Wairaka Zoning and Precinct Section 32 evaluation for the Proposed Auckland Unitary Plan

Transcription

1 Wairaka Zoning and Precinct Section 32 evaluation for the Proposed Auckland Unitary Plan 1.0 OVERVIEW AND PURPOSE This document provides an assessment of the proposed Wairaka Zoning and Precinct Provisions in terms of Section 32 of the Resource Management Act 1991 ( RMA ). The provisions have been proposed by Unitec as part of their submission to the Proposed Auckland Unitary Plan ( PAUP ). The evaluation concludes that the amended provisions proposed by Unitec are the most appropriate provisions as they achieve a balance in terms of providing for the existing uses on the site while also providing for an increase in the amount of residential and mixed use activity occurring on the site. The provisions proposed by Unitec are effective and efficient in that they provide for an appropriate range of uses and level of development, bearing in mind the provisions of the regional policy statement in the PAUP. The potential costs and risks of the proposed provisions are avoided through the use of development controls and the requirements for integrated and comprehensive development. The changes that will occur will enable the on-going consolidation of the Unitec facility at the southern end of the site while also enabling an increase in the residential and mixed use activities on the site. The residential and mixed use activities will This evaluation has been set out in a manner which is consistent with the Section 32 evaluations undertaken by Auckland Council as part of the PAUP process. This document should be read in conjunction with the amended Unitec Proposed Unitary Plan submission and other associated documents, including the urban design report, economic analysis and transport report. 1.1 SUBJECT MATTER OF THIS REPORT This report addresses the provisions in the PAUP which provide for the use and development of land in the Wairaka Precinct. This report has been undertaken in a manner which is consistent with the provisions of Section 32 of the RMA as set out below. It is noted that this proposal is considered to be

2 an amending proposal as set out in Section 32(3). The full provisions of Section 32 of the RMA are set out below.

3 1.2 RESOURCE MANAGEMENT ISSUE TO BE ADDRESSED The resource management issue regarding the Wairaka Precinct relates to enabling Unitec to better fulfil its role as a premier tertiary education provider while ensuring that all land within the precinct is used efficiently and in a manner which is appropriate for the surrounding community and the centres of Pt Chevalier and Mt Albert. 1.3 SIGNIFICANCE OF THE SUBJECT Unitec has established itself as a premier tertiary education provider for skills-based learning. Unitec further aspires to be a world-class and world-scale institute of technology that is at the forefront of modern teaching innovation and practices. The development of tertiary education facilities such as Unitec is essential for the education, community and social infrastructure that will underpin Auckland s growth. The previous Auckland legacy Council used a range of methods to provide for the existing and future use of the campus site. These include: 1. A Special Purpose Education zoning 2. A concept plan for the Unitec Campus 3. A concept plan for the Public Health Site, Laundry Complex 4. A concept plan for the Public Health Site, Mental Health Block The above methods have become outdated in that they do not provide for the layout of development that Unitec wish to create or make efficient use of the large site. In particular, they do not recognise the approach of consolidating the campus at the southern end of the site and the freeing up of portions of the site for activities other than education. In a more general sense, the land within the precinct is of a significant size and therefore its future development has the potential to impact on the surrounding communities and the nearby centres of Mt Albert and Pt Chevalier.

4 1.5 AUCKLAND PLAN The Auckland Plan has outlined a shift towards quality and compact development as a key development strategy as a response to the region s growth over the next 25 years. To achieve sustainable development, Auckland s continued high population growth needs to be matched to a range of accessible, quality housing and employment choices. The emphasis is on growth in existing and compact urban areas which are served by efficient, safe public transport. Auckland Plan economic priorities include growing a business-friendly and well-functioning city; developing an innovation hub of the Asia-Pacific Rim; becoming internationally connected and exportdriven; enhancing investment in people, to grow skills and a local workforce; and developing a creative, vibrant international city. The Auckland Plan directives that are most relevant to the Wairaka Precinct include: DIRECTIVE 4.4 DIRECTIVE 4.5 DIRECTIVE 4.6 DIRECTIVE 7.2 DIRECTIVE 7.3 DIRECTIVE 7.4 DIRECTIVE 10.3 Ensure that our historic heritage appropriately informs new development and redevelopment, and inspires high-quality, sympathetic design. Promote economic development through heritage-led regeneration, leisure and tourism, and the appropriate use of existing heritage places. Recognise and reinforce the contribution of historic heritage to the character and quality of Auckland s urban and rural places. Recognise and promote: the contribution of natural heritage to urban character, quality, amenity and sense of place natural heritage as part of sustainable rural land management opportunities for conservation of natural heritage on public open space and private land. Identify significant landscapes, landscape character, natural character and natural features, and appropriately manage these to protect and enhance their biophysical and sensory qualities, and associated values. Identify places of high natural heritage value, and where appropriate, protect, manage and expand public open space areas so they can be enjoyed by everyone. Focus urban intensification in areas that have:

5 DIRECTIVE 13.3 permeable street and block networks that easily connect residents to amenities, or can be adapted to do so infrastructure in place or which can be provided in a timely and efficient manner close proximity and good walking access to community facilities, open space, high-frequency public transport, centres and business areas. Develop Auckland s transport system in line with the directions set out under Priority 2 and the sequenced investments set out under Priority 3 of this Chapter. 1.6 CURRENT OBJECTIVES, POLICIES, RULES AND METHODS The existing Auckland City Council District Plan: Isthmus Section contains the following themes in their objectives and policies for the campus site. Objectives: To provide for large-scale community facilities and infrastructure while ensuring the sustainable management of the natural and physical resources committed to them To provide for Ngati Whatua o Orakei to use their whenua tupuna (ancestral land) in a manner which: - Is consistent with the principles of Te Tiriti o Waitangi (the Treaty of Waitangi), and with the provisions of the Resource Management Act 1991 and the Orakei Act; and - Will achieve sustainable management of the land in keeping with the social economic and cultural well-being and health and safety of present and future generations of the hapu. - The management of the Whenua Rangatira is to reflect the spiritual, social and cultural heart of Ngati Whatua o Orakei (Marae/Urupa/Papakainga) and to promote the Whenua Rangatira as a taonga to be treasured by all peoples living in, and visiting Tamaki Makarau. To provide for transportation links which allow for the sustainable management of privately owned and strategically important land. To provide for the efficient use and development of sites which have a dual function for education and religious purposes, while ensuring that any adverse effects are avoided or mitigated.

6 1.7 INFORMATION AND ANALYSIS When considering the planning provisions relating to Unitec, it is essential that the key issues facing the tertiary institution are considered. These are summarised in Mr Smith s evidence to the Independent Hearings Panel on Topic 005: (a) (b) (c) (d) (e) That there are fundamental changes to the way tertiary education is delivered. This is brought about partly by advances in technology, partly in a greater understanding of how to optimise learning opportunities, and partly a strong recognition of the benefit in the applied learnings area of being able to integrate work experience and teaching in an integrated learning environment. The particular problems Unitec faces in a campus spread over 176 buildings across 55ha. The physical spread and distance creates significant problems in being able to move students and staff around the campus to meet education programmes. The campus is un-walkable between lectures. This has significant impact on efficiency and the effectiveness of the site as a tertiary education campus. The dissipation of facilities also significantly impacts the ability of Unitec to build a 'heart' for the campus and to build a strong network amongst students and staff, which a focussed concentrated campus delivers. None of the 176 existing buildings are fit for purpose in terms of modern tertiary education learning methods. The vast majority are prefab type buildings brought on for temporary use. Even the purpose-built buildings reflect an era of education which is no longer relevant and/or will deliver what Unitec needs to educate its students. Some of these buildings are capable of retrofitting for education facilities and these buildings have been designed and consented as part of the Unitec core campus resource consent issued in A Large proportion of the Unitec campus floor area is the former Oakley Hospital building, which is a listed heritage building both under the Heritage New Zealand list, Operative Plan and Unitary Plan. This structure achieves only 15% compliance with seismic codes and is a building totally unsuited to education, both because of its seismic characteristics and because of its thin narrow shape which does not enable suitable teaching spaces. Unitec needs to exit this building as quickly as possible and get its students and staff into safer, purpose-built education facilities. It should be noted that through this process and as outlined later in this report, Unitec is committed to bringing this building up to seismic standards and keeping the primary aspects of this heritage building to its successful adaptation for appropriate uses. It is this successful adaptation which will provide

7 the long-term use that in turn will ensure that this building is retained for the benefit of the broader Auckland community. (f) (g) (h) (i) (j) (k) (l) (m) (n) (o) The critical importance of the co-location of business with a tertiary education campus so that business can leverage the knowledge, skills, research and innovation which can be provided by a tertiary education facility; and which will ensure that Unitec students can benefit from the work experience, jobs and opportunity for workplace learning, which the collocation of strategic businesses offers Unitec. The Unitec vision of creating an urban village at Wairaka with a broad range of uses and activities within which there is a high quality campus. Unitec seeks to establish a precinct which complements the Point Chevalier and Mt Albert town centres by increasing the residential catchment for both these centres, and constraining the amount of retail activity within the Wairaka Precinct. The precinct creates an appropriate interface between the residential neighbourhoods to the south of the Wairaka Precinct, and the Unitec site, changing these interface uses from tertiary education to residential. The opportunity for significant student accommodation within the Unitec campus area. The mixed use nature of the Wairaka Precinct, which provides opportunities for people to live, work and learn in a unique and special environment. The creation of a roading network which connects to the Ngati Whatua block and unlocks this land for development. The creation of a formal public access to the Oakley Creek Reserve. The opportunity to provide legal frontage for the Mason Clinic and laundry site. The opportunities the Wairaka development provides to release funding to pay for the major upgrade of the Unitec campus and to provide ongoing funding for the Unitec programmes and support structures through issues like visiting specialist staff and student scholarships. It is both reasonable and appropriate that the above issues are used to inform and shape the planning provisions that apply to the site.

8 1.8 CONSULTATION UNDERTAKEN Unitec has undertaken extensive consultation with both government agencies and community groups in relation to the future. This consultation is set out in Section K of the Unitec Submission. 1.9 PROPOSED PROVISIONS The notified version of the PAUP contains the following objectives and policies in relation to the Wairaka Precinct and the Tertiary Education zone: Objectives (Wairaka Precinct) The objectives are as listed in the Special Purpose Tertiary Education zone except as specified below: 1. The predominance of tertiary education and accessory activities in the precinct is continued, while also providing for growth, change and diversification of activities overtime. 2. Comprehensive planning and integrated development of all sites within the precinct is achieved. 3. A rich mix of residential, business, tertiary education and community activities is provided, which maximises the efficient and effective use of land. 4. The healthcare/hospital facility and accessory activities and associated buildings, structures and infrastructure in sub precinct A (Mason Clinic) are provided for. 5. The commercial laundry service and accessory activities and associated buildings, structures and infrastructure in sub precinct B are provided for. 6. Historic heritage values including scheduled buildings, historic heritage places, Māori sites of significance and notable and urban trees, and the contribution they make to the precinct s character and landscape, are recognised, protected and enhanced in the precinct. 7. Open spaces and pedestrian linkages from the precinct to the wider area and neighbouring suburbs, including linkages between activities and open space nodes are provided for and enhanced. 8. The transportation demands of the precinct are provided for and the effects on traffic and pedestrians are managed. 9. An integrated mixed use urban environment is created, which:

9 a. incorporates high quality built form and urban design b. recognises, protects and enhances the environmental attributes of Wairaka in planning and development of the precinct, and c. avoids, mitigates and remedies adverse effects on existing stormwater, wastewater and road/sinfrastructure d. develops in a comprehensive and integrated manner, which complements and fits within the landscape and character of the surrounding environment e. contributes to the Mt Albert, Waterview and Point Chevalier communities. Objectives (Tertiary Education Zone) 1. Tertiary education facilities meet the education needs of their students, facilitate research and development, and provide for the well-being of staff, students and visitors. 2. Tertiary education facilities integrate positively with the wider community and environment and mitigate potential adverse effects. 3. New buildings and structures contribute positively to the amenity values of streets and public open spaces. The Wairaka Precinct provides for a range of activities associated with tertiary education as well as a number of additional activities that will help support the tertiary education facilities including residential, business, community and any accessory activities. The underlying zone (Tertiary Education Zone) is applicable unless otherwise specified by the precinct or overlay controls. The two sub-precincts enable the existing laundry operation and the Mason Clinic to continue their existing operations. Overlays that apply to the site include: Overlay infrastructure Manage the land adjoining heavily trafficked roads/rail lines that generate high levels of transport noise which affect community health. These provisions require new or altered activities sensitive to noise within the overlay to undertake mitigation so that occupants are not exposed to transport noise levels above WHO guidelines.

10 Overlay Historical Heritage A number of sites and places of value to mana whenua are located along the Oakley Creek and expanding into the Unitec site. Overlay Built Environment - Portions of the Unitec land close to the motorway and along Carrington Rd are subject to an air quality transport corridor separation. This applies to all major roading networks across metropolitan Auckland. Overlay Additional Height Limits - No additional height limits apply to the Wairaka precinct. There are however special height controls within the precinct document itself. Overlay Natural Heritage - The overlays identify that there are notable trees on the Wairaka precinct. No submission is proposed to this identification, although matters relating to trees are dealt with elsewhere in the submission. The volcanic view shaft from Te Atatu to Mt Albert cross the south western portion of the Wairaka site. This viewshaft crosses the site at 18 24m. The Proposed Plan is based on co-ordinates set on Mt Albert. We need to get our surveyors to accurately plot the impact of this. Overlay Natural Resources - The overlays identify that the aquifer sits beneath significant areas of the northern isthmus. Subject to Harrison Grierson disputing the factual location, no submission is proposed to this overlay, although we do address the controls. A portion of the north western area of the site is identified as significant ecological area: land. This relates to the tree belt adjacent to the Waterview State Highway 16 intersection. The notified PAUP also has implemented the use of framework plans and concept plans as a tool to provide for site-specific planning for Unitec s Mount Albert Campus. The framework plan process allows much more flexibility for land owners to adapt development as changes in the needs of the precinct change. In summary, the amended Unitec submission: Introduces a combination of Mixed Use, Business Park, the Mixed Housing Urban and the Terrace Housing and Apartment Buildings zone; Retains the existing sub-precincts of the Wairaka Precinct

11 Amendments to the objectives and policies to provide for a wide range of residential typologies, reinforce the business park, promote uses complementary to the Point Chevalier town centre and recognise the importance of cycling and comprehensive development. Amendments to the activity table to recognise changes in the underlying zoning and manage effects on surrounding centres and the operation of the tertiary education facility; A height diagram showing the modified height controls as they relate to the precinct; Amendments to the concept plan. 2 OBJECTIVES AND POLICIES This section assesses the objectives and policies of the precinct provisions as amended by the Unitec submission. 2.1 OBJECTIVE 1 The amendments proposed to Objective 1 are as follows: The predominance provision of high quality of tertiary education institution and accessory activities in the precinct is continued, while also providing for growth, change and diversification of activities overtime. The value of tertiary education facilities has been addressed by in the Unitec Urban Strategy Report prepared by Oculus, the Unitec Core Urban Strategy prepared by Oculus, the Proposed Auckland Unitary Plan submission prepared by Unitec and the Wairaka Precinct Strategy Report prepared by Tattico. Appropriateness of the Objective The objective gives effect to the purpose of the RMA to promote the sustainable management of natural and physical resources. Sustainable management means managing the use, development, and protection of natural and physical resources in a way or at a rate, which enables people and communities to provide for their social, economic, cultural well-being and for their health and safety.

12 The consolidation of the tertiary facilities and development of additional residential, business and cultural facilities is a consistent with s.5 (a) the sustaining the potential of natural and physical resources to meet the reasonably foreseeable needs of future generations. Relevance The objective describes the continuance of tertiary education services in the area with opportunities for the growth of additional activities within the site. Both reports prepared by Oculus have identify the changing profile of the Unitec Campus. Design principles that have shaped these documents describe the aspiration for providing a flexible teaching and learning spaces that cater to an evolving range of program offerings, a collaborative working and learning environment and current technology creating a vibrant and memorable campus heart with maximum flexible for a range of activities and users at various times of the day and at night. After assessing the PAUP, Unitec were supportive of the precinct approach and highlighted positive correlation between the precinct approach and regional aspirations of the Auckland Plan that place the Unitec Campus in a position to address issues such as transport and housing shortages, increased and better opportunities for education, supporting employment and protecting environmental values. Unitec has identified that the Unitary Plan approach of applying an underlying zone and overlaying a precinct to the campus will offer opportunity to develop a whole community, integrated with a highly flexible and technologically enabled learning environment that strategically positions Unitec to enable future generations of Auckland s young people to move into high quality work. In summary, the diversification of activities and the growth of existing activities will help enable the regional urban growth strategy. As the Regional Plan outlines a need for intensification and more efficient use of resources, the consolidation of tertiary facilities and the introduction of additional uses in the area will help provide for a development pattern and built form that is consistent with regional objectives. Usefulness Unitec addresses the usefulness of this objective by identifying the opportunity to create a core of education and business activity to support the surrounding residential area both existing and the proposed residential development of the remaining site. The residential development proposed for the

13 site will create an urban population base which will help re-invigorate the Point chevalier and Mt Albert town centres. In summary, the objective enables existing uses, specifically the presence of tertiary activities on the site to enable the development and support of proposed new residential, business and community services. It recognises the importance of tertiary services for the area with regard to both education and as a community facility, as well as the opportunities for a compact urban form, centred on the Unitec Campus. Achievability The precinct approach allows provisions that continue to enable tertiary activities as well as additional non-tertiary activities. With the provisions for the precinct there is a general precinct and two subprecincts. The provisions of the general precinct provide guidance for the overall development of the precinct, whereas sub-precinct A and sub-precinct B have provisions specific to the land-use and location. It is not dissimilar to existing frameworks, however the precinct approach has additional detail and specificity within the provisions ensuring a good outcome for the University as well as the wider community. Reasonableness It is reasonable to expect tertiary education services to continue to provide for skills-based learning services, recreation and community facilities. Policies (as amended) Policy 1 facilitates and encourages a wide range of uses within the precinct that are appropriate for the future development of the site and meets the changing demand for tertiary education facilities. Providing for a wide range of uses ensures that the tertiary education services provided are of a high quality and will provide opportunities for growth within the precinct that is of benefit to the university, local and regional economy. This allows the education provider (Unitec) to provide facilities that is consistent with the changing teaching/learning methods, research requirements and campus environment.

14 Policy 1a recognises the need to adapt to the changes within the teaching/learning environment and for business and other land uses to integrate with teaching/learning. The integration of different land uses will maximise the mutual benefits of mixed urban environment to ensure a high quality teaching/learning experience. The policy enables the education provider to provide education services that are reflective of the needs of students. Policy 2 encourages mechanisms such as concept plans and frameworks plans to ensure the integrated development of the precinct with all additional activities to support the existing tertiary education facilities, community facilities, Mason Clinic and laundry services on the site. A number of different factors have been identified of which should be considered or included to achieve a high level of integration between uses. Concept plans and framework plans allow a broad spatial pattern to be established which has been identified as the best possible method. Efficient land use of existing property profile allows for the establishment of a wider range of uses of which is best managed by a concept plan or framework plan approach. Policy 3 promotes economic activity that supports the tertiary education facilities and the community to create opportunities for employment growth within the precinct and surrounding neighbourhoods of benefit to the wider region. Teaching and learning has changed in ways that now require a closer relationship between learning and business which in turn has the benefit of fostering centres of excellence that encourage innovation and help support the economic growth of the region. Policy 10 encourages a mixture of housing typologies that will support the tertiary education activity and any accessory activities in the precinct. A mixture of housing provides opportunities for more intensification appropriate to the needs of the precinct and is an opportunity for growth that supports the existing tertiary education facilities whether ancillary to the tertiary education facility or not. There is flexibility to provide accommodation not only for students but for the rest of the residential market. A diverse neighbourhood ensures the viability of the commercial activities within the precinct and the benefits the commercial activities of the wider community. Efficient land use of existing property profile allows for the establishment of a wider range of uses. Rules and other methods The above objectives and policies are given effect to by a range of rules but primarily through the use of the activity tables in the Precinct.

15 Cost and Benefits of Proposed Policies and Rules Introducing a range of new land uses will enable the precinct to be developed in a way that meets the current needs of the site as well as being flexible enough to respond to the future demands of the site. Introducing business, office and research activities within the precinct are somewhat an extension of the existing and proposed tertiary facilities, providing services and employment opportunities similar to existing collaborations with tertiary education facilities. This may be difficult when developing a built form that is easily adaptable to various uses for the future or creating a spatial pattern that is easily adaptable to future use. Allowing development to reflect the changing demands of education ensures that the facility will able to provide the highest quality education services. Provides the precinct to be integrated into the existing urban environment and position the proposed education facilities as a cornerstone of the community. The framework plan approach aims to benefit from development on a larger scale that enables the establishment of a broad spatial pattern. Integrating all the existing land uses and proposed land uses in a manner that is compatible and of mutual benefit to all activities will be difficult but will ultimately result in the best urban design outcome. Increasing the economic activity in the area will be enabled by the introduction of a range of business activities compatible with the tertiary education facilities. This strategic approach to development will creates an environment that increases the number of employment opportunities for students, graduates and residents of the precinct. Diverse housing typologies will help with the regional demands for housing as well as providing a wider range of choice for student accommodation and other residents. Adequacy of Information and Risk of Not Acting Unitec has undertaken extensive analysis and assessment as to their strategy for the future. If this strategy is not taken account of or not provided Unitec will not be able to achieve their desire to become a world class tertiary facility. Ultimately this will have an effect on tertiary education for the people of Auckland.

16 2.2 OBJECTIVE 2 Comprehensive planning and integrated development of all sites within the precinct is achieved. No amendments are proposed to the above objective. Appropriateness of the Objective The objective gives effect to the purpose of the RMA to promote the sustainable management of natural and physical resources. Sustainable management means managing the use, development, and protection of natural and physical resources in a way or at a rate, which enables people and communities to provide for their social, economic, cultural well-being and for their health and safety. The consolidation of the tertiary facilities and development of additional residential, business and cultural facilities is a consistent with s.5 (a) the sustaining the potential of natural and physical resources to meet the reasonably foreseeable needs of future generations. Relevance The objective describes the need for a comprehensive planning approach for the campus site to ensure an integration of uses. The design principles Oculus have identified in their methodology for the Unitec Masterplan is consistent with the objective in that it aims to facilitate embedded business partnerships that will develop business partnerships that are complementary to the learning core and provide the opportunity for innovative and iconic architecture. Comprehensive development is not limited to the land use activities within the site but throughout all facets of the urban environment as the Unitec Masterplan aims to connect the campus and development to the wider context strong transport links and legible pedestrian and cycle networks. As discussed in the submission to the Proposed Auckland Unitary Plan, Unitec have stated the importance of the comprehensive planning and recognise that education and facilities for research and development play and their co-location with business and industry is integral to creating opportunities for employment and shared-learning programmes that will contribute to the region s economy. Unitec support a comprehensive planning approach as it will help contribute to achieving the overarching

17 objective of enabling quality urban growth as beyond education facilities, the precinct must provide for business and residential development as well as social and community infrastructure. Usefulness Tattico has addressed the usefulness of the objective in the Wairaka Precinct Regulatory Planning Strategy. The report identifies that the masterplan approach is critical to ensuring the provisions of the plan are delivering the development expected to occur in the Wairaka Precinct. The precinct requires a framework plan as a prerequisite to any significant subdivision or development. Framework plans have been identified throughout the Proposed Auckland Unitary Plan process as the best method to ensure comprehensive development of larger sites within the region. Unitec have been supportive of the Framework Plan approach and retain provisions for a framework plan ensuring a comprehensive development of the precinct. The submission made by Unitec for the Proposed Auckland Unitary Plan has retained the Wairaka Precinct, however has added new sub-precincts to provide for business and commercial services that is more consistent with the vision Unitec has for the future of its tertiary facilities. Achievability The Unitary Plan does enable comprehensive development of the precinct via mechanisms such as framework plans. However, the level of integration between any proposed land use activities will be dependent on the degree of detail within the framework plan. In this case, Oculus has prepared a masterplan for Unitec of which it has carefully considered all factors with the objective to achieve a truly integrated mixed use development. Reasonableness The framework plan approach allows Unitec enough flexibility to comprehensively redevelop the site but the requirement to consider the relationship of any redevelopment to the adjacent areas and the wider community. Given the level of detail required by the and the range of matters that need to be considered, the framework plan is the most appropriate option for achieving redevelopment of the site that is consistent with the Regional Policy Statement and what is envisioned by Unitec. Policies

18 Policy 2 encourages the comprehensive development through the framework plan process to ensure the integrity of continued tertiary education, associated research and community activities to occur within the site as well as other existing uses such as the Mason Clinic and the laundry service and new activities such as residential and business. A number of different factors have been identified of which should be considered or included to achieve a high level of integration between uses. Concept plans and framework plans allow a broad spatial pattern to be established which has been identified as the best possible method. Efficient land use of existing property profile allows for the establishment of a wider range of uses of which is best managed by a concept plan or framework plan approach. Policy 4 encourages the development of commercial activities that provide employment opportunities or support the tertiary activities of the campus as well as other residents and members of the wider community. A level of interdependence between commercial activities and tertiary education facilities creates an environment conducive to innovation. In summary, the policies relevant to this objective encourage an interdependence with the core tertiary facilities to provide mutual benefit between all uses within the precinct. Provisions for transportation, open spaces and residential use all support the changing profile of the tertiary education activities. A mixture of housing provides opportunities for more intensification appropriate to the needs of the precinct and is an opportunity for growth that supports the existing tertiary education facilities whether ancillary to the tertiary education facility or not. There is flexibility to provide accommodation not only for students but for the rest of the residential market. A diverse neighbourhood ensures the viability of the commercial activities within the precinct and the benefits the commercial activities of the wider community. Efficient land use of existing property profile allows for the establishment of a wider range of uses. Rules and other methods Policy 2 is implemented via the land use controls, specifically framework plans and subdivision controls. The framework plan process provides scope for the consideration of infrastructure requirements, transport planning, and traffic management, natural and historic heritage to be considered in conjunction with land use to ensure a cohesive urban environment. Policy 4 is implemented via the activity table applicable to the precinct. Cost and Benefits of Proposed Policies and Rules

19 Policy 3 encourages comprehensive planning of the precinct with the guidance of a concept plan or framework plan. This approach ensures that all the different existing uses and new uses are developed in a manner that enables each use to operate at the highest level and is complementary to the other uses in the precinct as well as with the surrounding environment. Unitec emphasise that the opportunities of the co-location of education, business and industry has been and will increasingly be an integral part of Auckland s economy. The policy will also help achieve the broader objectives of the Unitary Plan for the development of a more compact urban form that utilises only the most efficient and effective uses of natural and physical resources. Policy 4 is a positive action towards securing employment of those students and graduates of the University and ensuring that the skills of those students and graduates remain in the precinct and continue to propel the precinct as a leading education and commercial destination. This approach also helps to build collaborative relationships between the University and business. As outlined in the Unitec Core Urban Strategy, business partnerships that are complimentary to learning programs will enhance the student experience. Policy 5 helps to provides for a wider variety of typologies which is beneficial as it supports a number of different lifestyles as well as a positive action towards creating a compact urban form, particularly crucial given the proximity to the CBD and the access and connections available to and from the site. An increase in higher density typologies will increase the residential population of the area considerably which will help support existing and proposed education, business, commercial and retail activities in the area. Adequacy of Information and Risk of Not Acting It is considered that there is sufficient information on which to base the proposed policies and methods. 2.3 OBJECTIVE 3 A rich mix of residential, business, tertiary education and community activities is provided, which maximises the efficient and effective use of land. No amendments are proposed to the above objective.

20 Appropriateness of the Objective The objective gives effect to the purpose of the act to promote the sustainable management of natural and physical resources. Sustainable management means managing the use, development, and protection of natural and physical resources in a way or at a rate, which enables people and communities to provide for their social, economic, cultural well-being and for their health and safety. The consolidation of the tertiary facilities and development of additional residential, business and cultural facilities is a consistent with s.5 (a) sustaining the potential of natural and physical resources (excluding minerals) to meet the reasonably foreseeable needs of future generations. Relevance The objective describes the need for a range of different land uses to ensure the maximum potential of the site is achieved. The design principles emphasized in the Unitec Urban Strategy report prepared by Oculus has addressed the importance of achieving a mixture of land uses to ensure the success of the precinct. These principles address the need to provide a diverse mix of housing types that cater for a broad range of demographics and to develop business partnerships that are complementary to the learning core. The principles also consider the need for connecting the facility with the urban form, character and uses of the adjacent communities. Within the provisions for evolving tertiary facilities, provision for residential uses and business the Urban Strategy report encourages diversity within land use activities as well as the general mixture of compatible land use activities. Unitec recognise an advantage of the opportunities associated with residential development close to employment, education and recreation. It is expected that a larger residential population will Usefulness The Unitec Urban Strategy Report encourages a mixture of residential, tertiary and community which is consistent with the objective. However, the Urban Strategy Report also encourages a mixture of uses that is compatible with each other. The approach taken by Oculus and Unitec is to build activities that support the proposed consolidation of tertiary facilities and vice versa.

21 Unitec have acknowledged that the precinct plan applicable to the Wairaka campus is the best method to ensuring a mixed use development that includes residential, business, education and community uses. In summary, the diversification of activities and the growth of existing activities will help enable the regional urban growth strategy. As the Regional Plan outlines a need for intensification and more efficient use of resources, the consolidation of tertiary facilities and the introduction of additional uses in the area will help provide for a development pattern and built form that is consistent with regional objectives. Achievability The control of land use is a part of Council s authority. The mix of activities provided for in the precinct will include an underlying zone and five sub-precincts that will be individually distinguishable yet compatible with the purposes of the precinct as a whole and the wider neighbouring area. Reasonableness A key factor in reasonableness is the efficient and effective use of land. This objective enables these outcomes. The use of the land for a range of activities is also reasonable, particularly when land is no longer required for a purpose such as tertiary education. Policies Policies 1, 11 and 12 facilitate and encourage a wide range of uses within the precinct that are appropriate for the future development of the site and meets the changing demand for tertiary education facilities. Providing for a wide range of uses ensures that the tertiary education services provided are of a high quality and will provide opportunities for growth within the precinct that is of benefit to the university, local and regional economy. This allows the education provider (Unitec) to provide facilities that is consistent with the changing teaching/learning methods, research requirements and campus environment. Policies 2 and 29 encourage mechanisms such as concept plans and frameworks plans to ensure the integrated development of the precinct with all additional activities to support the existing tertiary education facilities, community facilities, Mason Clinic and laundry services on the site. A number of different factors have been identified of which should be considered or included to achieve a high level

22 of integration between uses. Concept plans and framework plans allow a broad spatial pattern to be established which has been identified as the best possible method. Efficient land use of existing property profile allows for the establishment of a wider range of uses of which is best managed by a concept plan or framework plan approach. Policy 5 encourages a mixture of housing typologies that will support the tertiary education activity and any accessory activities in the precinct. A mixture of housing provides opportunities for more intensification appropriate to the needs of the precinct and is an opportunity for growth that supports the existing tertiary education facilities whether ancillary to the tertiary education facility or not. There is flexibility to provide accommodation not only for students but for the rest of the residential market. A diverse neighbourhood ensures the viability of the commercial activities within the precinct and the benefits the commercial activities of the wider community. Efficient land use of existing property profile allows for the establishment of a wider range of uses. Policy 14 relates to sub-precinct C which is characterised as mixed-use area. Sub-precinct C has a focus on residential development but allows additional non-residential development. There is opportunity for more intensive residential development although it allows lower density housing that is adaptable to future commercial needs. The policy is consistent with the objective in that sub-precinct C has been reallocated for residential use as a more efficient use of land and provides for a range of housing typologies that meet the demands of the precinct. Cost and Benefits of Proposed Policies and Rules Policies 1, 11 and 12 organise the different uses in the precinct in a manner that allows them to benefit from each other. This has environmental benefits for residents both within the precinct and outside of the precinct as it ensures a compatible mix of uses that provides a high level of amenity and convenience for students, residents and those who work on the site. Policies 2 and 29 require a framework plan or concept plan in order to provide guidance for comprehensive development of the precinct and is the most appropriate mechanism to achieve an urban village type development that is sought. As noted in the submission to the Proposed Auckland Unitary Plan the consolidation of tertiary education facilities will efficiently cater for existing student needs, while enabling future growth capacity to meet the needs of the future student community well beyond the life of the Unitary Plan.

23 Policy 5 The benefits of the proposed policies and rules are that the precinct provides for a range of housing options that accommodate for a range of lifestyles. Policy 14 The benefits of the proposed policies and rules are that the precinct provides for a range of housing options that accommodate for a range of lifestyles. Adequacy of Information and Risk of Not Acting If a smaller range of activities was not provided for there would be a risk that the land may not be able to be used efficiently and effectively. 2.4 OBJECTIVE 4 The healthcare/hospital facility, and accessory activities and associated buildings, structures and infrastructure in sub precinct A (Mason Clinic) are provided for while that activity remains at Wairaka Appropriateness of the Objective The objective gives effect to the purpose of the act to promote the sustainable management of natural and physical resources. Sustainable management means managing the use, development, and protection of natural and physical resources in a way or at a rate, which enables people and communities to provide for their social, economic, cultural well-being and for their health and safety. The consolidation of the tertiary facilities and development of additional residential, business and cultural facilities is a consistent with s.5 (a) sustaining the potential of natural and physical resources (excluding minerals) to meet the reasonably foreseeable needs of future generations. Relevance The objective describes the need to continue to provide for activities, buildings and structures necessary for the operation of the Mason Clinic, identified as sub-precinct A. Sub-precinct A includes provisions specific to the operation of the Mason Clinic such as allowing accessory activities to the Mason Clinic, site specific planning for the future development of the clinic, managing the scale of activities within sub-precinct A to ensure no detrimental effects to the overall role and function of the sub-precinct.

24 Usefulness The proposed approach allows provisions specific to the sub-precinct to ensure that the needs of the healthcare/hospital facility and any accessory activities are able to be provided for. It recognises the importance of the healthcare/hospital facilities to the precinct and the adjacent neighbourhoods for the services it provides. Achievability Diversifying the range of healthcare related activities that are permitted within the sub-precinct ensures that the healthcare services can grow according to changing needs. The methods available to exercise such control are rules (including activity tables) and assessment criteria. Reasonableness It is reasonable to expect the effects of activities and development of the Mason Clinic and other healthcare facilities are managed or controlled to mitigate adverse effects on the surrounding neighbourhood but still enable the clinic and wider precinct to function. Rules and other methods Policy 13 enables the future development of sub-precinct A for healthcare and related activity use. The policy provides assurance of on-going operation of the Mason Clinic and healthcare facilities and the ability to expand those activities as a part of the Wairaka precinct. Policy 14 enables site specific planning for future development of the Mason Clinic allowing the healthcare facilities to adapt to changing requirements. The policy provides assurance of on-going operation of the Mason Clinic and healthcare facilities and the ability to expand those activities and any ancillary activities as a part of the Wairaka precinct. Policy 15 manages the scale of accessory activities in a way that meets the requirements of the subprecinct but does not undermine the functions of the precinct. The policy provides assurance of ongoing operation of the Mason Clinic and healthcare facilities and the ability to expand those activities and any ancillary activities in a way that does not compromise the function of the Wairaka precinct. Policy 15a provides assurance for the future development of this area should the Mason Clinic be relocated from the Wairaka Precinct. The area will be assumed into sub-precinct C and the area may be used for residential, business, retail and community activities. The policy provides assurance of future development pattern should healthcare services no longer be required in a way that does not compromise the function of the Wairaka precinct.