Whenuapai Structure Plan Neighbourhood Design Statement

Transcription

1 Whenuapai Structure Plan Neighbourhood Design Statement Yvonne Weeber, Auckland Design Office, Auckland Council Version 2.1 June 2016

2 This report has been prepared by: Yvonne Weeber, Principal Urban Design, Auckland Design Office This report has been reviewed by: Alina Wimmer, Acting Special Housing Area Programme Director Development \ Sarah Coady, Acting Team Leader, Region Wide Design Policy, Auckland Design Office WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 2

3 Contents 1. Introduction WSP Background The WSP Proposal Existing Context Design Rational and Principles Movement Network Public Transport Hubs and TOD s Neighbourhood Design Block size and lot size Built form types Kennedys Road Neighbourhood Brigham Creek Road - Dale Road Whenuapai Special Housing Area and NZDF Residential Accommodation Western Whenuapai Business Bristol Road Riverlea Road North Whenuapai Village Kauri Road and Rata Road Ockleston Landing Eastern Whenuapai South Trig Road and North Hobsonville Road Appendix WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 3

4 1. Introduction 1.1 The Auckland Council (the Council) is preparing a structure for the Whenuapai area. This report sets out the Neighbourhood Design Statement for the Whenuapai Structure Plan (WSP). It is one of a suite of technical reports that has been prepared to inform the preparation of the draft Structure Plan1 and ultimately a plan change for Whenuapai. 1.2 The WSP area (as shown in Figure 1) is approximately 1500 hectares in size, with 310 hectares occupied by the NZDF Airbase. WSP area is located approximately 13 kilometres to the north-west of Auckland s CBD. The land is gently undulating and broadly low-lying with the coastal waters associated with the upper Waitemata Harbour forming the Study area s northern boundary and state highways forming the majority of the west and southern boundaries. Figure 1 Boundary of the Whenuapai Structure Plan 1.3 The aim of this neighbourhood design statement report is to describe in words and illustrations how the mix and pattern of different land uses can be developed into a series of distinctive liveable neighbourhoods within the WSP. These neighbourhoods would respond to the: i. character and context of the existing environment: e.g. contours, existing natural features including streams, mature trees, views and vistas, proximityto the existing business centres, parks, and school (including the landscape assessment) ii. opportunities and constraints that will affect the WSP and its potential for development iii. details on how constraints will have to be resolved or prioritised and how they can assist in the avoidance or mitigation of potential adverse effects iv. the design rationale, principles and existing examples that have informed the neighbourhood proposals 1 This report is prepared in accordance with the structure planning requirements set out in Appendix 1.1 of the Proposed Auckland Unitary Plan (the PAUP). WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 4

5 v. key factors affecting the economic viability of local area service, retail and business in the WSP neighbourhoods2 1.4 The design statement of the planned future form and quality of the WSP neighbourhoods will include: vi. neighbourhood boundary and treatment with major infrastructure (e.g. motorway and NZDF Designated land) and environmental features vii. Land use zoning type under the Proposed Auckland Unitary Plan (PAUP) viii. the movement network and the future streets and roads within the WSP, ix. the conceptual lot and block sizes x. Built form including density xi. position of public open space (e.g. coastline esplanade reserves) and xii. position of business and social infrastructure e.g. schools. 1.5 Each neighbourhood will be different in size and shape and demarcated by different parameters. Some will have specific geographical or infrastructure boundaries while others will relate to past and future development. 2. WSP Background 2.1 The reason for the WSP is to improve future land use planning on land presently zoned Future Urban. A structure plan is required as part of the plan variation and change to rezone land from Future Urban to an appropriate suite of urban zones. The Council s preparation of the WSP will result in a plan variation and zoning change for the Whenuapai area. 2.2 The major landowners in the area include New Zealand Defence Force (NZDF), Ministry of Education and various other private individuals, trusts and companies. A number of landowners have collaborated together to put forward Special Housing Area (SHA) requests. The majority, except two, of these requests were unsuccessful however these landowners are still present for future collaborative development proposals. The SHA that were successful will enable development of around 50ha of land for urban purposes (residential and business). 2.3 The WSP is sufficiently broad in its land area to be able to address wider social and economic development goals supplying land for different densities of housing and different forms of business. 2.4 Major transport changes are proposed on the boundary and connecting to the WSP. The Integrated Transport Assessment (ITA) for Whenuapai considers transport effects of the proposed land use zoning and incorporates other Auckland road network investment recommended by other recent Studies. 3. The WSP Proposal 3.1 When fully developed it is expected that the WSP will accommodate at least 9,300 new dwellings with a population of 23,000 and employment of around 8, Whenuapai Structure Plan Business Land Assessment (May 2016) Market Economics Ltd. WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 5

6 3.2 The Council s WSP exercise undertakes a comprehensive assessment of the land, its constraints and opportunities and the matters that need to be addressed prior to and during the urban development of the area. The WSP exercise has been particularly cognisant of the existing natural and physical attributes of the land, including the need to protect and enhance the existing stream network that traverses the land, and to provide for parks in the area as the land urbanises. 3.3 The Whenuapai area is home to the Whenuapai NZDF Airbase, which has special requirements in terms of being a noisy land use with noise being created by aircraft take-off and landing plus on ground aircraft engine testing. The NZDF have noise flight contours within the district plan and the PAUP however the NZDF have recently commented on the need to update these flight noise contours. Inappropriate land uses (such as residential) within the flight noise contours of a 24 hour airbase are considered within this report. 3.4 Other NZDF urban development constraints do occur in the form of the airbase runway lights (northeast and southwest of the airbase) and the NZDF UHF aerials on the corner of Dale Road and Bristol Road. These areas are designated within the district plan and the PAUP. The type of land uses around these sites has still to be determined and will require further consultation with NZDF. 3.5 This report considers all the NZDF facilities (airbase, lights and aerials) as remaining and usage of these facilities continuing at the present level or increasing. Consideration of a frequent public transport connection (light rail or heavy rail) to the airbase if the frequency and type of aircraft flights increases has not been factored into the WSP. 3.6 The Ministry of Education have recently built a new secondary and a new primary school in Hobsonville. Future WSP residential development could initially be accommodated by the existing Whenuapai school and the schools close to Whenuapai such as in Hobsonville. However in the future with the estimated number of people in a fully developed WSP it is anticipated that there will be required a number of daycare facilities, up to four extra primary schools and up to one extra secondary school. Further work is required with the Ministry for Education to analyse if existing schools can incorporate more children and exactly how many more schools would be required. 3.7 Consideration of the placement of secondary schools next to or within walking distance of major local public transport hubs is important for the WSP and surrounding areas. 3.8 There are limited historic heritage items in Whenuapai which are already protected by the PAUP and these will continue to have statutory protection. 3.9 The physical development of this new community will take a number of years to develop and there will be a number of different development parameters and stages. The first stage will see houses being built on the existing SHA land on the corners of Brigham Creek Road and Totara Road by Staging over the remaining balance of the WSP land will be dependent on infrastructure. While the Council is planning to develop waste water and other infrastructure in timely manner to link with larger western sub regional connections, individual or a number of developers may wish to bring their developments forward. This means staging of the WSP is still rather fluid at present. WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 6

7 3.11 Transport projects will also be staged in this area. These projects have the potential to both open up new areas with potential hubs of public transport allowing intensive Transit Orientated Design (TOD) around these hubs and also create constraints with motorway extensions and intersection improvements. 4. Existing Context 4.1 The WSP area is characterised by the four landscapes: i. Northern Whenuapai Upper Harbour - A flat to undulating terrain with extensive northern coastline. There are significant areas of residential settlement, rural horticulture including greenhouses and associated industry. There is significant tree planting of standalone and shelter belt trees. The WSP urban development capacity needs to consider the existing land uses and residential context and landscape features. There are a number of constraints in this area such as the high voltage electrical lines, NZDF UHF aerials on the corner of Dale Road and Bristol Road, noise contour lines and engine testing noise. ii. Central Whenuapai Defence This is existing NZDF defence land which is flat with some large built form infrastructure including hangers, lights and aerials. This land is not available for WSP urban development. iii. Southern Totara Creek East- Trigg Road Rolling northwest draining landscape. Significant horticulture industry. This area is bounded by SH16 and Brigham Creek Road and Trigg Road. There are good views over the Whenuapai airbase from Trigg Road and the surrounding landscape. There is capacity for WSP urban development. iv. South east Waiarohia Stream Valley- Strongly rolling east draining pastoral land and physically separated from the rest of Whenuapai by the motorway corridor of the Upper Harbour Way (SH18). This landscape includes defined terrace areas to the south of the motorway. There is capacity for WSP urban development here. 4.2 At present there are a range of businesses from small retail, horticultural market gardens with large and small green houses and packing sheds through to Pinepac Whenuapai ITM (ITM) in the WSP. Different zonings occur for the different business uses on the WSP. ITM is zoned light industrial while the majority of the market gardening is zoned Future Urban within the PAUP. 4.3 There are two main retail areas. The first and the biggest with a petrol station and a variety of small shops including a butcher is centrally located in Whenuapai on Brigham Creek Road near the new Special Housing Area. The second a set of small shops on Puriri Road near to Waimarie Road intersection. Additional business zoning of local centre has been established within the central SHA off Brigham Creek Road next to the ITM. 4.4 The horticultural businesses within the WSP represent some of the largest building footprints with large extensive use of greenhouses. There are other businesses on a light industrial scale (such as Dirt Works and Whenuapai Automotive) scattered throughout the precinct but predominantly to the north or south of the precinct. One site off Totara Road also includes around 1.7 hectares of industrial junkyard. WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 7

8 4.5 There are a number of constraints within the WSP with the NZDF Airbase, and NZDF land and NZDF designation over private land. Constraints include noise, restrictions relating to aircraft approach flight paths and the large central location of the airbase itself. 4.6 With the SHA s consents in Whenuapai the NZDF outlined the strategic importance of the Whenuapai NZDF Airbase and its operational requirements. In particular consideration of the reverse sensitivity effects of allowing urban expansion in proximity to the airbase relating to the noise created by a 24 hour operation Whenuapai Airbase and overspill from street, urban lighting on air plane landings at night and any designs or management practices that may increase aircraft bird strike numbers. In particular large wading birds from bodies of water are a major issue. 4.7 This would mean the structure plan needs to consider suitable uses next to the NZDF airbase and within the flight noise boundaries. Provisions in the structure plan also need to include specific road layout and lighting levels plus the type of noise insulation standards required for housing. Aircraft noise should not be underestimated in relationship to night time sleeping within the WSP with a 24 hour airbase operation. 4.8 The boundary treatment of the interface between the Whenuapai Airbase and NZDF facilities with adjoining uses includes existing security fencing. Similar fencing and security measure are present around the Dale Road and Bristol Road NZDF Aerials. Changes in security levels could result in further security measures in future. 4.9 The designated runway lighting for the NZDF Whenuapai Airbase that is not on NZDF land will require specific design WSP provisions if development is to happen around or on this area Transport routes form a strong boundary to the WSP with SH18 and SH16. Both state highways sever Whenuapai making all connections difficult and very constrained. Whenuapai therefore becomes an island surrounded by the highways and the coastal environment. Any land uses and buildings adjoining either SH18 or SH16 would be preferable to be business related or if residential placed next to a State Highway noise barrier There are a number of infrastructure requirements such as waste water that need to be staged to link in with major future infrastructure upgrades. These staging requirements could have major implications on which part of the WSP could be developed first. In particular where housing could be constructed to help alleviate the present housing shortage and how it could be linked with existing social infrastructure Public transport is limited in the WSP area at present. Future public transport hubs are being considered which could provide a bus expressway along the highways. The WSP can provide for intensive TOD building forms of residential and service uses around the hubs of these transit stops There are two SHA areas within the WSP the first under construction around Whenuapi Village and the second in pre-application process at Ockleston Landing Whenuapai Village has two precincts. Whenuapai 1 Precinct is a 31.4 hectare area bounded by the three roads of Brigham Creek Road, Totara Road and Dale Road. It WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 8

9 is zoned predominantly Mixed Housing Urban (under the PAUP) with a corner area of local park reserve. Construction is occurring at present on the initial road layout of Precinct 1 and the corner reserve Whenuapi 2 Precinct site is 15.2 hectares and is being established into 50 residential sites plus parcels of land for more intensive future residential and local centre development. The road patterns and blocks are being constructed at present. 5. Design Rational and Principles 5.1 In summary, the principles that underpin the WSP exercise in developing a new community include: I. Capitalising on the established amenity, heritage and community recognition of the Whenuapai Village, NZDF land, trees (further details with a Arborist tree report would add to this structure plan) and key buildings to create a new urban environment II. Protecting streams, wetlands and waterways, enhancing water quality, and restoring vegetation and habitat (a detailed survey detail would add to this structure plan). III. Providing water sensitive design from on-site features through to infrastructure within the public realm. IV. Respecting existing residential neighbourhood character lot and built form. V. Creating local neighbourhoods with a, sense of place and that are woven into the topography, natural features and landscape. VI. Creating connections to and along the coastline and designing for future coastal erosion and inundation. VII. Creating legible urban form with streets and roads providing multi modal movement connections between key public and civic places in the community. VIII. Providing infrastructure and legible movement connections to grow public transport provision (bus and connections to ferries and train) for both the residential and business neighbourhoods. IX. Enhancing open space urban form legibility for recreation, play and contact with nature for residents. X. Encouraging sustainable land use with blocks and lots orientated to maximise solar gain. 6. Movement Network 6.1 The WSP exercise includes a considerable number of different owners. The council is taking an integrated approach to the street and open space network to provide a consistent standard of amenity in the public realm. The street and open space network needs to be designed to promote walking and cycling. The street layout should connect people to the key features of the settlement: the school, parks, employment such as the new industrial area, the airbase and community facilities. WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 9

10 6.2 There is a strong desire to motivate residents to cycle, walk and run through the provision of a safe and well-connected network of streets, cycle paths. Pedestrian and cycle paths along the existing road network need to be provided with the inclusion of connections via the open space corridors, complementing the street network. 6.3 There is the potential for the pedestrian and cycle paths described above to connect to and form part of a wider pedestrian and cycle network linking through to Hobsonville Point. The longer connections to Hobsonville Point will be attractive to both commuter and recreational cyclists. 6.4 Whenuapai currently has limited public transport options with only a commuter bus service at peak times. There is the ability to drive and or cycle to Hobsonville Point or West Harbour ferry service. However public transport is limited to commuter services making the predominant travel mode the private car. The Whenuapai SHA has future-proofed roads to provide for cycling and bus access which should be extended across the entire urban form of the Whenuapai Structure Plan. 6.5 It is worth considering future proofing WSP area with land being available in future for possible light rail/heavy rail connection to NZDF Whenuapai airbase. 6.6 The neighbourhoods within the site will all be accessed from the internal road network. Auckland Transport is working on the street network to align with their Roads and Street Strategy. One design requirement is that where ever possible a road network next to the future esplanade reserves is required to provide better coastal access for all residents of the area. 6.7 For the most part the internal road network should be designed to follow the natural contour and provide for an arterial network that distributes traffic. The road hierarchy includes collector roads and local roads with a fine grained residential streets and block structure with a grid like pattern. 6.8 The NZDF Whenuapai Airbase is a key defining feature of the WSP area and plays a major part in the movement network. Goods and services have to be brought to the airbase by land and the aircraft themselves form part of the movement network. The Whenuapai Airbase has specific operational requirements in terms of flight paths, training exercises, engine testing, aeroplane and helicopter flights occurring frequently. 6.9 Noise mitigation measures are a major issue for the WSP. The WSP needs to consider appropriate new land uses and buildings in close proximity to the NZDF Whenuapai Airbase and the State Highways. This is important to adequately address reverse sensitivity effects to avoid future conflicts between new residents, businesses, NZDF and the State Highway. 7. Public Transport Hubs and TOD s 7.1 The public transport hubs on the edge of the existing and proposed motorway should be designed to a high standard in a similar manner to overseas TOD s. The principles of these new TOD should be: i. Strong sense of place WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 10

11 ii. Medium to high density- compact and dense iii. Mix of land uses- both vertical and horizontal integration of uses iv. Compact pedestrian-orientated- Quality public realm with block sizes for 5 minute walk v. Active defined town centre- active street edges with wider sidewalks and employment closest to public transport vi. Limited or managed parking to reduce private car usage. Only maximum parking ratio for TOD land uses. vii. Connections to other transit or active transport modes. 7.2 The TOD s building form is described in greater detail as part of the neighbourhood design. 8. Neighbourhood Design 8.1 The overarching vision for the WSP area is to build on the existing community and further develop a strong community with high quality urban design and a diverse range of housing types, prices and forms of ownership. Well-designed homes that are energy efficient, noise insulated, close to social infrastructure and employment will lead to a vibrant Whenuapai community. 8.2 The ten WSP neighbourhoods, as presented on Figure 2 (A to J), are described within this report verbally. Appendix 1, a hand drawn land use plan, has helped with the calculations of land area and position of land use types. These neighbourhoods will be developed further through the structure planning exercise and with future masterplanning and precinct planning. These neighbourhoods provide a structure for how the land can be urbanised and how stages of development could be progressed. Figure 2 Neighbourhood Plan WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 11

12 9. Block size and lot size 9.1 Two block types for residential and a third bigger block size for business either light or heavy industrial. These block sizes have been used in this initial design of neighbourhoods for the WSP. i. Low density block type: This block type is more traditional block size based on a block from the Herald Island of approximately 100m x 180m with lots of 800m 2. This type of pattern has been used in existing residential areas such as the northern Whenuapai Village where there are issues of airbase noise and existing horticultural uses to consider in the overall design of the neighbourhood. In addition this block type can be used in areas where environmental considerations such as retention of tree cover are important and low density built form is more appropriate. ii. Medium and High density block type: This block type is based on the block sizes of Hobsonville and the Whenuapai SHA. The block is narrower approximately 60m x100m with lots of varying sizes from 100m 2 terraces to 360m 2 standalone houses. Blocks can also include apartment development and end blocks next to reserves at higher intensity. iii. Light and heavy industrial business: This block type is based on recent industrial block typology in Auckland and is based on a block size of 100m x 200m with lots being able to vary within the block or even take up the entire block. 9.2 In both residential block types a grid layout is used to provide a very permeable neighbourhood with good movement connections throughout the WSP. A similar grid type can be used for the business blocks helping with permeability and wayfinding which is often a problem in business areas. 9.3 The block design in size and form has the ability to change with topography, land use density, building form and other factors. WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 12

13 10. Built form types 10.1 The type of residential built form is dictated by the existing layout of areas such as the northern Whenuapai Village and new development patterns. Three building types are considered to be relevant in the development of the WSP neighbourhood blocks. i. Low Density- Detached Housing (Figure 3) In this report low density equates to a block size of 100m x 180m and a lot size of 800m 2 with a net density of 12.5 dwellings per hectare. This density allows for environmental constraints such as coastal edge, waterways, noise and high voltage lines. Note at present the Whenuapai rural horticultural and lifestyle blocks have a lower density of 1 dwelling every 3 or more hectares or 0.3 dw/ha. The 800m 2 lot size equates with Herald Island or with a slightly more intensive development than in the older areas in Whenuapai. Figure 3 Existing Whenuapai Low Density WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 13

14 ii. Medium Density- Detached Housing (Figure 4) In this report medium density equates to a block size of 60m x 100m and a lot size 200m 2 and net density of 25 dwellings per hectare. The lot 200m 2 size allows a diversity of possible detached house densities as in the Lester Street, Hobsonville model of detached housing. In Lester Street the 200m 2 lot size is in a block with higher densities that can create densities between 45 dwellings per hectare to a lower detached housing design density of 21 dwellings per hectare. Figure 4 Medium Density WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 14

15 iii. High Density Apartments and Terrace Housing (Figure 5) The high density in the WSP can range from apartments from over 285 dwellings per hectare to terrace housing of a 36 dwellings per hectare. In this report a midrange of net density of 150dw/ha is taken for high density. The block size of 60m x 100m is the same as medium density with approximately 7 or more developments within a block depending if they are apartments or terraces. Figure 5 High Density WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 15

16 iv. Business Zone- light or heavy industrial (Figure6) In this report business zone of light and heavy industrial equates to a block size of 200m x 400 with the block allowing a variety of different lot areas. This block size can accommodate both large scale buildings with their associated carparking and smaller sized buildings with outside storage and carparking. In Figure 5 a block of approximately 200m x 400m can accommodate two large buildings or around 16 smaller buildings. Figure 6 Business- Light or heavy industrial WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 16

17 11. Kennedys Road Neighbourhood 11.1 The Kennedys Road neighbourhood (A on Figure 2 Neighbourhood Plan) is made up of approximately 42 hectares with a net developable area of 21 hectares. It is bounded by SH16, Brigham Creek Road, Brigham Creek and Totara Creek Inlet. At the south western point of the site the North Western motorway ends and connects by a large roundabout with SH16. It is in essence a small island At present the neighbourhood is made up of large single house lots on SH16 and Kennedys Road and large lifestyle blocks with access off SH16 and Brigham Creek Road. A small road side coffee shop is on the corner of Kennedys Road and SH This area with its south western boundary of SH16 has a number of access issues due to any future development of a motorway extending beyond Brigham Creek Road and SH16 and future RTN station with associated park and ride in this area The owners of the Kennedy Road neighbourhood lots have worked together with Harrison Grierson to develop a draft mini structure plan for this area. This draft plan proposes approximately 1000 residential units (of various sizes) within this neighbourhood with an average house density of 25 dwellings per hectare over the entire gross of 42 hectares The development of a public transport hub allows the development of a TOD. This therefore gives this neighbourhood the potential to increase the residential density in and around the public transport hub At present Auckland Councils preliminary work has considered this neighbourhood of only being low density with 429 households on lots of approximately 400m2 or larger. This site should consider a greater mix of residential housing density especially if a public transport hub was to be established on the edge of this neighbourhood The final number include a small amount of low density, the majority of the site being of high density and a percentage of the site being medium density. Density type No. dwellings Dwelling % dw/ha Hectares required (net) High density % Medium density % Low density 10 1% Totals At the very least approximately 1 hectare of land would be needed for the transport hub. This area of land would only include the actual public transport hub, park and ride facility with entrance and exit corridors. Auckland Transport is considering this public transport hub as being suitable for park and ride facilities. Therefore the area of this public transport hub would be considerably larger than other ones in the WSP. Park and ride facilities could be incorporated with other more intensive developments around the core of the transport hub. WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 17

18 11.9 An intensive high density core of residential or mixed use should be situated around the Public Transport Hub. The remaining land would be made up of medium density of approximately 7 hectares and low density of around of less than 1 hectare. 12. Brigham Creek Road - Dale Road 12.1 The Brigham Creek Road to Dale Road neighbourhood (B on Figure 2 Neighbourhood Plan) is made up of 61 hectares of land with a net developable area of 27 hectares. This area of land is made up of 12 lots There are constraints to residential development in this neighbourhood with a high voltage electrical line transecting the south west part of the site close to the Totara Creek inlet. This area under the high voltage lines will have to have larger lots and or the inclusion of ongoing horticultural activity within this neighbourhood. In addition higher density housing may not be recommended next to the NZDF Aerials on the corner of Bristol Road and Dale Road. Density type No. dwellings Dwelling % dw/ha Hectares required (net) High density 150 Medium density % Low density % Totals Consideration should be made to make a pedestrian/cycle connection over the Totara Creek inlet to the Kennedy s Road Neighbourhood. 13. Whenuapai Special Housing Area and NZDF Residential Accommodation 13.1 The Whenuapai SHA (C on Figure 2 Neighbourhood Plan) is made up of 46 hectares of land with a net developable area of 30 hectares This SHA is made up of two precincts: i. To the west of Totara Road is Whenuapai 1 Precinct made up of 31.4 hectares and containing 650 dwellings (or 21 dwellings per hectare which is slightly lower dwelling number than the medium density). It is a trapezium shaped land bounded by the three roads of Dale Road, Totara Road and Brigham Creek Road. ii. To the east of Totara Road is Whenuapai 2 Precinct made up of 15.2 hectares. This site is divided in a grid of blocks 51metres deep (east west) to 210 long (north south). In the PAUP this is Mixed Housing Urban Zone with lots of between 300m 2 to 200m 2. An area of two blocks made up of 2.6 hectares has been zoned as Local centre which is north-west of the existing Whenuapai shopping centre In this report the two SHA s have been joined together with the existing business, school and NZDF accommodation to create a central neighbourhood for WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 18

19 Whenuapai. The final housing numbers however only relate to the SHA and not to the development potential of the NZDF approximately 100 dwellings in approximately 9 hectares gross land. This could be developed with mix of high and medium density to three times this number or around 300 dwellings. SHA 2a and 2b only Density type No. dwellings Dwelling % dw/ha Hectares required (net) High density 150 Medium density % Low density 12.5 Totals Western Whenuapai Business 14.1 This area (D on Figure 2 Neighbourhood Plan) will have two of the strongest entrances into Whenuapai. The Brigham Creek Road with the neighbourhoods of Kennedy s Road, Brigham Creek- Dale Road and the Whenuapai Special Housing to the north needs to set a positive scale, bulk and form when people enter Whenuapai. This should be created with a similar land use and built form on both sides of Brigham Creek Road. It is also important to create a good transition from mixed use/residential to business or light or heavy industrial What type of future street pattern and orientation of the block shape and lot sizes should be informed by the type of industrial use with environmental and existing use factors such as the roads not mimicking the NZDF runway angles This report is proposing residential development along the southern section of Brigham Creek Road of at least two blocks or 200 metres deep. A two block depth of residential lines up with the existing NZDF residential area and has a deeper and improved association with the residential land to the north on Brigham Creek Road. This would take out around 22 hectares (gross) and a net developable area of approximately 16 hectares of this business neighbourhood Future business development land would be supplied in the northern Whenuapai Village area next to the northern end of the NZDF Whenuapai airbase. Density type No. dwellings Dwelling % dw/ha Hectares required (net) High density % Medium density % Low density 12.5 Totals Bristol Road Riverlea Road 15.1 The Bristol Road and Riverlea Road (E on Figure 2 Neighbourhood Plan) is made up of 151 hectares of land with a net developable area of 83 hectares. WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 19

20 15.2 The area is made up of larger blocks of land with a majority of them taken up with intensive horticulture. On Riverlea Road there are 25 residential houses that are on 800m2 or larger lots A combination of low and medium density residential housing is proposed in this neighbourhood. The neighbourhood does have constraints with the NZDF Aerials on the corner of Bristol Road and Dale Road (Perimeter fencing of approximately 1,000m and 6.6 hectares area). For this report it is proposed that road is designed for the preferred boundary treatment of the NZDF Aerials. Further discussions with NZDF on what they consider an appropriate boundary treatment would be desirable and provisions may have to be placed within the Precinct if the aerials remain There are a number of waterways in this neighbourhood and has coastal boundaries on two sides. In this neighbourhood parks and a school are proposed and would make good connections with the waterway and coastal boundaries. Density type No. dwellings Dwelling % dw/ha Hectares required (net) High density 150 Medium density % Low density % Totals North Whenuapai Village 16.1 The north Whenupai Village neighbourhood (F on Figure 2 Neighbourhood Plan) is made up of 144 hectares of land with a net developable area of 76 hectares. At present there are approximately 400 residential dwellings in this area At present the Auckland Councils preliminary work considered this area would be made up of over 2000 households of low density housing. With the closeness of the airbase and the noise air boundaries it is my professional view that a large proportion of this area should be made up of buffer land uses that are not housing. The type of buffer land uses that would be appropriate could include similar uses to the existing light industrial or horticulture in this neighbourhood. The buffer land use it could be made up of light industrial areas, horticulture that would be able service the community, provide employment and also provide smaller sites than the large industrial land next to the motorway. The loss of this residential land would be made up of higher residential density in other areas of the WSP or residential in the Western and Eastern Whenuapai Business neighbourhood The area of residential in the North Whenuapai Village neighbourhood would be developed in low density at a similar lot size to Herald Island design pattern of lots. The present lot pattern would suit an incremental residential development pattern with infill housing occurring as well as more formal greenfield subdivision. A mix of housing types is envisioned where different aged houses, relocated houses from other parts of Auckland and new houses could co-exist in this neighbourhood. All housing in this area will require thorough noise insulation. WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 20

21 Density type No. dwellings Dwelling % dw/ha Hectares required (net) High density 150 Medium density Low density (incl 400 existing) Totals Kauri Road and Rata Road 17.1 The Kauri Road and Rata Road neighbourhood (G on Figure 2 Neighbourhood Plan) is made up of 47 hectares of land. It has been calculated as having 24 hectares of net developable land. This report proposes this is reduced by half to a net developable land for residential of only 12 hectares. The reason for doing this is due to the proximity of the airbase and noise generated by engine testing the area directly adjoining the Whenuapai Airbase is considered in my professional opinion as only being suitable for light industrial development At present there are approximately 50 dwellings in this area. Using a low density the number of dwellings would be increased to around 156 or 3 times the existing number and would be based primarily on the east of Kauri Road. Density type No. dwellings Dwelling % dw/ha Hectares required (net) High density 150 Medium density 25 Low density (incl 50 existing) Totals Ockleston Landing 18.1 The Ockleston Landing neighbourhood (H on Figure 2 Neighbourhood Plan) is made up of approximately 67 hectares with a net developable area of 31 hectares. It is bounded by Upper Harbour Motorway to the south east, Brigham Creek Road and roundabouts to the south and the Waiarohia Stream to west and the Waiarohia Inlet to the north. This is a large area of land that can only be accessed by car off Brigham Creek Road and the Upper Harbour Motorway or pedestrian and cycle overbridge from Rata Road over to Ockleston Landing neighbourhood onto Clarks Lane from the new Hobsonville housing and business area At present the neighbourhood is made up of large lifestyle blocks and smaller blocks for relocated houses on Clarks Lane. Ockleston Landing has close association with Hobsonville with the pedestrian and cycle overbridge and vehicle connection under the Upper Harbour Highway. Due to the proximity to Hobsonville there is the potential to follow the Hobsonville design with the use of a permeable road use pattern, similar block sizes and housing types. WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 21

22 18.3 Future road networks within the Ockleton Landing area should consider a permeable road network with smaller block sizes such as found in Hobsonville (60-80m x 70x 120m). The movement network should include a pedestrian walkway, cycleway and road next to the esplanade reserve throughout this neighbourhood The ends of the blocks facing on to Waiarohia Inlet provide the opportunity for higher and denser residential buildings e.g apartments. These buildings can provide a series of focal point buildings along the coastal edge. These focal point buildings would be enhanced by being approximately 5 to 10 metres above sea level and set back from the coastal edge with a esplanade reserve to the north A public transport hub of approximately 1 hectare of land. This transport hub would have no parking. The exact location could be in the vicinity of the existing pedestrian cycleway connecting with Hobsonville. Density type No. dwellings Dwelling % dw/ha Hectares required (net) High density % Medium density % Low density 20 1% Totals This neighbourhood has a Special Housing Area to the south of Ockelston Landing. This development is still in the pre-application stage of the resource consent process. 19. Eastern Whenuapai 19.1 The Eastern Whenuapai neighbourhood boundary (I on Figure 2 Neighbourhood Plan) is made up of the south Brigham Creek Road, to the north Upper Harbour Motorway (SH18) and to the east Trig Road. This area has the potential to provide a variety of land use types The Eastern Whenuapai neighbourhood is made up of 105 hectares of land with a net developable area of 51 hectares. Of the developable area 20 hectares are proposed to be residential Next to the Brigham Creek Road there is an area of low lying land that I have proposed as a reserve At the Trig Road there is the potential to have another public transport hub with intensive TOD either around it or along the ridge of Trig Road A public park is proposed near this public transport hub. This would be a facility able to be used by the west Auckland population and connected to public transport There is a new road proposed between Brigham Creek off ramp and Spedding Road to reduce traffic flow around the NZDF Whenuapai Airbase on Brigham Creek Road. This road will create good connections to the other Whenuapai neighbourhoods. WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 22

23 19.7 Residential housing is proposed to the south of this new road with business to the north and closer to the NZDF Whenuapai Airbase. The residential housing is proposed to be a mix of high and medium density. Density type No. dwellings Dwelling % dw/ha Hectares required (net) High density % Medium density % Low density 12.5 Totals South Trig Road and North Hobsonville Road 20.1 The south Trig Road and North Hobsonville Road neighbourhood (J on Figure 2 Neighbourhood Plan) is an area of land quite separate from the other Whenuapai neighbourhood. The land area is made up of 109 hectares with net developable area of 52 hectares. The Upper Harbour Motorway (SH18) severs this neighbourhood from the Whenaupai area. The neighbourhood is strongly rolling with east draining pastoral land and defined terrace areas Currently Hobsonville Road has low density housing to the west and open farm land to the east adjoining industrially zoned land that is being developed at present This report is proposing a mixture of medium and high density in this neighbourhood. High density would work best in and around any small local centre, school and park development off Trig Road. Density type No. dwellings Dwelling % dw/ha Hectares required (net) High density % Medium density % Low density 12.5 Totals WSP Neighbourhood Design Statement - ADO Auckland Council June 2016 Page 23

24 Appendix 1 Hand drawn land use plan for analysis of the position and area of land use and built types. 8 June 2016