In

Hamilton, the growth of creative industries, the talent they attract, and the geographic clustering they exhibit, point to the types of locations that

achieve this goal.

………

Source: http://civicplan.ca/walkability-economic-development/

http://civicplan.ca/walkability-economic-development/



The other two main creative industry clusters are Parnell and Wynyard Quarter that are both accessible to and from Manukau especially by using the bus-rail combo.

It is to note with Central Government investigating moving their back office functions of the State Apparatus northwards due to earthquake risks in Wellington, Manukau becomes a very attractive option to both Government and Creative Industries that would both cluster together in mutual support; something to think about.

In any case attracting creative industries to Manukau has the catalyst effect of transform Manukau from a 9-5 Monday-Friday economy to a full-time economy – a goal of Transform Manukau. Given you have set up walkable and transit systems within Manukau to support creative industries those same systems also support visitors and support industries (hospitality and entertainment) that are very likely to attract both visitors in the evenings and weekends as well as permanent residents to the city centre area. When that happens further development of residential accommodation occurs within Manukau which eventually gives critical mass to fully support not only the creative industries cluster but other industries inside Manukau as well; basically your full-time economy.

https://voakl.files.wordpress.com/2016/12/transport-hierarchy-3.jpg



So we have a goal: to attract creative industries to Manukau. How do we do this? Manukau: The Meeting Place of the South would be a start.

And how do we do that?

Manukau becomes both walkable and a transit orientated development centre.




https://voakl.files.wordpress.com/2016/05/manukau-face-of-the-future-1.jpg



#TransformManukau Becomes #ourmanukau as Framework

Plan Released Written by Ben Ross - Talking Auckland

Framework Plan guiding next 25 years of urban regeneration in Manukau is released

This afternoon the framework Plan for the Manukau urban regeneration project (now known as ‘Our Manukau’) was released by Panuku Development Auckland.

The flyer and Framework Plan will be available for reading below.

But first from Panuku Development Auckland on ‘Our Manukau:’

Imagine Manukau in 2040…

The number of residents will have grown from the current 6000 to 20,000.

There will be new affordable housing at Barrowcliffe, and regenerated healthy neighbourboods at Rātā Vine and Inverell/Hoskens.

New residential neighbourhoods will have popped up on the DHB site and at Pacific Gardens on Great South Road.

Te Papa Manukau will be the cornerstone of the destination and cultural offer attracting more visitors to the area.

Hayman Park will be significantly upgraded and Manukau Plaza will be revitalised for all to enjoy.

A healthy Puhinui Stream will be a source of community pride as it flows through the neighbourhoods from the Botanic Gardens all the way to the Manukau Harbour.

Manukau will be firmly established as a learning, innovation and community enterprise hub, and there’ll be a new metro school in response to the growing population.

Large scale mixed use development and a new anchor commercial tenant will help diversify the local employment opportunities.

https://voakl.net/2017/03/24/transformmanukau-becomes-ourmanukau-as-framework-plan-released/





An upgraded Putney Way will become the new main street, while Great South and Wiri Station roads will be transformed into urban boulevards making Manukau more pedestrian friendly.

A new mass transit line will run between Botany and the Airport (bus or light rail) through central Manukau – providing better connections for local people.

Most importantly people will start to call Manukau home – and when they do we will know that the transformation of central Manukau has been a success.

Panuku is leading the transformation of Manukau alongside the Government as a major landowner in the area. Panuku is working closely with

Manukau’s communities, understanding their place and listening to their needs and desires, as the involvement of local people is the most

critical ingredient in the recipe for successful urban regeneration.

Why are we doing this?

Manukau is unlike any other place in New Zealand. With a strong Maori heritage, its position as the world’s Pasifika hub, along with the creative and economic potential, it should be the thriving heart and soul of the south.

Transforming Manukau is about fostering and building upon the existing pride, values and talent of the people who live and work there, and visit it most often. In doing so, we will ensure that transformation of the area continues to appeal to locals, while also attracting future residents, workers and entrepreneurs.

There’s a strong desire from the local community, as outlined in the Ōtara-Papatoetoe Local Board plan, to create a thriving heart for Manukau – an attractive visitor destination, business centre and place to shop, live, learn, work and play in world-class facilities and spaces. To achieve this it needs a strong resident population, and needs to be seen as a desirable and innovative place to do business.

The project area for the Manukau transformation covers 600ha and includes the whole metropolitan centre, the Manukau Sports Bowl and the Wiri suburban neighbourhood to the south, including the large 49ha Manukau Super Clinic site. Auckland Council owns 95ha of land within the project area, comprising approximately 40 properties.



The Transform Manukau project aligns closely with The Southern Initiative which aims to mobilise strategic and transformational social, physical and economic change in south Auckland.

“While Panuku and the Government will do the heavy lifting, true transformation is owned and delivered by us all.” Manukau ward councillor

Alf Filipaina

What’s planned for Manukau?

To be truly transformed, Manukau requires the multiplier effect of a number of key moves..

Key move one – Realising the potential of the Puhinui Stream

Key move two – Creating a vibrant heart

Key move three – Developing the Wiri healthy neighbourhood

Key move four – Harnessing learning and innovation opportunities

Key move five – Enhancing community connectivity

http://www.aucklandcouncil.govt.nz/southerninitiative




Manukau will continue to be transformed from a car-based centre. There will be better connections to surrounding communities through improved public transport, and easier walking and cycling options.

Key elements of the move include:

upgrading Great South Road as an important north–south urban avenue

delivering a mass transit route from the airport to Botany, via central Manukau

creating a comprehensive cycle network

making it easy, safe and attractive to walk around Manukau.



What’s happened so far?

The metropolitan centre of Manukau was approved for development as a ‘transform’ location by Auckland Council’s Development Committee in December 2015 after a selection process. Panuku will ‘transform’ locations by using our planning and development expertise, working alongside others to regenerate these areas.

The over-arching plan for the regeneration (known as the High Level Project Plan) for the redevelopment was approved by the Development Committee on 14 April 2016.

Panuku is working with Housing New Zealand, who owns a large amount of land in the area which they are looking to use to build more housing of a higher quality.

A Framework Plan has been completed in partnership with the Crown and the Council family including the Ōtara-Papatoetoe and Manurewa local boards. The Framework Plan shapes the scope of the project and guides the delivery of the outcomes.

Next steps

The transformation of Manukau is a long-term project taking 20-25 years to complete. The first projects include the new bus station, the Putney Way street upgrade and the Hayman Park playground.

Panuku is also working with The Southern Initiative to involve local people in the urban regeneration process by engaging young people and local activators in place making for the area. #ourmanukau

…….

Source and full post: https://www.panuku.co.nz/manukau

https://at.govt.nz/projects-roadworks/manukau-bus-station/

https://at.govt.nz/projects-roadworks/manukau-bus-station/

https://www.panuku.co.nz/manukau



Some extra reading:

The Our Manukau Flyer


Our Manukau Framework Plan (over three parts)




Full commentary as part of the Transform Manukau series will start on Monday.

But great to see the Framework Plan in operation and the first projects under delivery.

This is Our Manukau, the Meeting Place of the South







Picture 106: Key Move Three in regards to Wiri. Source: Panuku Development Auckland

https://voakl.files.wordpress.com/2017/03/ket-move-3-map.jpg



#ourmanukau Framework Plan: How Good Is It? Part 21 of the


High quality document sets out Manukau’s future

On Friday Panuku Development Auckland released the Manukau Framework Plan that outlines Manukau’s potential for the next twenty-five years. You can read the release of the Framework Plan here: #TransformManukau Becomes #ourmanukau as Framework Plan Released. An embedded and downloadable version of the Framework Plan will be at the bottom of this post.

Over the weekend (when not doing surveys in Manukau itself) I sat down and read the Manukau Framework Plan beginning-to-end and cast my thoughts over the document itself and its importance for the future of Manukau as the Meeting Place of the South (or Thriving Heart and South of the South per Panuku). First though a disclaimer: Picture 107: 6 car passenger train at Manukau Station. Source: Own

https://voakl.net/2017/03/27/ourmanukau-framework-plan-how-good-is-it-part-21-of-the-transformmanukau-series/









Disclaimer with Transform Manukau

I have been involved in an amateur capacity (so non-paid nor contracted to Panuku) with Transform Manukau since Manukau was

given its Transform ranking by Auckland Council in late 2015. My role as an advocate and commentator from Southern Auckland

was providing feedback to Panuku in helping them shape the High Level Plan (live from April 2016) and this Framework Plan that

went live last week. That said I am just one of many people and groups who have worked or advised Panuku through from

inception, to today and through until tomorrow as Manukau embarks on its urban regeneration program.

The journey is not over yet with implementation getting under way and things like surveys to be done. Any “sponsored” posts will be

marked as such (as per blog policy) as the need arises.



Lead up to the Framework Plan

When Transform Manukau was first envisaged Panuku had set about eight goals for the area’s future. Those goals were:


https://voakl.files.wordpress.com/2016/05/goals-of-transform-manukau1.jpg



Remembering Manukau contributes the following:





Thus this is the reason why Manukau was chosen:


https://voakl.files.wordpress.com/2016/04/panuku-manukau-presentation.png



Fast forward to today and from the above did five ‘key moves’ for the urban regeneration of Manukau come about. Those five key moves being (and what they envisage):

Key move one – Realising the potential of the Puhinui Stream


Puhinui Stream will link neighbourhoods and provide high quality open space for all to enjoy. It will be an exemplar project for ecological, social, cultural and economic transformation.




1. Linking key destinations

completing the ‘missing link’ through the District Health Board block

better connections to the Manukau Harbour

better connections to Auckland Botanic Gardens

2. Creating a conceptual ‘diversion’ through central Manukau

beautifying Barrowcliffe Bridge

3. Expanding open spaces and facilities

Developing key open spaces, and improving their recreational and other uses (e.g. Hayman Park, Barrowcliffe, the Auckland Botanic Gardens and a new wetland domain at Wiri).

4. Establishing a functioning eco system

practising kaitiakitanga and working with local people to restore the mauri of the stream and its surrounds





The focus will be to create a healthy and vibrant heart at the core of central Manukau that can radiate out to surrounding areas.




supporting residential development

enriching leisure and cultural destination opportunities including Te Papa Manukau and new hotel developments, along with improving the links between existing attractions

improvements to the Civic Building and Kōtuku House

expanding and diversifying the retail offer to include mixed-use development on the Westfield Manukau City car parks

developing new commercial office space for key tenants

Reimagining the public spaces including Manukau Plaza, Putney Way as a main street, Osterley Way as a north–south link, Amersham Way as a hospitality-focused street, Hayman Park as a destination park and Manukau Station Road as a boulevard.



Key move three – Developing the Wiri healthy neighbourhood

Picture 113: This map depicts a potential scale of redevelopment but this is not a masterplan so the detail of each site is still being worked through. Source: Panuku Development Auckland



The Wiri neighbourhood, lying to the south of State Highway 20, will become a place where people can live in healthy homes, in safe neighbourhoods with good schools, and benefit from improved health services that foster healthy living.


1. Increasing housing supply and choice in Wiri:

with the progressive replacement of 380 existing Housing New Zealand homes over time to create up to 1180 new homes, as well as 400 new homes on the District Health Board site

at least 200 homes at the Barrowcliffe site which will be part of a urban neighbourhood planned by Panuku

900 homes on the Pacific Gardens Special Housing Area site on Great South Road (note from admin: total yield is actually 1,150 homes)

2. Developing new street patterns to improve connections in the area

3. New and improved open spaces along the Puhinui Stream and a new wetland domain in Wiri

4. An increase in community services and facilities, with a focus on children and young people, and potentially including new leisure facilities



Key move four – Harnessing learning and innovation opportunities


Learning and innovation are seen as a cornerstone of changing how Manukau functions – empowering the local community to drive economic prosperity.

The building blocks are already there with improving early childhood education participation and a rapidly increasing tertiary presence in the area.

There will be a particular focus on local community and social enterprise, iwi and pasifika enterprise and harnessing growth sectors (health, food and environmental tech, and advanced manufacturing).




A learning network which encourages collaboration between learning establishments providing a complete learning pathway from early childhood through to further education and training, and onto employment.

The Southern Initiative’s local enterprise and innovation initiatives, including the Makerhood, and Māori and Pasifika trades and training programmes

the Manukau Innovation Neighbourhood as a means of engaging large-scale local employers to grow local innovation and talent

an integrated energy initiative to explore the potential for collective local energy solutions

a multipurpose learning and innovation centre

a shift to innovative learning environments in schools that prepare children to play their part in the Manukau of the future.








…….

Source: https://www.panuku.co.nz/manukau

Key Moves 2 and 5 I will focus in on later in the series.




Framework Plan Hits the Mark

So does the Framework Plan for #ourmanukau have the goods for #TransformManukau?

Yes it does.

For me with the Framework Plan it was whether:

the Framework and Panuku would be stuck in the past focusing on the physical geography side with big monoliths, towers everywhere, sprawling open space and wondering why the place is rather drab (rather how Manukau is now)

OR the primary focus of the Framework is on the human geography side – the human scale where spaces are interactive and alive.

Apart from ‘Key Move Three’ (Puhinui Stream) (to which I reserve judgement on for now) the rest of the Plan and the other Key Moves focus on the human geography side – the human scale. So an ‘A’ for the Framework Plan with the rest coming down to the individual Implementation Plans for the respective Key Moves. The Framework Plan’s focus has gone to great lengths to focus on the human elements to drive the urban regeneration of Manukau City Centre and its surrounds. Key Moves 2 and 5 (Vibrant Heart, and Connectivity with wider Southern Auckland) will be the true tests of the human element drive in Manukau’s urban regeneration program. That is why those two moves I will be focusing on however, all moves will be kept an eye on.



An extract from #TransformManukau – Missing the Human Element. Part 8 of the Manukau City Centre – The Transform Series which formed my evaluation of the Framework Plan










Picture 116: From Hayman Park to Manukau City Centre Could this be a cafe/bar/hospitality corridor for Manukau City Centre?





Picture 117: Roads and tram lines down, now for the lane ways, zones and parksRoads and tram lines down, now for the lane ways, zones and parks








Good open spaces right off the bat before the development for new residents and workers also gives reason for existing users of Manukau to socialise, linger and even purchase more services and goods. This in turn through Economics 101 acts as the catalyst to more wanting to come to the area in both living, shopping, working, and selling those goods and services. But remember the aim

is to bring the local (the people) to Manukau.

Large format retail form good regional anchors and have a place in

Manukau given Manukau is the regional hub for half a million people.

But the encouragement is also needed on small format retail

including hospitality to give the people inclusionary feel of a and in a

large Centre (Manukau can be rather isolating to a person or a group

of people). And to do this we need to understand both the people

already coming to Manukau like myself and those already in

Manukau like the businesses in order so that we can be good active

front seat drivers to Transform Manukau (rather than a passenger

steering out the window bored silly).

Picture 118: Hayman Park – underutilised potential in the heart of Manukau City





………..

Full post: https://voakl.net/2016/05/12/transformmanukau-missing-the-human-element-part-7-of-the-manukau-city-centre-the-transform-series/






As for Key Move 3 – Puhinui Stream I had mentioned early that drew a reserved judgement from me the question is why? The problem with Puhinui Stream is that it is flanked by Housing New Zealand properties in the Wiri reaches with those properties facing their backs to the stream rather than their fronts. To have your back to the stream means often a 1.8 metre high fence isolating the property from the stream. This means despite is decent stream edge and path network Puhinui Stream is an isolated walkway that you might travel through rather than linger and socialise.

Key Move 3 has the stream opened up with cycle paths, pedestrian paths and park infrastructure (benches etc.) to encourage interaction as imagined in the picture further up the post. The catch is Key Move 3 is reliant on Housing New Zealand doing some regeneration of its housing stock in the area and having that renewed housing open to the stream-side rather than isolated out. Without that housing open to the stream the Puhinui Stream regeneration risks losing the human element and continue being a physical space with no human soul.

None-the-less the Framework is pretty solid and if projects like Manukau Station Road regeneration can be pulled off then the future of Manukau is looking bright.



Picture 120: Manukau station road redevelopment options. Source: Panuku Development Auckland

https://voakl.files.wordpress.com/2017/03/manukau-station-road-redevelopment-options.jpg



Picture 121: Manukau Station Road option 3 redevelopment potential. Source: Panuku Development Auckland

So a big well done and thank you to Panuku Development Auckland and all those involved bringing the Manukau

Framework Plan to life.

https://voakl.files.wordpress.com/2017/03/key-move-5_web-words.jpg



Key Moves 2 and 5 the focus

In the next couple of #TransformManukau posts I will be covering Key Move Two: Creating a vibrant heart, and Key Move Five: Enhancing community connectivity to see how they line up with previous posts covering human scale development and walkable transit orientated developments.







Reference Posts:

#TransformManukau – Missing the Human Element. Part 8 of the Manukau City Centre – The Transform Series

Walkable and Transit Orientated Environments – They Attract Jobs #Part 20 of the #TransformManukau Series

The Manukau Framework Plan

Manukau of the Future Flyer

Manukau Framework Plan Part 1 of 3





https://voakl.files.wordpress.com/2017/03/manukau-of-the-future-flyer-2d050ec983.pdf

https://voakl.files.wordpress.com/2017/03/manukau-framework-plan-part-1-fae1d71870.pdf

https://voakl.files.wordpress.com/2017/03/manukau-framework-plan-part-2-81b45e28e0.pdf

https://voakl.files.wordpress.com/2017/03/manukau-framework-plan-part-3-4c8220c538.pdf



Picture 122: Manukau Bus Station getting its first frames




#ourmanukau Key Move 2: Creating a Vibrant Heart. Part 22 of

the #TransformManukau Series Written by Ben Ross - Talking Auckland

The body needs a strong heart

Last Friday Panuku Development Auckland (the Council’s property and development arm) released the Manukau Framework Plan that sets out Manukau’s urban regeneration program. You can read up on the release of the Plan (and the Plan itself) here: #ourmanukau Framework Plan: How Good Is It? Part 21 of the #TransformManukau Series.

In that post I gave the Framework Plan an ‘A’ with the Plan nailing the focus and subsequent need on getting the human elements right in Manukau after focusing on the physical elements for so long. The Puhinui Stream regeneration (Key Move Three) earned my reserved judgement depending on how Housing New Zealand comes to the party with their housing stock in Wiri when the stream undergoes regeneration.

In this post I will be looking at Key Move Two: Creating a Vibrant Heart and how it is critical to land this Key Move quickly for the rest of the Transform Manukau program to continue to stand on its own (and for the other Key Moves to reach full potential).

https://voakl.net/2017/03/29/ourmanukau-key-move-2-creating-a-vibrant-heart-part-22-of-the-transformmanukau-series/






Creating a Vibrant Heart – Creating a Strong Body

In order to get maximum bang for buck in both investment and outcomes (social and economic) with Manukau (as heart of Southern Auckland) Manukau City Centre needs to have a strong vibrant heart. Without a strong vibrant heart the body (that is Southern Auckland) will be severely hobbled and disjointed in functioning effectively (if at all (without it being “chaos”)). So how does Panuku plan to set about creating this vibrant heart in Manukau City Centre?

Let’s take a look a Key Move Two first:












reimagining the public spaces including Manukau Plaza, Putney Way as a main street, Osterley Way as a north–south link, Amersham Way as a hospitality-focused street, Hayman Park as a destination park and Manukau Station Road as a boulevard.

……..


To create that vibrant heart we need to attract new residents into Manukau City Centre to create a critical mass that allows support of new commercial and leisure activities in the area. But before we can attempt to attract new residents into Manukau we need to back the bus up and take a look at the situation currently and some goals into the future.




First the current situation:

Picture 124: Manukau Challenges 1 of 2 Source: Panuku Development Auckland

https://voakl.files.wordpress.com/2017/03/manukau-challenges-1-of-2.jpg



Picture 125: Manukau Challenges 2 of 2 Source: Panuku Development Auckland

https://voakl.files.wordpress.com/2017/03/manukau-challenges-2-of-2.jpg



You can see Manukau City Centre both lacks cohesion, and housing intensity and choice for a Metropolitan Centre (in the Auckland and Unitary Plans).

But with challenges comes opportunities:



Picture 126: Manukau Opportunities 1 of 2 Source: Panuku Development Auckland

https://voakl.files.wordpress.com/2017/03/manukau-opportunities-1-of-2.jpg



Picture 127: Manukau Oppportunities 2 of 2 Source: Panuku Development Auckland

https://voakl.files.wordpress.com/2017/03/manukau-oppportunities-2-of-2.jpg



It will be the opportunities seen in the first of the two slides that need be leveraged in building up the residential population in Manukau City Centre. The opportunities in the second slide present themselves more as the population builds and can be leveraged effectively to strengthen Manukau’s natural assets, visitor economy, social capital and education successes.

With the opportunities in the first slide presented (and Manukau is blessed with very strong transport connections and its location (I would say better than the City Centre in some aspects) a goal needs to be set. This goal will need to realise the opportunities mentioned above as well as the goals of ‘Key Move Two.’



Goal One of the Our Manukau Framework Plan: Function – Manukau’s function in the Auckland region and for the people of the south

Our goal: A strong, permanent residential population in Manukau Central, allowing it to function as a vibrant and connected quality compact centre and place of manaakitanga, with an emphasis on local as well as regional activities and identity, supported by new and revitalised adjoining healthy neighbourhoods.

Panuku envisage the City Centre area to house 10,000 residents with an extra 10,000 residents in the surrounding areas (mainly Wiri, Pacific Gardens and Rata Vines). While I believe you can easily get 25,000 people inside the Transform Manukau area the point is that 10,000 residents calling Manukau City Centre home backed by another 10,000 nearby would give the critical mass in allowing investment in commercial, industry, hospitality and recreation economically viable.

While Manukau moves to house an extra 20,000 new residents we also have to remember Southern Auckland also houses four of the five big heavy industrial complexes:

A manufacturing core Despite the fact that manufacturing is declining across the Auckland region, Manukau has retained its manufacturing core and there is clear evidence of food and beverage and high-tech clustering in the broader Manukau area. Holding onto this role as a key hub for the manufacturing industry in Auckland and the wider upper North Island is of paramount importance for the future.

…….

Source: Manukau Framework Plan – Part 1, page 41

The Wiri and Airport industrial complexes continue to both consolidate and expand while Onehunga’s complex is in the process of decamping (and moving south) and this must be acknowledged. While industry is not sexy compared to residential, commercial and open spaces (think ribbon cuttings) it is a major economic driver and employer in the South.



Manukau City Centre (the core of Southern Auckland) sits next to Wiri which is Manukau’s manufacturing core and will be such for a very long time. When designing residential spaces for new residents we have to remember where those residents might end up working. It could be very well the manufacturing core or supporting hospitality services which requires different connectivity options (plays into ‘Key Move Five: Enhancing community connectivity’) to a 9-5 office worker.

Meaning? For Manukau’s heart to be vibrant our residential spaces will need to be diverse to cater a heterogeneous working population.



How will ‘Key Move Two – Creating a Vibrant Heart’ be achieved?

The Our Manukau Framework Plan sets out a five-step program that aims to foster a ‘new functioning’ role of Manukau starting with the core City Centre area.

The new functioning role for Manukau being:

Our aim is that, in the future, Manukau Central will function as a lively metropolitan centre and transport hub of regional importance, while catering fully to the needs of its immediate community. The mana of the place will be clearly evident, and it will provide an important source of manaakitanga for the diverse communities of South Auckland. To achieve this, Manukau’s future regional role will have to be carefully balanced against the need to think local; to ensure it becomes an attractive place to live in, as well as to visit. Five roughly sequential steps, underpinned by Māori values and principles, will be important in shifting Manukau to this new functional role.

…..

Source: Manukau Framwork Plan – Part 1, page 23



The Five Step Plan:

Step One and Two – Connecting existing activities up, adding residential space capacity into Manukau City Centre

Picture 129: Step 1 and 2 of Framework Plan. Source: Panuku Development Auckland

https://voakl.files.wordpress.com/2017/03/step-1-and-2-of-framework-plan.jpg



Step One in connecting and complementing the islands of activity in Manukau City Centre fits right in with my #TransformManukau – Missing the Human Element. Part 8 of the Manukau City Centre – The Transform Series where you try to:


………



Picture 130: From Hayman Park to Manukau City Centre Could this be a cafe/bar/hospitality corridor for Manukau City Centre?












……….

Connecting up existing spaces first and working with what we have lays the foundation for ‘Step Two’ – developing a critical mass of residential space inside Manukau City Centre. ‘Key Move Five’ (Connectivity) would also play a large part on ‘Step One’ leading into ‘Step Two’. Once Step One is underway then work can be done on Step Two in growing that residential community in the heart of Manukau (and wider area).



Indeed intensification or for that matter creation of new residential space in Manukau City Centre must be done well unless we want to create monolithic structures with little soul (thus creating vertical sprawl). To get best bang for buck out the land space while creating more vibrant spaces any new residential development that is mid or high-rise (four storeys or more with high-rise 8+) should be a mixed use development. That being:

Ground floor: retail

Level 1 (1-4 in a high-rise): office or community/civic

Levels 2+ (the 3rd storey) (5 in a high-rise) residential of various sizes

This way at least one part of the complex is being utilised at any time of the day and you do not end up with dead space as you would with say a sole-use office block.

Once the residential population begins to hit critical mass in Manukau can we move to ‘Step Three:’





Picture 132: Step 3 of Framework Plan. Source: Panuku Development Auckland

https://voakl.files.wordpress.com/2017/03/step-3-of-framework-plan.jpg



Businesses whether it be commercial services (including retail or hospitality) or commercial office will be attracted to an area that has a critical mass of residential population. Whether that commercial is servicing the local area, wider Manukau, the industrial complex in Wiri or region-wide having that critical mass of residents living in Manukau City Centre will certainly be attraction. Why?

1. High possibility of sourcing at least some of your workers

2. If commercial services then an immediate catchment of consumers/buyers

3. Agglomeration bonus of businesses and residents clustering together as seen with the main City Centre

With ‘Step Three’ secured then we can move to Step Four that has effects to the wider Transform Manukau area:



Picture 133: Step 4 and 5 of Manukau Framework Plan. Source: Panuku Development Auckland

‘Step Five’ is being able to leverage Manukau’s geographic location for future investment especially on the commercial and industrial sides. But to do that first when need to get Steps One through to Three lined up and executed properly first.

https://voakl.files.wordpress.com/2017/03/step-4-and-5-of-manukau-framework-plan.jpg



Urban Design creating Walkable and Transit Orientated Developments inside Manukau

With Manukau accessible by rail and bus (Manukau houses the main South Auckland Bus Station and the Manukau Rail Station) creating walkable and transit orientated based development is straight forward. I will cover this more when I cover ‘Key Move Five: Enhancing community connectivity.’ For more on walkable and transit orientated developments see: Walkable and Transit Orientated Environments – They Attract Jobs #Part 20 of the #TransformManukau Series.

A short version relevant to Manukau though:

Building Community Through Urban Design. Run Up to Next #TransformManukau Chapters

Written by Ben Ross – Talking Auckland. 23 March. 2017

Good urban design = good community

Urban Design can do one of two things: it can either build a great community or it can create desolate spaces and NO community.

Auckland is not immune to the latter but in fairness has some great urban design that do promote community. Remember with urban design you are trying to promote the following:

Accessibility

Mobility

Social interaction and cohesion

Physical and human environments






The Congress for the New Urbanism gave their top ten tips for urban design building communities:

Ten reasons to build community through urban design

There are two models for development of cities and towns. One, the neighborhood model, founded on thousands of years of trial and

error, brings people together.

ROBERT STEUTEVILLE JAN. 17, 2017

We build cities that bring us together or push us apart. “Gated communities” are an obvious example of building to isolate, but other methods are also common. Streets that are too wide, with fast moving traffic, divide us. So do zoning codes that separate uses and housing types. Berms, buffers, setbacks, limited-access highways, and massive parking lots, when used routinely, put barriers and distance between people.

Mixed-use neighborhoods and great public spaces, on the other hand, bring citizens together in real communities. Here are the ten best reasons to design and build places that support community:

1) For freedom and choice in mobility

When you live in a place designed to keep people apart, you have to get around by motor vehicle. When you live in a walkable neighborhood, you can still drive if you want to. But you can also walk, ride a bike, hop on a bus or train, and often take car-share or bike-share.

2) To support social interaction

Humans are social, yet this primary fact of life is oddly absent as a core consideration in modern urban development regulations that separate uses and housing, notes Steve Price, principal in the firm Urban Advantage. Price has gathered impressive research on how land-use policies that bring us together can reduce loneliness and social deprivation.

https://www.cnu.org/node/538

http://www.cnu.org/publicsquare/loneliness-urban-design-and-form-based-codes

http://www.cnu.org/publicsquare/loneliness-urban-design-and-form-based-codes



3) For great public places

You know when you are in a great public place, and the pure joy that it brings is palpable. People flock to these places. There is nothing like great public places to bring people together, but activating such spaces requires people living and working in proximity—it requires the neighborhood model.

Picture 134: Photo courtesy of the Project for Public Spaces Source: Congress for the New Urbanism



4) For healthy lifestyle opportunities

Places where people walk 10,000 steps per day as part of their daily activities have been proven to be healthier than those where people walk less, all other things being equal, notes architect Steve Mouzon. Living in a walkable place myself, I walk and ride a bike nearly every day for transportation. But I also run regularly, and the convenience of simply stepping out my door and jogging a few miles in pleasant surroundings contributes to my health. If I had to go to the gym, or drive someplace to run on a trail, I’d do it less and maybe not at all.

5) To reduce cost of living

The average car costs more than $9,000 a year. When you live in a walkable city, you drive significantly less or may even live without a car. Transportation costs are significantly reduced, which cuts combined housing and transportation (H+T) expenses. My analysis of the 25 largest US traditional cities shows combined H+T costs of 40.4 percent of median income—that’s 19 percent lower than the 25 largest sprawling cities (49.9 percent of median income). Living in a traditional city generates a lot of discretionary income to save or spend.

http://htaindex.cnt.org/



Picture 135: Source: Congress for the New Urbanism

6) To protect the environment

Places that bring us together benefit the environment in several ways: Every trip on foot or on a bike burns fat instead of gas, keeping us healthier and the air cleaner, observes Mouzon. Also, when we spend time outdoors, he says, we get acclimated to the local environment so that when we return indoors we may be able to throw the windows open and leave the air conditioner off. Heres a graph that quantifies how transit-oriented neighborhoods reduce carbon emissions.



7) For long-lasting value and to build the tax base

Joe Minicozzi of Urban 3 has documented the productivity of American development patterns—and the most productive parts are mixed-use downtowns and neighborhoods. He has modeled scores of US cities and the data is clear: Single-use development has lower financial productivity. See below for the relative performance of Walmart compared to a downtown building in Asheville, North Carolina.


http://www.urban-three.com/



8) To reduce infrastructure expenses

Our cities are drowning in unproductive liabilities, says Charles Marohn of Strong Towns. One reason is that we built infrastructure inefficiently during the Age of Sprawl that is now requiring maintenance. See the graph below for the amount of fire hydrants and water piping in Lafayette, Louisiana, in 1949—when the city was compact and walkable—and today.

9) To reduce traffic deaths

When cities and towns are designed for separation, inevitably the thoroughfares are built for faster moving traffic. People have to drive farther, at higher speeds—multiplying risk for everybody on the roads, including those who must walk in difficult conditions. This costs lives. University of Connecticut researchers examined 24 cities in California, half built mostly before 1950—where people can drive less, walk, and use transit more—and the other half mostly after 1950. The 12 pre-1950 cities had traffic death rates of less than one-third those of the post-1950 cities.


http://strongtowns.org/

http://bettercities.net/article/key-safer-roads-identified-california-study



10) To make your community unique

The more we build to separate, the more every place looks like every place else. It’s hard to distinguish between shopping centers, strip commercial corridors, subdivisions, and office parks in Virginia, Oregon, Colorado, or Connecticut. But when you build and revitalize mixed-use main streets and focus on placemaking, the unique qualities of community are enhanced. That gives people a reason to go to a community, experience something different, and invest.

………

Source, full article and all pictures: https://www.cnu.org/publicsquare/2017/01/17/ten-reasons-build-community-through-urban-design


https://www.cnu.org/publicsquare/2017/01/17/ten-reasons-build-community-through-urban-design





As I began with urban design can either build or desolate communities.

Manukau City Centre, and Papakura Metropolitan Centre are two areas where urban design are not the best to build communities. Both miss the human elements (see below) and as I observed when I was doing a Public Life Survey yesterday in Manukau, people will treat both Centres as places to walk through rather than places of destination.

…….

Source: https://voakl.net/2017/01/13/walkable-and-

transit-orientated-environments-they-attract-jobs-part-20-of-the-transformmanukau-series/

I know quite a bit of reading there folks. But if we are to succeed in Key Move Two – Creating a Vibrant Heart in Manukau then a bit of prep work needs to be done before we start turning sods on residential projects.

In the next post I will be covering Key Move Five – Enhancing community connectivity.

Picture 140: Key Move 2: Creating a Vibrant Heart in Manukau. Source: Panuku Development Auckland




https://voakl.files.wordpress.com/2017/03/key-move-2_-web-words.jpg



#ourmanukau Key Move 5: Enhancing Community Connectivity.

Part 23 of the #TransformManukau Series Written by Ben Ross - Talking Auckland

It is all about the connectivity

In Part 22 I looked at how Manukau needs a vibrant heart to support the wider Transform Manukau program and the ambitions of Southern Auckland. You can see that respective post here: #ourmanukau Key Move 2: Creating a Vibrant Heart. Part 22 of the #TransformManukau Series. A good heart can not be isolated however from its body (the community) and needs to have decent connectivity in order for #ourmanukau to be a success.

So in this post I take a look at Panuku Development Auckland’s Manukau Framework Plan – ‘Key Move Five: Enhancing Community Connectivity’.

https://voakl.net/2017/04/03/ourmanukau-key-move-5-enhancing-community-connectivity-part-23-of-the-transformmanukau-series/







What is Enhancing Community Connectivity?

From the Manukau Framework Plan:








…….


If Key ‘Move Two’ is the heart of Manukau then ‘Key Move Five’ is the arteries connecting the heart to the body that is Southern Auckland. For both the heart and body to work efficiently you need a good artery system to provide that connectivity. Enter ‘Key Move Five.’

Note: As ‘Key Move Five’ interlinks with ‘Key Move Two’ there will be linking back to Key Move Two through this post.




The Context leading to ‘Key Move Five: Enhancing Community Connectivity’

While Manukau was founded as a car-centric Centre in the 1970’s the irony of the auto-dependency created from this become Manukau’s blessings as Transform Manukau gets underway. Manukau is surrounded and connected by wide avenues with large grass medians running down the middle. Manukau is also connected by the Eastern Rail Line terminating at Manukau Station, the Southern and South Western Motorways, and acts as the central Southern Auckland for busses with the soon to be completed Manukau Bus Station (opens May 2018).

The wide range of transport connections to, around and through Manukau give the foundation for ‘Key Move Five,’ something other larger Metropolitan Centres would be envious of.

If we take a look at ‘Goal Two: Manukau’s form and the way the place touches the land’ both the history and what Panuku have outlined for Manukau give rise to the importance of ‘Key Move Five’ (and ‘Key Move Two’):



Picture 141: Goal 2.1 of Manukau Framework Plan. Source: Panuku Development Auckland

https://voakl.files.wordpress.com/2017/03/goal-2-p1.jpg



You can see Key Move’s Two and Five are closely interwoven as Panuku outlines the goals, opportunities and challenges for the Transform Manukau area. That is not to say the other ‘Key Move’ are in isolation however, for now I am focusing on just those two ‘Key Moves’ otherwise you would end up with a very long blog post.



We can see the context for where Manukau historically sits as well as how it is blessed with a good set of bones that allow such great opportunities for urban regeneration over the next twenty-five years.



Picture 144: Goal 2.4 of Manukau Framework Plan Source: Panuku Development Auckland

https://voakl.net/2017/04/03/ourmanukau-key-move-5-enhancing-community-connectivity-part-23-of-the-transformmanukau-series/goal-2-p4/



Key Moves One, Two and Five all coming together which allow the other Key Moves to be realised fully.



The wider Manukau focus that leads into the following below:






The Goal for Manukau with its built form and its enhanced community connectivity within itself and to wider Southern Auckland.




Key Move Five – Enhancing Community Connectivity

The heart and body cannot function (well not very well anyway) without decent connections between the two. Enter connectivity with the transport system being the arteries connecting the heart (Manukau) to the body (Southern Auckland). As noted before Manukau was built as a car-centric Centre with the car as the dominant form of transport. While busses have always been present and recently rail via the Manukau Station trying to walk or cycle through Manukau is not a very pleasant experience.

However, the wide avenues of Manukau that are currently hostile to pedestrians also provide that blessing to Manukau as well. The blessings being that the avenues can be easily retrofitted to allow a more hospitable walking and cycling environment. The wide avenues also allow retrofitting for bus lanes (given Manukau has the Manukau Bus Station as the central bus hub of Southern Auckland) and eventually light rail from the Airport to Botany via Manukau.





Picture 150: On the Great South Road heading south through Manukau




This is the hierarchy of transport modes especially for a large Metropolitan Centre like Manukau:





Key Move Five recognises this hierarchy and sets about in realising it in the Framework Plan. Let’s take a look at the breakdown of Key Move Five – Enhancing Community Connectivity:

Picture 151: Key Move 5. Part 1 Source: Panuku Development Auckland

https://voakl.files.wordpress.com/2017/03/key-move-5-p1.jpg



What Panuku outline with connecting up Manukau within itself and wider Southern Auckland.





The context especially around the Great South Road that has history behind it (both light and dark).


The east west transit corridor is of crucial importance to the entire Southern Auckland area as the corridor would connect Botany, Manukau and Southern Auckland (via either Manukau or Puhinui Stations) to the airport. Such a corridor would allow efficient journeys to a major employment and travel destination without having to be stuck on State Highway 20B or the airport environs’ roads as we currently are.




Auckland Transport along with NZTA are going through the motions of route protection for the Airport to Manukau part of this east-west transit corridor. You can see the route options that cover either light rail or bus below:

Hopefully Option 1 is chosen as it

is covers Puhinui Station to

capture Southern Line passengers

as well as Manukau rail and bus

Stations that form the central hub

for both Manukau and Southern

Auckland. If density and demand

ever allows using Option 4a and

Option 4 (from the Super Clinic to

Ronwood Avenue) as a Manukau

loop service would help move

people quickly around the southern

part of Manukau efficiently.

Picture 154: Picture 152: AT’s proposals for the Botany Line to the Airport Source: Auckland Transport

https://voakl.files.wordpress.com/2016/10/botany-line-at-version.jpg



Bringing the Great South Road up from a car-sewer to a multi-modal but people friendly avenue would go a long way in connecting Manukau back to the historic urban spine (the Great South Road). Manukau Station Road would also be upgraded as well with Option Three taking my fancy as initial favourite:





Picture 157: Manukau station road redevelopment options Source: Panuku Development Auckland




Picture 158: Manukau Station Road option 3 redevelopment potential Source: Panuku Development Auckland

Amersham is also up for an upgrade:

Picture 159: Key Move 2: Creating a Vibrant Heart in Manukau.

https://voakl.files.wordpress.com/2017/03/key-move-5_web-words.jpg

https://voakl.files.wordpress.com/2017/03/key-move-2_-web-words.jpg



Whether it be to or from Manukau or within Manukau itself it is about enhancing those community connections that support the creation of a vibrant heart and wider surrounds.




How the different transit and cycle routes fit into the #ourmanukau equation.




Lastly cycling:

Picture 161: Key Move 5. Part 7. Source: Panuku Development




‘Key Move Five – enhancing community connections;’ connections that connect Manukau to wider Southern Auckland as well as allowing better connections within Manukau. In the end it all comes down to budget determining the speed of the delivery. A major factor of that delivery will be the route of the Airport to Botany via Manukau transit corridor as it will influence how the Great South Road and Manukau Station Road upgrades are eventually handled.

But with those enhanced community connections and the vibrant heart Manukau City Centre realises its full potential as a City Centre (albeit a minor complementary City Centre next to the main City Centre of Auckland), a regional centre for Southern Auckland.

Next in the #TransformManukau series I post some observations from a recent Public Life Survey I did in Manukau.



#ourmanukau Public Life Survey Reveals Challenges. Part 24 of


Work to be done

Last month I volunteered with Panuku Development Auckland to do a Public Life Survey in Manukau City Centre both on a weekday and a Saturday observing pedestrian counts and activity in set areas. The two areas I covered were Hayman Park and the bus stops outside Manukau Rail Station (Tuesday) and Manukau Mall on the Saturday. Both were the 4pm – 8pm shift meaning I either caught commuters or the change over from shopping to entertainment class traffic.

The information gathered and sent back to Aikten Taylor on-behalf of Panuku will come out later on and inform Panuku when they create their design strategies to execute the five ‘Key Moves’ of the Manukau Framework Plan. None-the-less my own observations do feed into views on Key Moves Two and Five of the Framework Plan and how best to execute them through time. ‘Key Move Two’ being: #ourmanukau Key Move 2: Creating a Vibrant Heart. Part 22 of the #TransformManukau Series while ‘Key Move Five’ was: #ourmanukau Key Move 5: Enhancing Community Connectivity. Part 23 of the #TransformManukau Series

https://voakl.net/2017/04/05/ourmanukau-public-life-survey-reveals-challenges-part-24-of-transformmanukau-series/

https://voakl.net/2017/04/05/ourmanukau-public-life-survey-reveals-challenges-part-24-of-transformmanukau-series/







Tuesday at Hayman Park

Given I have the 4-8pm shift my main objective was to measure pedestrian counts in the Hayman Park area that included Davis Avenue Bus Stops (the interim area for the major stops until the Bus Station is open next year). So I am watching and counting commuter traffic whether it be workers or students. And what did I get? Students and commuters passing through making their way to their busses or the Manukau Train Station. Yes there was some activity in Hayman Park as people lingered but at all the observation points including Lambie Drive people were just passing through making their way to their commute stop.

This is the major problem with Manukau and is acknowledged in Key Move Two. Manukau is a 9-5 Monday to Friday economy with little attraction to stay back and linger into early evening as the observations would tell you. People were busy making their way to their commute stop to get home and even if they did want to linger the hospitality and retail spaces are in the opposite direction on Ronwood Avenue and Amersham Way.

Key Move Two would fix this problem:












reimagining the public spaces including Manukau Plaza, Putney Way as a main street, Osterley Way as a north–south link, Amersham Way as a hospitality-focused street, Hayman Park as a destination park and Manukau Station Road as a boulevard.

……..





‘Key Move Five’ would also assist moving people within, to and from Manukau as well making it a destination place rather than a 9-5 place








…….





With help from the Saturday observations we can execute Key Move Two effectively to help Manukau evolve from that 9-5 economy

Saturday shows potential of Manukau in retail and hospitality

Saturday to be honest was the day I was looking forward to in the Public Life Survey event. My observation points were:

Outside Republic Bar on Amersham way next to the main northern entrance of the mall

Southern entrance of the mall on Putney Way

Manukau Station Road

Manukau Plaza

Manukau Station Road I can tell you right now is desolate and un-inviting in the weekend. While it could serve as an access link between Manukau Station and Rainbows End the legacy of the road being State Highway 20 (thus a primary arterial between the Airport, Wiri and State Highway One until the South Western motorway opened in 2012) means it is still a four lane wide road with a large grass median in the middle.

With a bit of humanisation (and the addition of a Light Rail Transit system (Option 1) Manukau Station Road would become a more attractive access link between the two stations and Rainbows End.



Picture 163: Manukau station road redevelopment options Source: Panuku Development Auckland




Picture 164: AT’s proposals for the Botany Line to the Airport. Source: Auckland Transport

https://voakl.files.wordpress.com/2016/10/botany-line-at-version.jpg



The Putney Way entrance Manukau Mall (southern entrance) was busy as people were entering and exiting the mall either to/from the car park or Manukau Station. While the mall is a primary anchor flipping that car park into a “Town Centre” development while humanising Putney Way would give some serious muscle into getting the southern end of Manukau City Centre playing its part as a vibrant heart.

Picture 165: Manukau Southern End 3.1 Money shot with blank lot 59

https://voakl.files.wordpress.com/2017/04/manukau-southern-end-3-1-money-shot-with-blank-lot-59.jpg



Manukau Plaza needs a bit of work with it isolated from the mall (blank walls) and lack of hospitality spaces (cafes) that would give you a reason to linger.

That said the Our Manukau group have been doing weekly markets and activities on Saturday in the plaza space showing what can be done to revitalise a large open space. Manukau Plaza is protected in the Unitary Plan so developments wont threaten it. As Manukau City Centre continues to development especially around its streets Manukau Plaza will become increasingly important as an open space in the middle of a high density urban core – a lung for people to “unwind” while still being in a highly urban environment.

Picture 166: Manukau Court looking towards the mall




The Republic Bar spot was my favourite and not just because you could grab a beer while counting and mingling.

Republic Bar is next to the main northern entrance to the mall, the entrance that leads to the cinemas as well. This entrance will be naturally busy given it is a Saturday and the counts definitely confirmed that. As I started at 4pm people were going in and out of the mall, 5pm people were grabbing early drinks before heading to the cinemas with 6pm the mall closed and people either drinking, eating or going to and from the cinemas. The point being people were lingering which gave activity and life to this small piece of Manukau City Centre.

If this can be replicated down the length of Amersham Way to Hayman Park we would get a hospitality laneway full of bars, cafes and restaurants humming away on a Saturday night giving Manukau a start on some decent night life. Given Manukau Bus and Rail Stations are less than 800 metres away accessing transit after a night out would not be that difficult.

Picture 167: Counting, mingling, enjoying a beer at the Republic Bar in Manukau

Picture 168: From Hayman Park to Manukau City Centre. Could this be a cafe/bar/hospitality corridor for Manukau City Centre?


https://voakl.files.wordpress.com/2014/01/2014-01-10-14-52-19.jpg



In the end the Public Life Survey was a lot of fun and the observations rather stark on what Manukau has to offer, the challenges and opportunities ahead. Was great being a part of it although still need find time to read this:

Picture 169: Happy City




Picture 170: Looking down Davis Avenue from Hayman Park

https://voakl.files.wordpress.com/2014/12/2014-12-29-13-56-46.jpg



Manukau and its Influence on Southern Auckland

This next extract while not part of the Transform Manukau series directly it does have major implications on Auckland’s largest urban regeneration project.

Southern Auckland’s Future Urban Zone has capacity to hold 55,000 new homes (165,000 new residents) and 35,000 new jobs. This does not include any

Brownfield developments nor does Transform Manukau which fully realised have capacity for 20,000 residents and countless new commercial and

industrial jobs.

As Key Move Five of the Transform Manukau Framework Plan pointed out previously Manukau serves as the core to inter-regional connectivity (especially

with industry) we will need to realise Manukau’s importance and influence it will have with Southern Auckland’s future development.

Picture 171: Source Panuku Development Auckland



Growth Pressures in Southern Auckland: Is/Should the Super

Metropolitan Centre to Make a Comeback? Written by Ben Ross - Talking Auckland

Pressures in Southern Auckland require some more unique thinking

From 2013-2016 when the Unitary Plan was being created I floated the idea of the Super Metropolitan Centre. The idea of the Super Metropolitan Centre was born out of the work Auckland Council Property Limited (now Panuku Development Auckland) did when the Auckland Plan was drafted in 2011-2012. What ACPL recommended was a hierarchy of Centres starting with the City Centre at the top, Primary Centres after that, then the Metropolitan, Town and Local Centres in respective order. Manukau and Albany would be the two Primary Centres.

https://voakl.wordpress.com/author/voakladmin01/



Picture 172: ACPL’s submission to Auckland Plan on Centres’ Hierarchy

https://voakl.files.wordpress.com/2014/01/apcl-town-centre-hierarchy-chart.png



From my Unitary Plan Submission in regards to Primary Centres and the Super Metropolitan Centre:

8.3 Primary Centres

While there is some debate about whether Auckland legitimately has two or three Primary Centres, the conclusion of this report is that there are two centres – one to the South (Manukau) and one to the North (Albany). These Primary Centres fundamentally complement the City Centre in servicing core parts of the region, and reflect the linear geography of Auckland.

My definition of Super Metropolitan Centre can be found in this post here: What do you want to see in your Super Metropolitan Centre

Heading back to the ACPL definition of Primary Centres this is what they have outlined for both Manukau and Albany:

8.3.1 Manukau

Manukau has traditionally been a strong area and has developed into a major Primary Centre extensively servicing South Auckland.

It would benefit from the overview of the City Transformation Unit. The commitment and focus this brings is beneficial. It sends a signal to the market that Council is committed to continuing investment in order to strengthen Manukau.

The key issues Council should focus on are:

o The significant opportunity the new rail link to Manukau City Centre will provide. This should further boost the preference for office location in this area.

http://voakl.net/2013/07/17/what-do-you-want-to-see-in-your-super-metropolitan-centre/

http://voakl.net/2013/07/17/what-do-you-want-to-see-in-your-super-metropolitan-centre/



o Opportunities to improve the walkability of the Centre, and in particular to connect the rail station to the Centre.

o A more sophisticated entertainment and retail offer.

o The need to promote a residential base within Manukau City Centre. It is this mix of office and residential use which will give Manukau a 24-hour urban lifestyle.

o It is recognised that the reverse sensitivity aspects of the airport flight path do complicate residential opportunities.

o Support the social policy initiatives and approach reflected in the broader Manukau Community and the opportunities the Manukau City Centre derives to support these policies.

2.1.2 Auckland Hamilton Growth Corridor

Over the next 20+ years, the corridor that links Auckland and Hamilton will provide a strong opportunity to harness economic growth in the north of the Waikato and the south of Auckland regions.

As a continuation of Section 2.1.1, it is suggested that this growth corridor and the Provincial Towns located in this corridor are a critical element of Auckland’s growth strategy. This corridor should be strongly and formally recognised in the Auckland Plan. It provides the basis for a future “conurbation” encompassing South Auckland and North Waikato regions.

Auckland’s economic and population growth must have an interest in, and relationship with, the Waikato and its primary agriculture base as it is so essential to the New Zealand economy. Auckland needs to recognise the opportunity that Auckland’s proximity to the Waikato, as the engine room of New Zealand’s leading industry of international scale and quality (i.e., dairy, agriculture and biotechnology), will provide in the future. There is significant opportunity for Auckland in the economic involvement, support and servicing of this industry.

Auckland will benefit from this (as will the Waikato) in economic returns as much as in the opportunity that such a corridor presents to accommodate future growth in the South Auckland/Northern Waikato “super region”.

The significant existing investment in rail, road and broadband infrastructure between Auckland and Hamilton also offers significant opportunity for Provincial Centre development along this major transport corridor. Further investment in this corridor may yield large gains for Auckland and relieve pressures elsewhere within the system. The relative merits of leveraging this infrastructure against alternate transport and economic investment is at least worthy of consideration in the next 2-5 years.

There is a significant opportunity to provide both residential and business land and to accommodate a material number of businesses and residents over the next 20-30 years.



Pokeno and areas south of Bombay are considered to be attractive to the market and the southern growth corridor should consider carefully the impact and importance of such areas.

With the main New Zealand market and economy located in Auckland and to the south, vacant land supply south and the connections to primary transport, make the Auckland-Hamilton corridor a critical factor that warrants recognition and close consideration in the future.

………

Source: My Unitary Plan submission

https://www.scribd.com/document/207846633/Unitary-Plan-Submission-PDF-Mode



Picture 173: Manukau Opportunities 1 Of 2 Sources: Panuku Development Auckland

https://voakl.files.wordpress.com/2017/03/manukau-opportunities-1-of-2.jpg



In 2013 I took what then ACPL had done with the Primary Centre idea and from it created the Super Metropolitan Centre. The idea behind the Super Metropolitan Centre was to insert a new tier of Centre between the City Centre and the Metropolitan Centres. While Metro Centres had a sub-regional focus and catchment the Super Metro had a regional focus and catchment however, Super Metros were not of the same size and bulk as the main City Centre. As the submissions and hearings went on I had argued the point behind the concept of the Super Metropolitan Centre and why it was needed. In the end the main stumbling block would be the Auckland Plan itself. As Council never adopted what ACPL suggested with Primary Centres inserting the Super Metro was going to be an uphill task. This is because the Unitary Plan is subservient to the Auckland Plan and for the Super Metro to be inserted into the Unitary Plan it needs to be in the Auckland Plan first.

Fast forward to 2017 and the Auckland Plan is under a whole-scale refresh process while limitations of the Unitary Plan have cropped up.

Growth Accelerating in Southern Auckland

As a product of the Unitary Plan more Greenfield growth via the Future Urban Zone was created than was originally envisaged. The Unitary Plan had capacity for 400,000 new homes with 160,000 to be in Greenfield zones. However, the then Independent Hearings Panel widened the net of the Greenfield catchment allowing for some 422,000 homes to be accommodated.



Picture 174: Unitary Plan New Dwellings

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Recently (and open for submissions until April 24) the Future Urban Land Supply Strategy was created (and currently being updated) to handle the release of Future Urban Zone land into live urban zones allowing urban development. Before I go on I would quickly like to remind people that the Southern Auckland Future Urban Zone capacity is 55,000 homes and 35,000 jobs while Transform Manukau has capacity for 20,000 new residents and equally as many new jobs in both commerce and industry). Now somewhere with all this Future Urban Land Supply Strategy happenings the floodgates opened in the South with a lot more Future Urban Zone land to be flipped to urban zone than originally proposed. This is not a bad thing as the South is in the best position to take growth compared to the North West (lack of busway) and the North (lack of Light Rail). However, it does mean having the eye on the ball in facilitating the growth.

With recent announcements of land acquisition to establish a new Town or Metropolitan Centre in Drury (Kiwi’s Announcement With Drury Starts Ball Rolling on New Town/Metro Centre) and developments like Auranga also triggering the demand for a new Town or Metropolitan Centre (Auckland to Receive its 11th Metropolitan Centre? Is the Super Metro Back?) it might be time to seriously consider what we want under of a refreshed Auckland Plan.

For context of the growth pressures facing the South here is my presentation to Auckland Council’s Planning Committee:

Presentation slides and reaction can be seen here: The Auckland Donut: A Presentation to the Council Planning Committee.

http://shapeauckland.co.nz/consultations/future-urban-land-supply-strategy-refresh/

https://voakl.net/2017/04/10/kiwis-announcement-with-drury-starts-ball-rolling-on-new-townmetro-centre/

https://voakl.net/2017/04/10/kiwis-announcement-with-drury-starts-ball-rolling-on-new-townmetro-centre/

https://voakl.net/2017/04/04/auckland-to-receive-its-11th-metropolitan-centre-is-the-super-metro-back/

https://voakl.net/2017/03/08/the-auckland-donut-a-presentation-to-the-council-planning-committee/



From: Auckland: The Donut City

It was more a reference to where new developments are going:

Note where majority of the new residents are

forecast to be and where the majority of new

employment will be both from the City Centre.

There is a major disconnect between new residents and new employment centres which means commuting and often commuting long distances to and from the City Centre. That major disconnect means the need for expensive infrastructure expansions (motorway or transit) to handle the increase commuting load, something I have made mention (and will present on tomorrow) here: UPDATED: Planning Committee March 7 Agenda + Presentation to

Committee on Auckland’s Boom.

Picture 175: ATAP pop vs jobs Source: Auckland Transport Alignment Project

https://voakl.net/2017/03/06/auckland-the-donut-city/

https://voakl.net/2017/03/03/planning-committee-march-7-agenda-presentation-to-committee-on-aucklands-boom/



https://voakl.files.wordpress.com/2016/03/atap-pop-vs-jobs.jpg



Where am I going with this?

A planning brought it up yesterday that the majority of new residential developments is happening out on the fringe. The fringe being:

Albany

Westgate/Hobsonville

Manukau

Flat Bush

Takanini

Drury

Pukekohe

Meanwhile there is very little new residential developments (of scale) on the Auckland Isthmus.

In employment we are seeing major growth in the City Centre and the City Centre fringe with little growth (at the moment) outside the fringe apart from the Airport complex.

Result?

Auckland is developing like a donut with a jam splodge in the middle (and a bit to the side).

The Auckland Development Donut



Key:

Grey circle that radiates out from the City Centre is the current higher density residential developments away from the Isthmus. They all fall with the 15-20km from City Centre indicator

Blue circle that radiates out from Manukau City Centre is the 30 minute boundary by one of the following:

o Car (off-peak)

o Transit

o Proposed transit

It is near equal distance between the City Centre and either the Airport (via heavy rail) or Manukau City Centre, or Manukau City Centre and Paerata (home of the largest Special Housing Area – Wesley College)

The Auckland Development Donut does bulge to the south until the Silverdale sites begin their developments sometime in the future. As for the industrial complexes at Drury, Takanini and Wiri while there is high industry demand most of that is being absorbed in East Tamaki or the Airport currently. However, within the next decade and especially as Onehunga decamps its industry those three industrial complexes will begin taking up the slack.

In any case we have a perverse situation of residential developments occurring on the fringe with employment growth happening in the core of Auckland. As I said earlier that creates commuting pressures especially for those living in the South working on the Isthmus all trying to get through the Otahuhu-Mt Wellington bottleneck. However, with the South growing quickly in terms of residents (and will be growing even faster as housing supply comes through and prices level off) not only is at a question of where to house the residents but also one of where will they work (200,000 New Residents. Where to House Them and Employment in South Auckland?).

……….

https://voakl.net/2017/03/01/200000-new-residents-where-to-house-them-and-employment-in-south-auckland/

https://voakl.net/2017/03/01/200000-new-residents-where-to-house-them-and-employment-in-south-auckland/

https://voakl.files.wordpress.com/2017/03/auckland-development-donut.jpg



With the development bulge happening in the South what would be the most logical step or steps?

The Re-Rise of the Super Metropolitan Centre

I would allow Drury for starters to evolve into a new Metropolitan Centre as I outlined in: Auckland to Receive its 11th Metropolitan Centre? Is the Super Metro Back?. That does mean an 11th Metropolitan Centre would nominally be added however, the Auckland Plan would still have ten. So which Metropolitan Centre got taken out?

Manukau City Centre would be removed and elevated into the new Super Metropolitan Centre tier in a refreshed Auckland Plan 2.0.

Why?

From: Auckland to Receive its 11th Metropolitan Centre? Is the Super Metro Back?

So would Auckland get an 11th Metropolitan Centre?

Yes.

Would it harm Manukau and Papakura?

No

Why?






Manukau Economics

The simple answer is no, a new mall next to a new transport interchange at Drury would not harm Manukau City Centre and its mall.

Why?

Urban and economic Geographies between Drury and Manukau are different as are their respective catchments.

The new mall at Drury would be set in a Town Centre environment while Manukau is set in a Metropolitan Centre environment. Town Centres (like Local Centres but bigger) are designed for a localised catchment where as a Metropolitan Centre is designed for a sub-regional (or in Manukau’s case regional and inter-regional) catchment. The size of the catchment will ultimately determine the agglomeration bonus effects – that is what and how much will cluster together in mutual benefit of one another inside a respective Centre. The City Centre obviously has the largest catchment thus the largest agglomeration bonus benefits in Auckland (hence the clustering of services and high density towers). Manukau City Centre would be next on the list with its catchment all of Southern Auckland and the northern Waikato. Consequently from this large catchment it too has large agglomeration bonus effects Drury would not be able to reach (being a Town Centre it does enjoy agglomeration benefits but at a small-scale).

I would not expect to find Government department headquarters in Drury but would in Manukau is an example of catchments and agglomeration. Manukau through its catchment would attract more international offerings in terms of retail and hospitality hoping to cash in on the large agglomeration bonus Manukau provides whereas Drury necessarily wouldn’t (would favour smaller and local based retailers). Simply put I would go to Manukau for very different reasons compared to going for Drury. Drury I would visit for the “local” shop and quiet

Picture 176: Some ideas from Otahuhu down to Pareata




catch up at a cafe or local green space. Manukau I would visit for the big retail scene, the wide hospitality scene especially at nights or the weekends, or the civic services clustered in the area.

Manukau is undergoing urban regeneration via Transform Manukau with the Metropolitan Centre zone allowing 18 storey residential or commercial towers. Ideally the Manukau Mall would double its size (by going up) to allow space for 400 retailers, a diverse and ethnic food-court scene, plaza space for informal recreation and allowance for residential and office towers above the mall itself. At least then the core of Manukau would be able to service its growing sub region of Southern Auckland more effectively than now. But in the end Manukau and Drury serve very different purposes to each other.




https://voakl.files.wordpress.com/2016/05/manukau-face-of-the-future-1.jpg



As for Papakura Metropolitan Centre? Apartments are slowly being built to give the place critical mass but a lot need to be done streetscape and retail offerings wise to bring Papakura up to its full potential.

…….

Source: https://voakl.net/2017/03/14/can-or-could-southern-auckland-house-another-mall/

Southern Auckland housing another Metropolitan Centre would give a signal to residents, businesses and investors the South is the place to be. Also remember we are trying to cut down long distance commutes from the South into the Isthmus to relieve pressure on the transport system. A new Metropolitan Centre allowing intense development over the next three decades would certainly act as a pressure relief value for the South and wider Auckland.

That said Auckland could still house ten Metropolitan Centres – with Manukau being elevated to a Super Metropolitan Centre. Yep a year later the Super Metropolitan Centre concept seems to have been revived as developments continue to evolve in the South. If Auckland does receive a new Metropolitan Centre in Drury then elevating Manukau to Super Metropolitan Centre status (reflecting its true regional catchment) would be prudent.

https://voakl.net/2017/03/14/can-or-could-southern-auckland-house-another-mall/



Picture 178: Unitary Plan centre relief values

……

https://voakl.files.wordpress.com/2016/07/unitary-plan-centre-relief-values.jpg



Manukau Super Metropolitan Centre would act as both a relief value to the City Centre while also acting at the vibrant heart to Southern Auckland (as outlined in: #ourmanukau Key Move 2: Creating a Vibrant Heart. Part 22 of the #TransformManukau Series).





As part of that vibrant heart Panuku Development Auckland recognised with Manukau:

Picture 179: Step 4 and 5 of Manukau Framework Plan Source: Panuku Development Auckland

Manukau’s strategic geographic location to the upper North Island gives Manukau regional and even inter-regional clout something the standard Metropolitan Centres lack. I had mentioned this regional and inter-regional clout during the time of the Unitary Plan Hearings however, we were shoe boxed in by how Manukau was seen under the Auckland Plan 1.0. Panuku as I see it with step five have re-illustrated Manukau’s regional and inter-regional role given Manukau’s prime geographic location. With this in mind it is

https://voakl.files.wordpress.com/2017/03/step-4-and-5-of-manukau-framework-plan.jpg



not fair to have Manukau as a standard Metropolitan Centre given Metro’s have a sub-regional catchment while Manukau has a regional and even inter-regional catchment.

As a result elevating Manukau to Super Metropolitan Centre status given its geographic importance would fit the ideas behind The Donut City concepts I have previously outlined.

Picture 180: Goal 2.8 of Manukau Framework PlanSource: Panuku Development Auckland




The Super Metropolitan Centre

This is what I had originally envisaged as the concepts of the Super Metropolitan Centre during the Unitary Plan processes of 2013-2016:

How the Super Metropolitan Centre Zone Fits in D.3 Business Zones of the Unitary Plan

The following to be inserted into the Unitary Plan to incorporate the Super Metropolitan Centre business zone:

D.3.3 Super Metropolitan Centre zone

Zone Description

The Super Metropolitan Centre is the second highest in the centres hierarchy after the City Centre zone. While the City Centre zone recognises the pivotal role in Auckland’s present and future successes, the Super Metropolitan Centre can also play such a future pivotal role.

More intensive than a Metropolitan Centre in development and catchment but less so than the City Centre Zone, the Super Metropolitan Centre will act as smaller scale complementary regional hub and international centre in: business, learning, innovation, industry, entertainment, retail and hospitality, culture and urban living.

To improve the vibe of the Super Metropolitan Centre environment the zone permits a wide range of activities to establish in most parts of the SMC. The zone also manages activities that have the potential to adversely affect the amenity of the Super Metropolitan Centre. The Unitary Plan enables the second greatest level of development in terms of height and floor area to occur in the Super Metropolitan Centre (behind the City Centre zone). Within the Super Metropolitan Centre (Manukau and Albany) itself, development potential is concentrated in the core central business district. Development potential reduces towards the respective ridgelines (e.g. Redoubt Hill) and transitions to lower heights towards its surrounding flanks (e.g. bordering Papatoetoe, Manurewa/Browns Road, Wiri and Auckland International Airport.

The Super Metropolitan Centre zone manages the scale of development in order to protect important sunlight admission to parks and public spaces, and significant views to the volcanic cones and other landmarks. The significant height and scale of buildings in



SMC increases their visibility from many places, affecting the quality of both public and private views at local and citywide scales. In addition to managing the scale of development, the zone manages the quality of building design to ensure new buildings successfully integrate with the SMC’s existing built form and public realm to create an attractive and recognisable skyline.

The Super Metropolitan Centre makes an important contribution to our sense of identity whether it is international, national, regional or sub-regional in sense identity construction.

A Super Metropolitan Centre does have comparisons also with the lower order Metropolitan Centres in acting as hubs for a wide range of activities including commercial, leisure, high density residential, cultural, community and civic services – but also including tourism activities. Super Metropolitan Centres development and activities are more intense level than an existing Metropolitan Centre but not as intense as a City Centre Zone as mentioned above.

In further reinforcement to the urban-scape of the Super Metropolitan Centre while still recognising its higher order hierarchy, the SMC again must have some street frontages within the zone are subject to a Key Retail Frontage or General Commercial Frontage overlay. Key retail streets are the focal point of pedestrian activity within the centre. General commercial streets play a supporting role. Development fronting these streets is expected to reinforce this function. Rules for the overlay are incorporated in the zone rules. New development within the zone requires resource consent in order to ensure that it is designed to a high standard which enhances the quality of the centre’s public realm. This recognises that the Super Metropolitan Centre is a blend of the higher order City Centre zone owing to sense of identity and greater intensity of development, production and catchment; as well as the lower order Metropolitan Centre zone in the fact an SMC still will act as the “sub regional” (as well as wider regional) “place” as well.

In saying that a Super Metropolitan Centre is viewed as a complementary City Centre area in-lieu of the existing City Centre Zone by some as part of their sense of identity attached to the SMC.



Objectives

1. To serve as complementary to the main City Centre Zone in servicing core parts of the region (Manukau serving Southern

Auckland and arguably the northern Waikato, and Albany in time serving the North Shore, Rodney and Northland), as well

as reflecting the linear Geography from Auckland.1*

2. The Super Metropolitan Centre is an attractive place to live, work and visit with a 24-hour vibrant and vital business,

entertainment and retail areas.

3. Development in the Super Metropolitan Centres is managed to accommodate growth and the second greatest level intensity

of development in Auckland (the City Centre Zone being the first) and New Zealand while respecting its surrounding physical

geography features such as hills, volcanoes, streams, lakes and harbours

4. A hub of an integrated regional (and inter-regional)*2 transport system is located within the Super Metropolitan Centre and

the Super Metropolitan Centre is accessible by a range of transport modes.

5. Key retail streets are the focal point of pedestrian activity, with identified general commercial streets supporting this role.

Malls continue to act as centre anchor points but are retrofitted to incorporate functionality with the surrounding Super

Metropolitan Centre rather than operating in their isolation away from the wider surroundings of the Super Metropolitan

Centre as they are now

6. For Manukau Super Metropolitan Centre: Support for the social policy initiatives and approach reflected in the broader

Manukau Community and the opportunities the Manukau City Centre derives to support these policies

Policies

Land use and development activities

1. Provide for a wide range and diverse mix of activities that enhance the vitality, vibrancy and amenity of the city centre

including:

a. commercial and residential activities

b. arts, entertainment, events, civic and community functions

1 See Golden Triangle Note on page: 43

2 See Golden Triangle Note on page: 43



c. high-quality visitor experiences, visitor accommodation and associated services

d. learning, teaching and research activities, with a particular concentration in the learning precinct.

2. Enable a significant and diverse residential population to establish within a range of living environments and housing

sizes.

3. Enable the significant concentration of office activity in Auckland (behind the City Centre Zone) to locate in the Super

Metropolitan Centre by providing an environment attractive to office workers.

4. Provide for a wide range of retail activities throughout the Super Metropolitan Centre while maintaining and enhancing the

vitality, vibrancy and amenity of core retail areas within the Super Metropolitan Centre and centres outside of the Super

Metropolitan Centre. In particular:

a. enable small-scale, niche retail to occur throughout the Super Metropolitan Centre

b. Encourage supermarkets and department stores within metropolitan centres by recognising:

i. the positive contribution these activities make to centre viability and function, and

ii. Designs that positively contribute to the streetscape and character of their surroundings, having regard to the

functional requirements of these activities.

c. avoid large department stores and integrated retail developments locating outside the core retail area where they

would adversely affect the amenity, vitality and viability of core retail areas within the Super Metropolitan City Centre and/or

centres outside of the Super Metropolitan Centre.

5. Support the development of public transport, pedestrian and cycle networks and the ability to change transport modes.

6. Identify and encourage specific outcomes in areas of the Super Metropolitan Centre that relate to:

a. distinctive built character; and/or



b. concentration of particular activities; and/or

c. activities that have specific functional requirements; and/or

d. significant transformational development opportunities.

7. Use framework plans to encourage comprehensive and integrated development of key development sites or precincts in

the Super Metropolitan centre.

8. Recognise the reverse sensitivity effects of the airport flight path can complicate (but not inhibit entirely) residential

developments within the Manukau Super Metropolitan Centre.

Super Metropolitan Centre form

9. Enable the tallest buildings and the greatest density of development to occur in the core Super Metropolitan Centre district

(subject to overlays such as the flight path).

10. Manage adverse effects associated with building height by:

a. requiring building height and development densities to transition down to neighbourhoods adjoining the Super

Metropolitan Centre

b. protecting sunlight to identified public open spaces and view shafts

c. requiring the height and form of new buildings to respect the surrounding physical geography form of the Super

Metropolitan Centre and the existing established or proposed character of precincts

d. managing the scale and form of buildings to avoid adverse dominance and/or amenity effects on streets and public

open space.

11. Maximise light and outlook around buildings.



12. Encourage public amenities to be provided within developments where possible, including publicly accessible open

space, works of art and through-site links.

Public realm

13. Require building and development of the highest quality that contributes to the city centre’s role as an international

centre for business, learning, innovation, entertainment, culture and urban living.

14. Require building frontages along identified public open spaces and streets to be designed in a way that provides a sense

of intimacy, character and enclosure at street level.

16. Enable high quality and interconnected public open spaces that are accessible and provide spaces for recreational

opportunities, facilities and events.

Other

17. Recognise the importance of particular streets identified on the Key Retail and General Commercial Frontage overlay as

primary places for public interaction:

a. by requiring buildings with frontages to these streets to:

i. provide greater ground floor heights to maximise building adaptability to a range of uses

ii. avoid blank walls

iii. provide easily accessible pedestrian entrances.

b. and in addition, require building frontages subject to the Key Retail Frontage overlay to:

i. maximise glazing



ii. erect frontages of sufficient height to frame the street

iii. provide weather protection to pedestrians

iv. avoid new vehicle crossings.

18. In the terms of the Manukau Super Metropolitan Centre: Recognise and facilitate the fact that the Manukau Super

Metropolitan Centre is the “commercial” hub supporting the southern Auckland industrial complex in: Wiri, Takanini, Drury South,

Glenbrook, East Tamaki, as well as the rural sector of Southern Auckland and northern Waikato

[1] See Golden Triangle Note on page: 43

[2] See Golden Triangle Note on page: 43

……

Source: My Unitary Plan submission

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The leg work for the Super Metropolitan Centre tier is all there ready to be inserted into a refreshed Auckland Plan 2.0. Given current development trends and pressures specifically in Southern Auckland, and the geographic prominence of Manukau as Panuku outlined I do not believe Manukau’s place as a Metropolitan Centre is well suited. Not when Metro Centres focus on smaller sub-regional catchments within Auckland while Manukau’s focus is indeed regional and even inter-regional. Because of the regional and inter-regional nature of Manukau having it elevated into full Super Metropolitan Centre status would be fit the Urban Geography trends both with Manukau itself and developments in Southern Auckland.

The ultimate question is will Auckland Council recognise this urban geography trend with Manukau and Southern

Auckland and finally bring the Super Metropolitan Centre into existence?

Picture 181: https://www.slideshare.net/lwolberg/cities-11-urban-geography-111

https://voakl.files.wordpress.com/2017/02/urban-geography.jpg

https://www.slideshare.net/lwolberg/cities-11-urban-geography-111