PART 3 - CONTENTS
PART 3 NEW AND FUTURE URBAN EXPANSION
3 .1 INTRODUCTION
3.1 .1 General 3.1 .2 Urban Development Strategy 3.1.3 New Urban Zoning 3. 1 .4 Future Development Zoning and Staging 3 . 1 . 5 Structure Plans
3.2 NEW DEVELOPMENT OBJECTIVE AND POLICIES
3.3 CLENDON PARK
3.4 FLAT BUSH
3.5 BOTANY ROAD WEST
3 .6 HILL ROAD
3 .7 WOODSIDE HEIGHTS
3 .8 MANGEMANGEROA
3 .9 TE U KAIPO
3 .10 WESTNEY ROAD
3.11 MASSEY ROAD
3.12 ORUARANGI SOUTH
CITY OF MANUKAU SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
3.1 INTRODUCTION ( 3.1.1 General This part of the Scheme sets out the objectives and policies for the expansion of the City's urban area for the purpose of establishing the ultimate form of the City. An indication is given of the pattern and sequence in which development will occur and the means by which the releasing of land from rural to urban purposes will be implemented.
Also included in this Part are structure plans for:
Clendon Park
Flat Bush
Botany Road West
Hill Road
Woodside Heights
Mangemangeroa
Te U Kaipo
Westney Road
Massey Road
Oruarangi South
3.1.2 Urban Development Strategy 3.1.2.1 Plan 3A gives an overview of Council's urban development strategy. The primary aim of the Council's future development policies is to achieve by way of controlled development the consolidation of the City in order to improve transport linkages and create a better relationship between home, work, shopping and recreational facilities.
The Council has recognised the significance of the following factors in developing its urban development strategy:
(a) provision of a rational sequence of development;
(b) provision of continuous transport links, particularly suitable for public transport;
(c) provision for new residential development in close proximity to major employment generators and existing urban facilities;
(d) utilisation of commitments to existing services;
(e) the demands of the market for various types of land;
(f) utilisation of natural topographical features as constraints to urban expansion and the preservation of those natural features;
(g) protection of rural areas from unnecessary urban encroachment;
(h) provision for protection of archaeological sites and waahi tapu will be considered.
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PLAN 3A Woltemato Harbour V
NEW AND FUTURE URBAN EXPANSION (Indicative Only)
tW:!~11~~~0.--,~\') I Urban Area Rezoned for Urban Purposes in this review omoommmom Future Development Zone Future Scenic Route * * Direction of Growth Rural Area
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3.1.2.2 The key sector of future urban development within the City is the East Tamaki Area. This Area is to be developed primarily for residential purposes balanced by employment generating uses. Plan 3A indicates that urban development will ultimately be contained by the ridgeline to the east of East Tamaki which provides a natural urban boundary. Low density residential development along this ridgeline will provide a transition between urban and rural uses. The Planning Maps show a proposed scenic road along this ridgeline from Redoubt Road to Ormiston Road. This road will ultimately connect Redoubt Road with Point View Drive.
3.1.2.3 The urban boundary to the east of Manurewa has been set with regard to a balance between protecting soils of high value for food production and ensuring that residential areas to the east of the Southern Motorway are of sufficient size to support an adequate range of commercial, educational, recreational and community facilities.
3.1.2.4 The western extent of urban development in the City has largely been determined with reference to the Auckland International Airport Vicinity Plan. This plan, jointly prepared by the Council and the Auckland Regional Council contains recommended zones for the Puhinui Peninsula, Selfs Road, Pukaki, Oruarangi and lhumatao areas based on the criteria of noise, airport development plans, soil quality and similar matters. In the area beyond that covered by the plan the western extent of urban ( development in Mangere has been set with regard to protecting high quality soils from unnecessary urban encroachment, providing a buffer against the sewage ponds and difficulties in servicing the land.
3.1.3 New Urban Zoning 3.1.3.1 Residential Manukau City's population grows by approximately 4,000 persons per annum from natural increase and net migration. Associated with this fairly rapid population growth is an ongoing demand for new residential accommodation which results in the construction of some 1300 new dwellings each year. This development involves the annual subdivision of some 100 ha of previously unsubdivided residential land. Although there are yearly fluctuations according to a range of economic and social factors, it is anticipated that over the years this Scheme is operative there will be an average annual uptake of 1 00 ha of unsubdivided residential land throughout the City.
Council has a policy of maintaining at all times a reservoir of zoned, serviced residential land of sufficient size to accommodate at least eight years growth. Eight years supply is required because this is the time frame involved in the transformation of unserviced, unsubdivided land into a residential community nearing capacity, through all stages of development. Monitoring has shown that approximately one year's supply of land is held in the form of subdivided sections at all times, leaving the need for a seven year reservoir in order to attain this policy. As from mid-1991, some twelve years supply will be required in order to ensure that seven years supply is still in hand by the time the Scheme is next reviewed.
The demand for new housing and consequently for subdivision of residential land is not constant across the City. The different geographical parts of the City tend to form different land markets, each with their own housing type and rates of development. In order to meet the anticipated demand for residential land in the various parts of the City, after taking into account the amount of vacant residential land currently in each area and the annual rate of uptake, the following rezonings have been undertaken in this Review: Ward Locality Area (ha) Pakuranga/Otara Mangemangeroa and 180 Te U Kaipo
Mangere Westney Road 33 Massey Road 15
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The release of this land has been planned to occur in compact units so that each new residential neighbourhood is able to utilise educational, community and commercial facilities already established in adjoining areas until new facilities are ( available within the new neighbourhood.
3.1.3.2 Industrial In conjunction with the City's substantial annual population growth, the growth in industrial development involves an average annual increase of 44 ha in the area of occupied industrial land, over 80% of which is in the East Tamaki, Manukau Central and Ascot industrial areas.
It is Council's policy to maintain a reservoir of industrial land of sufficient size in order to balance the release of land for residential purposes with that for employment generating purposes. This is important to ensure that the supply of jobs grows in proportion to the ever increasing number of workers resident in the City. Failure to do so would result in an increase in the job deficit and the need for an increasing proportion of workers to commute to work in other parts of the Auckland Region.
Using a rationale similar to that outlined above regarding residential land supply and demand, enough industrial land should be zoned in each locality and market segment to ensure a reservoir of eight years supply at all times. However, almost ( all of the smaller industrial areas are constrained by existing development around them and there is no scope for increasing their extent once fully developed. Of the larger industrial areas, analysis shows that there will be sufficient zoned land available to meet the anticipated demand until this Scheme is reviewed again without the need for additional rezoning in all areas except for East Tamaki. 20 hectares of land in East Tamaki, bounded by Ormiston Road and East Tamaki Road has been rezoned to Industrial 1 . If current rates of uptake of industrial land continue as anticipated, further land will need to be rezoned within the East Tamaki area for industrial/commercial purposes at some point before this Scheme is next reviewed.
3.1.4 Future Development Zoning and Staging 3.1.4.1 Zoning Plan 3A shows the extent of the Future Development zone. The zoning is aimed at ensuring a controlled transition from rural to future urban use and, in the interim, emphasis will be given to the protection of the rural character of these areas. The future development zoning provisions are incorporated in Part 12 of the Scheme. The Future Development zones have been divided into three successive stages for development in accordance with the overall objectives and policies for the growth ( of the City. Each stage will only be released for urban development when the Council is satisfied that the demand for the uses intended for each particular area can be substantiated in terms of the provisions of the District Scheme, and that the location of such development will constitute a logical extension of the urban area, particularly in terms of the bulk servicing programme. The following paragraphs include brief descriptions of the land included in the three stages shown on the Planning Maps.
3.1.4.2 Stage One (a) The largest parcel of Stage One land is the area lying within the northern portion of the East Tamaki Corridor. Most of this area is part of a Structure Plan contained in Statement 3.9 and its boundaries correspond with a bulk sewer catchment delineated by the Auckland Regional Council. The area is intended to be developed primarily for residential purposes with topographical features being used to define the eastern extent of the East Tamaki industrial area north of East Tamaki Road. This is part of a strategy to concentrate residential development to the east of the existing Industrial Area. This strategy will ensure that each new residential neighbourhood is able to utilise . educational, community and commercial facilities already established as part of
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previous developments in the Corridor until new facilities are available within ( the neighbourhood. In this way the serious social consequences resulting from the hiatus between residential development and the provision of essential facilities can be avoided or at least ameliorated.
(b) All of the land within the Waiouru Road Peninsula area has been zoned Stage One. It is intended that this land be used primarily for commercial and industrial purposes with provision for a number of major coastal reserves. The development of this area for employment generating uses will complement the development of the Stage One area mentioned in (a) above.
(c) An area of 37 ha to the north of Favona Road (which is currently a small rural enclave primarily used for horticultural purposes) has been given a Future Development Stage One zoning to reflect mounting market pressure for its urbanisation. As yet a structure plan has not been included in the District Scheme for this area. A number of issues including servicing, roading and protection of the coastline of the Manukau Harbour will need to be further investigated before such a plan could be incorporated in the Scheme. At this stage the area has been earmarked for industrial use but it is possible that further investigation may indicate an alter.native use or mixture of uses. One of the possibilities that must be investigated is the need for a new Commercial ( 2 centre in this part of Mangere.
(d) Stage One zoning has also been applied to 20 ha of land fronting Oruarangi and Montgomerie Roads in Mangere. In determining the ultimate use of this land, the Council will use the recommendations of the Auckland International Airport Vicinity Plan as a guide.
3 .1.4.3 Stage Two The central portion of the East Tamaki Corridor has been accorded second priority in the staging of future urban development. This recognises that bulk services will probably not become available within this area before the next review of the District Scheme. In terms of the strategy to balance residential development with employment generating uses it is envisaged that the land to the west of the proposed central arterial within Stage Two will be developed for industrial purposes.
3 .1.4.4 Stage Three The southern portion of the East Tamaki Corridor is given third pnonty in the staging of future urban development reflecting the fact that servicing of this area depends on the southeast branch of the Auckland Regional Council's* Tamaki East ( Interceptor Sewer being extended through the Stage Two area to the north as development of that area proceeds. As soils with high value for food production are prominent in this area it is considered that it should remain in rural use for as long as possible. However, public investment in services and this area's proximity to urban facilities dictate that it will ultimately be used for urban purposes.
3.1.5 Structure Plans 3.1.5.1 In planning for the development of new urban areas, the Council has adopted a procedure whereby prior to the urban rezoning of any area zoned Future Development, the Council will prepare a draft structure plan of the area. The structure plan will indicate the primary elements of the proposed urban framework for an area including road and reserve networks and sites for commercial, educational and community facilities. Following consultation with interested individuals and organisations, the structure plans will be incorporated in Part 3 of the Scheme.
* The Auckland Regional Council no longer operates sewerage facilities, these are now the responsibility of Watercare Services Ltd
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Generally, this will occur at the time of review with the aim of always having a settled structure plan for land with the highest priority for urbanisation in advance of the actual urban rezoning of that land. This process will ensure that all new ( urban areas are comprehensively planned.
3.1.5.2 On rezoning of land within a structure plan area, the structure plan proposals in Part 3 will be transferred, wherever possible, onto the Planning Maps in the form of zoning, designations and indicative notations. Subsequent subdivision and development of the rezoned land must comply with the relevant provisions of the District Scheme including the subdivisional requirements of Part 6.
3 .1.5.3 Plan 38 shows the boundaries of all the structure plans currently incorporated within the District Scheme. Sections 3.3 to 3 .12 of this Part contain the structure plans themselves and describe in detail proposals for the comprehensive development of these new urban areas. Some of the structure plan areas (e.g. Clendon Park) are almost fully developed but the development policies will be retained in the Scheme until such time as development is complete.
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PLAN 38 ( Wo/temota Hatboul V
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KEY 1. Clendon Park 2. Flat Bush 3. Botany Road West 4. Hill Road 5. Woodside Heights 6. Mangemangeroa 7. Te U Kaipo 8. Westney Road 9. Maney Road 10. Oruarangi South - Structure Plan Boundary
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3 .2 NEW DEVELOPMENT OBJECTIVES AND POLICIES Objective: ( 3.2.1 To consolidate the form of the City by setting urban limits.
Policies: 3.2.1.1 The eastern extent of urbanisation in East Tamaki has been determined by the ridgeline shown on Plan 3A which is consistent with service catchment boundaries and will provide ample area for the establishment of a number of residential neighbourhoods self sufficient in a full range of urban services and facilities and close to major employment generators.
3 .2.1.2 The eastern extent of urbanisation in Manurewa has been determined by balancing the need to protect soils of high value for food production against the need to create residential areas to the east of the Southern Motorway which are of sufficient size to support an adequate range of commercial, educational, recreational and community facilities.
3.2.1.3 The western extent of urbanisation has been determined with reference to the provisions of the Auckland International Airport Vicinity Plan, the protection of high quality soils, the presence of the Manukau Sewage Purification Works and the availability of bulk services. (
Objective: 3.2.2 To ensure that the release of land for urban expansion occurs in a comprehensive and logical manner.
Policies : 3.2.2.1 Within the urban limits proposed by the Scheme, Council will maintain a reservoir of land zoned .for residential purposes which is sufficient to accommodate at least eight years growth at any time, taking account of land availability and demand in the various residential market segments.
3.2.2.2 Wherever possible, Council will maintain a reservoir of land zoned for employment generating purposes which balances the reservoir of land zoned for residential purposes.
3.2.2.3 The progress of subdivision and construction will be closely monitored by analysis of the availability of vacant land, the level of building activity and the occupation of those buildings. ( 3 .2.2.4 Land for urban development will be released in compact units and in a logical sequence to ensure that essential services, facilities and amenities are available.
Objective: 3.2.3 To establish a logical sequence of development within the Future Development Zone.
Policy: 3.2.3.1 Land within the Future Development Zone will be staged to take into account the availability of bulk services; the need to expedite new transport linkages; the proximity of the existing urban area; and, in the East Tamaki Corridor the commercial strategy outlined in Part 11.1.6.
Objective: 3.2.4 To encourage continued use of productive land for agricultural purposes on the urban fringe.
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Policy: ( 3.2.4.1 The staging of future development will take account of high quality agricultural land where practicable and the benefits of retaining it in production for as long as possible.
Objective: 3.2.5 To create a better relationship between home, work, shopping, recreational and educational facilities for the residents of new urban areas.
Policies: 3.2.5.1 Prior to the urban rezoning of areas zoned Future Development, the Council will prepare a draft structure plan indicating the primary elements of the proposed urban framework including road and reserve networks and sites for commercial, educational and community facilities. ·
3.2.5.2 Following consultation with interested individuals and organisations, the structure plans will be incorporated in Part 3 of the Scheme.
3.2.5.3 The neighbourhood unit concept, based, where practicable on the catchment area ( of a primary school, will be used in the design of structure plan areas. 3.2.5.4 Major physical features, such as streams, ridges or valleys will be used where practicable as the design boundary of a neighbourhood unit and to provide visual definition and open space between neighbourhoods.
3.2.5.5 Major traffic routes will be directed around neighbourhood units rather than through them, wherever practicable.
Objective: 3.2.6 To ensure that development is co-ordinated and structured to achieve a high standard of design and a high level of amenity.
Policies: 3.2.6.1 Scheme plans of subdivision shall adhere to the policies and prov1s1ons of the Scheme and have due regard to road alignments and other features as shown on the Planning Maps and as described in the Structure Plans in Part 3 of the Scheme.
3.2.6.2 Where sites for facilities or uses such as reserves or commercial areas have been ( shown or described in structure plans, they shall be incorporated within the subdivisional design having regard to topography, aspect and any significant natural features.
3.2.6.3 The Council will work in conjunction with statutory bodies and development agencies to ensure the co-ordination of development.
Objective: 3.2.7 To ensure that social, health and community considerations are taken into account in new urban development.
Policy: 3.2.7.1 In the preparation of any structure plan, full regard will be had to the objectives and policies contained in Part 4 of the Scheme.
Objective: 3.2.8 To ensure the protection of the natural landform, features and vegetation which enhance the amenity of the landscape. l
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Policies: 3 .2.8.1 The landform and vegetation should be disturbed as little as possible. (
3.2.8.2 Topographical features shall be major determinants of the form of development and shall be utilised to establish the local character of the area .
3 .2.8.3 Major stands of bush and trees are to be incorporated within reserves, or road reserves or protected within residential development.
3.2.8.4 Major gullies should be retained in as natural a state as possible for natural stormwater drainage and to enable the creation of walkways.
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3.3 CLENDON PARK 3.3.1 Description of the Area This area comprises a total of 165.2 ha bounded by the Manukau Harbour, Gibbons Road, Weymouth Road, Roscommon Road and Burundi Avenue.
The landform is relatively flat but is broken by a number of streams and gullies which drain into the sea. Throughout the area there are numerous belts and groups of mature trees (mainly gums, macrocarpa and pines) with small groups of native trees in some places.
The coast is an extremely significant feature and is of importance both to the local area and the City as a whole. Much of the shoreline of the Manukau Harbour has been taken up by the airport area or has already been developed. This section, which has relatively good beaches, will therefore provide one of the few opportunities for beach access in this part of Manukau City. Existing public access is provided by both Gibbons Road and Palmers Road. There is also a gazetted Wild Life refuge extending westwards from the coast between Palmers Road and Finlayson Avenue.
The development of Clendon Park will complete the urbanisation of land to the west ( of Manurewa. It will be mainly developed for residential purposes, thereby extending the suburban area of Manurewa through to Weymouth. With a variety of density and type of housing being provided it is expected that an additional 7,000 people will be accommodated in this area.
The proposals described by the following Development Policies are shown on the Planning Maps.
3.3.2 Development Policies (a) Residential Residential zoning in this area will provide a variety of choice in housing types by requiring a range of lot sizes and by making special provision for a variety of multi-unit development.
(bl Commercial A District Centre (Clendon Town Centre) will provide a.focal point for a large area including Weymouth and the area to the east up to a vicinity of Rowand ale Avenue. The population for this district is expected to be approximately ( 24,000 to 28,000.
The District Centre will contain a major shopping complex, other activities such as a tavern and service organisations, plus a local industrial area and community facilities.
One neighbourhood shopping centre will provide for local convenience shopping needs.
(c) Industry A light industrial area of approximately 11 hectares will provide employment opportunities and services, particularly for local residents, and will form an integral part of the District Centre. The provisions of the Industrial zone will ensure that the amenities of surrounding residential areas are protected.
The industrial area is located to reduce the impact on surrounding residential areas. It has been specifically sited to take advantage of a natural 'basin', to provide separation from and some protection to, adjacent residential areas. It shall be a specific requirement that a planted amenity yard is provided on the slopes of the basin surrounding the industrial area.
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(d) Reserves The Council proposals for the acquisition of reserves in this area are: ( (i) ensure the availability of the coastline for recreation and enjoyment for the residents of this area and of the South Auckland area generally;
(ii) provide for most of the organised sports requirements of this area in Mountfort Park which is immediately adjacent to Clendon Park although a playing field for winter use will be provided in the coastal reserve;
(iii) in the case of areas shown for flood protection purposes, that area which is available as reserve for public access and amenity purposes (i.e. above the 100 year flood level) will qualify as reserve contribution in accordance with the Local Government Act 1974. *
Coastal Reserves A major coastal reserve of approximately 24 ha will be located along the full length of the harbour coast for esplanade, open space, recreation and coastal protection purposes. This reserve will provide an attraction for people from a wide area within South Auckland. The use of the coastal reserve will mainly be for passive recreation as an esplanade, although part of the reserve opposite ( the Weymouth Domain will be suitable as a playing field.
Neighbourhood Reserves Two smaller neighbourhood reserves for casual recreation, each about 1 hectare in area, will be located adjacent to the flood protection area and pedestrian route that travels from the coastal reserve to the secondary school.
Local Purpose Reserves for Community Buildings Local purpose reserves, designed to accommodate the various community buildings in which the services essential to the social and physical well-being of the local residents can be established, will be provided within the area.
Two local purpose reserves are proposed:
(i) The District Centre has a large area of approximately 3 ha on which the major community facilities for the district will be located;
(ii) Weymouth Road, opposite Adel Place.
(e) Pedestrian Facilities One walkway is shown on the Planning Maps linking the coastal reserve with the Clendon Town Centre. A pedestrian crossing across Palmers Road and under the through street connecting Palmers Road with Weymouth Road will be required as part of the pedestrian route along the flood protection area.
(f) Conservation of Natural Features, Landform and Vegetation Natural features including landforms, water features, shoreline, bush and trees which enhance the amenity of the area are to be conserved. Landform, existing contours and substantial areas of vegetation (including isolated trees worthy of retention) are to be disturbed as little as possible.
Topographic features, especially contours, are to be major determinants of the form of development and the established landscape features shall be used as a basis for local character.
* see Resource Management Act 1991
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l During the subdivision of the area special emphasis shall be given to the ( retention, conservation and utilisation of existing natural and environmental features when considering the location and provision of drainage, sewerage, roads and building platforms.
All applications for subdivision approval must include sufficient information to indicate how these objectives are to be satisfied.
(g) Roads The road network is to be designed with Weymouth Road, Burundi Avenue and Palmers Road being the major east-west routes, with Roscommon Road having a divided carriageway providing the major north-south route. A rotary intersection has been constructed at the junction of Roscommon Road, Palmers Road and Weymouth Road, Except for the purposes of obtaining access to and egress from the shopping centre, as shown on the schematic plan for the centre, direct road access to these roads from land to the west of Roscommon Road and to the north of Palmers Road is to be prohibited near this intersection.
Weymouth Road, from the intersection with Palmers Road to Te Pua Point is an exceptionally wide legal road which will not need to be formed to its full ( width. This provides the opportunity for including a landscaped strip along the western side of the carriageway which could be designed to include a cycleway.
Existing roads are to be upgraded to the following standards:
Weymouth Road - Principal road carriageway within the existing road boundaries
Palmers Road Through road carriageway within the Finlayson Avenue existing road boundaries
Roscommon Road north Arterial road of Finlayson Avenue
No development of land for urban purposes with frontage or access to these roads will be permitted until the roads have been upgraded or until arrangements have been made for them to be upgraded to the Council's satisfaction.
A number of existing roads (formed and unformed) will be closed. These include part of Pitt Avenue and part of Bretts Road.
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3.4 FLAT BUSH 3.4.1 Description of the Area ( The area comprises 250 ha of land which is bounded by Ormiston Road to the north, Chapel Road and the Future Development Stage 3 land to the east and Boundary Road and Dawson Road in the south.
The boundary of this area has been determined to a large extent to include the land which is generally contained in the drainage catchment of the stream which feeds the southern branch of the Otara Creek.
The landform is relatively flat with gentle undulations created by gullies and streams. A major creek traverses the area in a gently sloping and wide valley. Vegetation is sparse, consisting of a few groups of mature gums and macrocarpa, a group of oak trees, and some poplar and willow along the course of the main stream.
3.4.2 Development Pattern Development of this portion of Flat Bush will consolidate existing development and will provide a logical pattern of residential neighbourhoods. The provision of additional facilities, such as schools, shops, community centre, and reserves will ( help establish a focus for these neighbourhoods. It is intended that the area be primarily developed for residential purposes, along with all the ancillary facilities, and, at an average density of 37 persons per gross hectare, approximately 8,500 persons could be accommodated.
In order to provide a more varied form of development and to maximise the limited potential of the landscape, a medium-density zone is utilised which will encourage variety in housing form and allow multi-unit housing to be developed in a variety of groups and layouts. As the landscape has few prominent characteristics, the protection and enhancement of the natural landform and features will be a requirement of all land development proposals.
A proportion of Flat Bush is liable to . periodic surface flooding. This is acknowledged by the delineation of flood protection areas on the District Scheme Planning Maps. The availability of stormwater and sewage disposal will particularly influence the ability to develop many parts of this catchment.
3 .4.3 Development Policies (al Residential ( In order to provide a more varied form of development and to maximise the limited potential of the landscape, all the residential areas are zoned Residential 2. This zone will encourage variety in housing form and allow multi-unit housing to be developed in a variety of groupings and layouts. As the landscape has few prominent characteristics, the protection and enhancement of the natural landform and features will be a requirement of all residential land development.
(bl Commercial A Commercial 2 centre is to be located on Flat Bush Road, which will serve both the existing development and new areas with a wider range of facilities than would be available at a local shopping centre. This would form a focus for the entire area in conjunction with the adjacent schools, reserves and community facilities. Two Commercial 1 zones are proposed and these are located in conjunction with adjacent schools and reserves.
(cl Reserves The reserves required for this area will be provided as part of the land subdivision and development process.
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Two major proposed public reserves each of approximately 5 ha for outdoor sports and recreation are designated on the Planning Maps - one south of Ormiston Road and one east of Chapel Road.
These proposed reserves are lined by flood protection areas of which part may also cater for recreation activities and a walkway.
A flood detention structure will be constructed in the flood protection zone at the south of the structure plan area. This will be planted and developed as a passive recreation area.
Two proposed neighbourhood reserves for recreation are also designated on the Planning Maps.
A reserve of 1 .4 hectares is located immediately west of the Commercial 2 zone on Flat Bush Road. This reserve includes a row of Oak trees and a significant Norfolk Pine. Within this reserve provision will be made for the development of local community buildings. The reserve will serve both the existing area and the proposed new community.
A proposed reserve of approximately one hectare north of the proposed primary ( school on Flat Bush and Chapel Roads is located on the proposed pedestrian route system linking the Commercial 2 zone with the flood protection area reserve to the east.
2 A smaller reserve of approximately 2OOOm , is to be provided in the vicinity of Chapel Road, and developed in conjunction with the adjacent Commercial 1 zone.
Further neighbourhood reserves will be required at the subdivisional stage of development particularly in the northeastern area of this area between Chapel Road and the proposed arterial road.
Where practicable all neighbourhood reserves shall be planned and designed to be part of a pedestrian route system utilising access ways and footpaths.
(d) Pedestrian Facilities In providing pedestrian facilities in Flat Bush the Council's objective is to create an alternative, safe, convenient and visually interesting pedestrian route system.
Part of the pedestrian walkway linking Lloyd Elsmore Park with Totara Park traverses this area, utilising the flood protection area indicated on the Planning Maps. Where practicable the route of this walkway should avoid crossing major roads.
(e) Schools Requirements have been received for the primary schools on Dawson Road and Flat Bush Road. Provision has been made within these primary schools for pre-school facilities, including an IHC pre-school on Dawson Road.
The location of the possible primary and intermediate school sites to the east of the proposed arterial roads will be determined upon further consultation with the Education Board. These sites are to be located in proximity to other community facilities (such as reserves, shops and community purpose reserves) and to major walkways as shown on the Planning Maps.
(f) Roading The proposed road network for the area is indicated on the Planning Maps. Part of the proposed arterial road which will link Pakuranga to the City Centre
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will be provided between Boundary Road and Ormiston Road. This arterial road will have a width within the range of 27.9m to 34.4m, depending on the final ( type adopted by Council.
A new principal road to the east of Chapel Road is proposed. This road will supplement Chapel Road as a main traffic route to the north when development is nearing completion within the East Tamaki corridor.
The following existing roads are to be upgraded to the standards as laid down in Part 6 Schedule 68 and the Council's Engineering Standards:
Ormiston Road - Arterial road
Chapel Road - Principal road
Flat Bush Road and Through roads Thomas Road
The following roads are to be closed as shown on the Planning Maps:
Rongomai Road Between Chapel Road and the formed part of Rongomai Road east of Preston Road. ( Boundary Road East of Hilltop Road extension to area boundary west of Adamsons Road.
The Council shall retain ownership of all closed roads until the submission of scheme plans for approval by the Council. Prior to approval of such scheme plans the Council will decide either to dispose of portions of the complete section of the closed road to adjacent owners, or to retain ownership of portions of the closed road as empowered under Section 345 of the Local Government Act 1974, where considered necessary or desirable.
(g) · Conservation of Natural Features, Landscape and Vegetation The objective is to ensure the protection of the natural landform, features and vegetation which enhance the amenity of the landscape. The landform and vegetation should therefore be disturbed as little as possible in order to maintain the limited landscape character inherent in the Flat Bush area.
Topographical features shall be major determinants of the form of development, and shall be utilised to establish the local character of the area. Development shall be controlled to ensure the enhancement of the existing features in the ( landscape, and consequently, in the provision of drainage, sewerage, reading, establishment of building platforms during subdivision, these features shall be retained and conserved within the design of subdivisions. All applications for subdivision approval will be required to include sufficient information to indicate how these objectives are to be satisfied.
There are a few stands and groups of mature trees which are important as landscape features and should therefore be incorporated in the development within reserves or road reserves.
CITY OF MANUKAU -16- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
3.5 BOT ANY ROAD WEST ( 3.5.1 Description of the Area The area is bounded by Bradbury Road and Botany Road, the Pakuranga Creek and the Te U Kaipo Structure Plan area.
The landform varies from the steeper sloping land bisected by major gullies in the north to gentle rolling pasture land in the east and flat land in the west punctuated by surface outcrops of basalt rock. Two major creeks, in steep, bush-covered valleys, traverse the northern area, whilst two further major creeks, in more gentle sloping valleys, traverse the southern area.
3.5.2 Development Pattern Development of this area will consolidate exIstIng development in the Highland Park, Botany Downs and Cascades Road area and will ensure the early completion of the vital road links of Aviemore Drive south to Cascades Road.
The majority of the area is to be developed for residential purposes although the presence of major creeks and gullies and non-residential land uses (Pakuranga Country Club and the Electricorp substation} create some difficulties for ( comprehensive development. Within this area natural topogcaphical features will determine the pattern of development. Extensive use of the stream valleys is to be made for walkways connecting the neighbourhoods and the community facilities within them. Where particular features have potential for recreational uses they will be incorporated in reserves.
3.5.3 Development Policies (a) Residential The land is zoned Residential 2 which will enable the potential of the landscape to be fully realised and create a variety of housing developments.
(b} Commercial Two Commercial 1 zones (suitable for local shops} are shown located within the structure plan area. These are:
(i} at the intersection of Bradbury Road and Aviemore Drive;
(ii} at the intersection of Botany Road and the proposed road running west from Botany Road.
(c) Reserves Reserves required for this area will be provided as part of the land subdivision and development process. Some proposed reserves have been identified on the Planning Maps where particular features should be protected or where land has the potential for passive recreation. Further neighbourhood reserves will be provided within residential areas when scheme plans are submitted for approval. The bulk of the area's requirements for active reserves has been accommodated in already developed areas, in Lloyd Elsmore Park and Riverhills Park. It is likely that the remaining area required will be developed in adjacent structure plan areas.
A reserve of approximately 1 ha is to be provided north of the Electricorp substation, utilising its location on the ridgeline and protecting existing stands of trees. A deep wooded creek running through the centre of the block between Botany and Bradbury Roads is to be protected as a reserve, thus restricting any road access across this gully. "The Cascades" area to the east is scheduled in the scheme as an area of outstanding natural beauty.
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The major creeks, flowing west from Botany Downs to "The Cascades" and north from the East Tamaki Industrial Area to the Pakuranga Creek, are shown ( as "flood protection areas" where development is to be restricted to protect the natural qualities of the gullies, particularly along the Cascades Creek.
(d) Pedestrian and Cycle Facilities The Council's overall objective in providing pedestrian and cycle facilities in the Botany Road area is to create a safe, convenient, and visually attractive system.
Extensive use is to be made of the stream valleys and other natural features for walkways and cycleways linking the residential neighbourhoods and the community facilities to be developed within them: This will ensure adequate access between the residential neighbourhoods. A particularly vital link is that across the Pakuranga Creek linking the neighbourhood north of Ti Rakau Drive with that west of Botany Road.
A major walkway linking Lloyd Elsmore Park to Totara Park and the Papakura Stream in the south is to run through this area. The northern section of this cross-city walkway follows the line of the creeks southwards, linking Lloyd Elsmore Park, and the East Tamaki Industrial Area to the major reserves to the south. Other walkways established through the residential development will ( link into this including:
(i) along the creek from Botany Downs to Lloyd Elsmore Park;
(ii) through the centre of Botany Road-Bradbury Road block, utilising the reserve along the gully.
(e) Roads (i) The proposed road network for the area is indicated on the Planning Maps:
(1) Botany Road is to be developed as an arterial road Class C from Cascades Road south to Ti Rakau Drive;
(2) Aviemore Drive is to be extended southwards to link with Cascades Road and Botany Road as a principal road connecting from the Pakuranga Highway to the central arterial. In designing the intersection of Cascades Road and Aviemore Drive, priority will be given to the movement of traffic using Aviemore Drive. ( (ii) It is proposed to close the following sections of road as part of the improvements to the reading pattern:
( 1) Bradbury Road - for a distance of approximately 350m to enable a realignment to occur and to close the portion of road across the creek.
(2) Botany Road - for a distance of approximately 70m to enable a road realignment.
(f) Conservation of Natural Features, Landscape and Vegetation The objective is to ensure the protection of the natural laridform, features and vegetation which enhance the amenity of the landscape. The landform and vegetation should therefore be disturbed as little as possible in order to maintain the natural landscape features inherent in the Botany Road area.
Topographical features shall be major determinants of the form of development, and shall be utilised to establish the local character of the area. Development shall be controlled to ensure the enhancement of the existing features in the landscape, and consequently, the provision of drainage, sewerage, reading,
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establishment of building platforms during subdivision, these features shall be ( retained and conserved within the design of subdivisions. All applications for subdivision approval will be required to include sufficient information to indicate how these objectives are to be satisfied.
The natural character of the heavily wooded gullies is to be maintained, where appropriate, along the Cascades Creek and the creek to the north. All major stands of trees should be incorporated within reserves or road reserves.
(
(
CITY OF MANUKAU -19- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
3.6 HILL ROAD 3.6.1 Description of the Area ( The area comprises some 155 ha of land bounded to the north by Totara Park, to the west by the Botanic Gardens and the motorway, to the south by Alfriston Road and the lower slopes of the Hill Road ridge and to the east by the low density residential ridgeline protection zone. (Residential 7 zone)
The land slopes gently down to the north from the Hill Road ridge to Totara Park but slopes more steeply to the south from the ridge, particularly just north of Alfriston Road where it is bisected by large gullies and also to the east of Stratford Road where the upper slopes are particularly steep. The. ridge rises to a high point just to the west of Mill Road.
The ridgeline has a high landscape value as a prominent feature when viewed from the south. The area to the north of Hill Road contains several isolated stands of bush and major stands of trees which enhance its amenity value.
3.6.2 Pattern of Development The area is to be developed for residential purposes to consolidate the existing residential zoned land south of Alfriston Road, which has remained an isolated residential settlement since 1975. By restricting development to the west of Stratford Road and Porchester Road and north of Hill Road, the urban boundary will utilise in the main the ridgeline as a natural boundary.
3.6.3 Development Policies (a) Residential The gentle northern slopes between Hill Road and Totara Park are to be zoned Residential 4, which recognises the high amenity and landscape character of the land. This zoning is also extended to the ridgeline on the south of Hill Road to the extent of the sewer drainage catchment. This will include existing houses along this ridge.
The area south of Hill Road has a varied topography, with the slopes becoming progressively steeper towards Alfriston Road. The Residential 2 zone will enable this land to be developed to its maximum potential with its requirement for mixed sizes of lots.
The upper slopes of the Hill Road ridge and the steeper terrain along the west side of Mill Road is to be developed for low density residential purposes, using the Residential 7 zone with its greater emphasis on environmental protection.
A geotechnical report prepared by the Council identified areas which have known potential or suspected instability problems. These areas have been identified on the Planning Maps as requiring further detailed investigations prior to any development proposals being approved. These areas are north of Alfriston Road and along a portion of Hill Road adjacent to the upper slopes.
(b) Commercial A Commercial 2 zone of sufficient size to accommodate . a supermarket is located on Alfriston Road. This site will serve as the major shopping centre for the residents of Manurewa East and will be developed in conjunction with other community facilities.
Two smaller Commercial 1 zones are provided in the northern and southern parts of the residential area to meet the day-to-day needs of local residents. Where possible, these two centres will be developed in conjunction with schools and reserves.
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(c) Schools r One possible primary school site has been indicated on the Planning Maps east of Wairere Road. The site will be specifically determined by way of designation by the Education Board at the time of land subdivision.
(d) Reserves Reserves are a major structuring element in the pattern of development in Manurewa East. The development of Totara Park will create a major reserve facility within the area. It is zoned Reserve 1 and Reserve 3, with some additional land yet to be acquired designated as "Proposed Reserve". Adjacent to this, the ARC is developing the Botanic Gardens complex as a regional facility.
Whilst the bulk of the passive recreation requirements for this area will be provided for by the development of the Totara Park complex, several other passive reserve areas will be provided to retain stands of bush and other topographical features, particularly to the north of Hill Road. Many of these reserves have been identified and indicated on the Planning Maps as "proposed reserves".
( Most of the active reserve requirements for the area will be met in the playing fields to be established in the proposed reserve to the north of Hyperion Drive. Some additional active reserves may have to be provided in the vicinity of Hill Road.
(e) Pedestrian and Cycle Facilities The Council's overall objective in providing pedestrian and cycle facilities in Manurewa East is to create a safe, alternative, convenient and visually attractive system.
The cross-city walkway connecting Lloyd Elsmore Park to the Papakura Stream is to be established through this area. This section of the walkway will link Totara Park and the Botanic Gardens through the new residential areas to the walkway along the Papakura Stream.
(f) Roads New through roads are to be provided within this residential area, improving its accessibility to Manurewa and the motorway.· The roading pattern has been designed to provide for a more effective public transport service, with one ( being a loop road to the north of Hill Road and crossing Wairere Road half way along its length.
In considering any subdivision proposal within the block of land contained by the southern motorway and Hill, Stratford and Alfriston Roads, account will be taken of the likely subdivision and development of the whole block to normal residential densities, and regard will be had to the desirability of linking Alfriston and Hill Roads . .
New rural-standard roads are to be provided through the Residential 7 zone; one to link the proposed through loop road to Mill Road adjacent to Totara Park and the other along the lower slopes of the Hill Road ridge, terminating east of Stratford Road with a connection to Ranfurly Road.
The intersections of Hill Road and Stratford Road, and Hill Road and Wairere Road are to be improved and realigned. Portions of road are to be closed to enable these realignments to occur.
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(g) Conservation of Natural Features, Landscape and Vegetation The objective is to ensure the protection of the natural landform, features and ( vegetation which enhance the amenity of the landscape. The landform and vegetation should therefore be disturbed as little as possible in order to maintain the substantial landscape character inherent in this area.
Topographical features shall be major determinants of the form of development, and shall be utilised to establish the local character of the area. Development shall be controlled to ensure the enhancement of the existing features in the landscape, and consequently, in the provision of drainage, sewerage, reading, establishment of building platforms during subdivisions, these features shall be retained and conserved within the design of subdivisions. All applications for subdivision approval will be required to include sufficient information to indicate how these objectives are to be satisfied.
The major stands of bush and trees are to be incorporated within reserves or road reserves, or protected within residential development. Major gullies should be retained in as natural a state as possible for natural stormwater drainage and to enable the creation of walkways.
On the steep slopes of the ridges, and particularly in those areas identified as having potential problems of instability, the existing landform and vegetation ( should be retained as much as possible to ensure the continued stability of the land and the high amenity value of the ridgelines is maintained.
(
CITY OF MANUKAU -22- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
3.7 WOODSIDE HEIGHTS ( 3.7.1 Description of the Area This area is bounded by Goodwood Heights to the north, by Ransom Smyth Drive to the west, by the Totara Heights to the south and the boundary of Totara Park to the east.
The area consists of the steeper sloping land on the upper slopes of the Woodside area, which face west overlooking Manukau City Centre and the Manukau Harbour. Included within this area are steep bush-clad gullies which extend towards Totara Park.
3.7.2 Pattern of Development Development of this portion of land will consolidate existing residential development at Totara Heights and Goodwood Heights and rationalise the boundary between residential development and the Totara Park reserve.
This will complete residential development along the upper slopes of the Woodside block and, with the construction of a scenic road below the ridgeline, a link between Goodwood Drive and Eugenia Rise will be completed. ( 3.7.3 Development Policies (a) Residential All development to the east of Goodwood Drive is zoned Residential 4 to maintain a high standard of amenity along the ridgeline. In the immediate vicinity of the "Proposed Reserve" extension of Totara Park, where the observation area is to be developed, a building height restriction may need to be imposed on consideration of scheme plans of subdivision to ensure that the ridgeline views are protected. All the remaining land is to be zoned Residential 1 which includes an extension into the Totara Park land off Calluna Crescent in Totara Heights.
(b) Land Stability A geotechnical report prepared for the Council has identified two major areas which have inherent stability problems. These are shown on the Planning Maps. The Council will require the further detailed investigations are carried out prior to approval of land subdivisions or building permits. ( (c) Reserves The Totara Park reserve is to be extended to incorporate the highest point on the ridgeline, which is to be developed as an observation area, giving 360 ° · panoramic views of the City and Manukau Harbour. This is designated as "Proposed Reserve" on the Planning Maps. An additional area of "Proposed Reserve" is to be designated in the southeast corner adjacent to Totara Park.
(d) Reading A road is proposed to connect Goodwood Drive to Eugenia Rise thus creating a scenic drive along the Totara Park ridgeline . This road is also designed to provide further vehicular access to the Park, to the observation area and to other recreation areas off a cul de sac leading off Calluna Crescent. The design of the road should take into consideration the landscape characteristics and the possibilities of splitting the carriageways.
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3.8 MANGEMANGEROA 3.8.1 Description of the Area ( The area comprises a total of 346 ha and is generally bounded by the Sandspit Road ridge in the north, the Mangemangeroa Creek and East Tamaki Road in the east, Botany Road in the west and Ti Rakau Drive in the south.
The area falls into three distinct landscape units as follows:
(al The steep coastal land (48 ha) with an easterly aspect adjacent to the Mangemangeroa Creek
(bl A natural basin ( 140 ha) bounded by the Somerville Road, Whitford Road and Sandspit Road ridges
(cl Gently rolling pasture land (158 ha) bounded in the north by the Howick Stream and containing 8 ha of land designated 'proposed hospital'. This includes the existing maternity hospital in Botany Road .
The Somerville Road ridge is an important visual component of the area particularly in terms of its role in defining the landform of the natural basin.
The most significant landscape element within the area is the Mangemangeroa ( Creek, an estuary which has outstanding scenic value. The steep land between the Creek and Somerville Road enjoys wide views of the Mangemangeroa Creek and beyond and contains stands of regenerating native bush. ·
The bulk of the area has a westerly aspect and the existing network of streams and drainage channels drain to the Pakuranga Creek in the west.
3.8.2 Development Pattern The area is bounded by existing residential development on its northern boundary and forms a natural extension of the urban boundary. It is intended that the area will be primarily developed for residential purposes together with related commercial, industrial, community and recreational facilities. At an average density of 25-30 persons per gross hectare it can be expected that the area will accommodate approximately 9,000-10,000 residents.
The general development pattern will be determined to a large degree by the physical characteristics of the three main landscape units which make up the area .
The steep coastal land adjacent to the Mangemangeroa Creek is subject to ( instability and is suitable only for low density housing in selected areas (see Plan 3D). In addition a large part of this land has high amenity and landscape value and is designated for proposed reserve.
The slopes of the natural basin (the area generally bounded by Whitford Road, Sommerville Road and Sandspit Road) are ideally suited to residential development at medium densities whilst the basin floor, being broad and almost flat in the centre and narrow towards its outlet in the west, forms a natural focal point for commercial, community and recreational facilities serving the area as a whole.
The remainder of the area has a uniform gently undulating topography with few prominent landscape features and is suitable for medium density residential development.
Plans 3C and 3D set out these proposals. These plans are indicative only and the Planning Maps should be referred to for zoning, designations and similar matters.
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3.8.3 Development Policies ( (a) Residential The bulk of the area is suitable for a Residential 2 zoning making provision for multiple as well as single household units at the subdivisional stage. Approximately 200 hectares of land has been zoned for this purpose. The majority of the land· between Somerville Road and the Mangemangeroa Creek is, however, both unstable and environmentally sensitive and for these reasons generally unsuitable for residential development at conventional intensities. However, some of the upper area of the land is capable of being connected to normal urban services and a limited number of residential sites can be provided based on suitable building platforms. Plan 3D shows an area (labelled A) where residential development based on a special version of the Residential 4 zone is appropriate. In addition part of the underlying zoning of the proposed reserve (22/6) is for Special Residential 4 purposes. Special provision has been made to limit the intensity of subdivision of these areas (see Ordinances 9.5.4.2 and 9.5.4.3) and provision is also made to control the siting of development on both sides of Somerville Road in order to protect the open space ·character of the ridge skyline. There is a 2 ha pocket of land immediately to the west of the intersection of Somerville Road and Estuary Views which has an easy northerly aspect and relates more to the Residential 2 land on the opposite side ( of Somerville Road rather than to the Mangemangeroa Creek. The land in this vicinity is stable and is suitable for conventional Residential 4 zoning.
(b) Commercial In accordance with the Commercial Strategy outlined in Section 11.1.6, a Commercial 2 zone of 1 .85 ha is located on the realigned portion of Whitford Road at its intersection with the main east/ west through road serving the structure plan area. The zone has been located so as to be readily accessible to the road and pedestrian/cycle network and adjacent to a local industrial zone. It will be developed in conjunction with community facilities on a local purpose reserve designed to be an integral part of the neighbourhood centre.
Two small commercial sites are provided in the northern and southern parts of the residential area to meet the day to day needs of local residents.
In addition an area of approximately 4 hectares is zoned Commercial 6. This is located adjacent to Ti Rakau Drive and forms part of the commercial service zoning surrounding the proposed Botany District Centre (refer to Plan 3E).
(c) Industrial An Industrial 2 zone of approximately 4 ha is located adjacent to the neighbourhood commercial centre. This zone is intended to provide local employment opportunities and services. The zone has been located so as to minimise any possible detrimental effects on the amenities of adjacent residential areas. In particular a landscaped drainage reserve containing the Howick Stream will be utilised as a natural buffer.
(d) Reserves It is proposed to establish a range of reserves in the area to serve a variety of functions and to cater for recreation and community needs for residents in the area.
In selecting the location and scale of proposed reserves particular regard was had to the following factors:
(i) The preservation and conservation of significant natural features. A number of local reserves are proposed to retain stands of bush and significant individual trees. Considerable reserve acquisition is also proposed along the Mangemangeroa Creek in recognition of the
CITY OF MANUKAU -25- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
outstanding landscape, amenity and wildlife values of the Creek and its environs. ( (ii) The utilisation of relatively large areas of level, well-drained land for outdoor sports and recreation. Two major active reserves are proposed in this regard - one, totalling approximately 8 ha, located on the basin floor, the other approximately 5 ha of land adjacent to the Howick Stream - both with maximum frontage to the through-roads along which they are located.
(iii) The desirability of including a local purpose reserve as an integral part of the neighbourhood commercial centre to accommodate community orientated activities.
(iv) The recreational potential of the streams in the area as open space 'greenway' linkages.
Plan 3C indicates the general location and size of public reserves the Council wishes to be set aside when land within the area is subdivided. All of these reserves will be acquired by the Council as a reserve contribution under the Local Government Act 1974. In the case of areas shown for flood protection purposes, that area which is available as reserve for public access and amenity purposes (i.e . above the 100 year flood level) will qualify as reserve ( contribution in accordance with the Act. The Council will ensure that all scheme plans comply with the principles set out in Plan 3C.
When the abovementioned reserves have been delineated on a deposited plan (or if practicable at an earlier stage) the Council will, in due course, undertake a scheme change to give each of the reserves an appropriate reserve zoning or designation.
An open space area located in the Residential 2 zone is indicated to the north of the Commercial 6 (commercial - service zone). This is intended to provide a landscaped "buffer" between commercial uses and future uses in the Residential 2 zone. Upon subdivision taking place it may become a public reserve, but alternatively it may be a privately owned landscaped area, being a requirement of future subdivision or development. Pedestrian and cycleways could cross this open space area provided the visual integrity of the landscaping is not lessened.
(e) Pedestrian and Cycle Facilities A major walkway/cycle route is proposed linking shopping centres, active ( reserves, schools and community facilities. Most of the route will utilise stream valleys ('floodways') for this purpose, the main objective being to create a safe and convenient pedestrian and cyclist route. Part of the proposed cycle route is shown along the road from the commercial centre to Howick College.
Provision will need to be made for pedestrian-cyclist/vehicle separation by means of an underpass where the proposed walkway cycle route crosses the realigned Whitford Road.
The proposed walkway/cycle route will be extended westwards along the Howick Stream to link with the cross-city (north-south) walkway route shown in the Planning Maps.
(f) Roading The following major routes are designated on the Planning Maps within the area:
(i) the upgrading of Whitford Road to principal road standard including its realignment to eliminate the existing 'dog-leg' near the Howick Stream;
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(ii) the construction of an east/west 'collector' through road linking Sandspit ( Road with the major active reserve and the Commercial 2 centre· and continuing via a rotary intersection with Whitford Road to intersect with Botany Road.
Further important local roads are shown on the Planning Maps and Plan 3C shows the complete through reading network for the whole of the area. Lower order internal reading or service roads have not been shown.
To facilitate the upgrading of Whitford Road referred to in (i) above and to enable the proper functioning of the open-channel drainage network it will be necessary to close a small portion of Whitford Road on its existing alignment where it crosses the existing culvert feeding the Howick Stream. Another short length immediately to the north of the Howick Stream will also need to be closed. The unformed road running between Somerville Road and the coast within the Coastal Block will be closed and zoned for reserve purposes. These closures are indicated on the Planning Maps and will be undertaken in accordance with the procedures of the Local Government Act 1974.
In the interests of permitting efficient movement of traffic on the primary road network and minimising vehicle/cycle conflict on the portion of road (ii) which ( forms part of the proposed cycle route, the Council will encourage the use of shared accessways to minimise vehicle crossing on these roads.
(g) Schools The Ministry of Education has already designated a primary school site within the area, on Somerville Road. As part of the original hospital designation in the south of the area has been uplifted, and part of the land is to be developed for residential purposes, a further primary school may be required in this locality. A secondary school (Howick College) is already established on Sandspit Road, at the northern boundary of the area, to service the secondary schooling needs of the area.
(h) Conservation of Natural Features, Landform and Vegetation Natural landforms, features and vegetation which enhance the amenity of the landscape have, wherever possible, been incorporated within reserves. In addition, a number of trees have been specifically scheduled as trees to be protected under Section 208, Part 20 of the Scheme.
'Hawthorne Dene', the only building of historic interest in the area is already scheduled for protection under the Scheme and any future subdivision of the land should take account of the historic significance of the homestead and its setting.
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\ . \~ 1"'- PLAN 3C '-" ( Indlcaiw. Ollly) ( Howick ~-( j
'lit . l'fr. (
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MANGEMANGEROA
llllllllllll Industrial ••••• • Major Walkway/Cycle Route 1111111111111111 Commercial - Neighbourhood Centre I s\1p?,yi-3,! Public Works mlLfflffl - Local Shops Through Roads P~'.:t:!J District and Local Reserves See Pl an3D -, ·- , ":..!~ Floodway §• a a O I Commercial 6 Landscaped Buffer Strip (minimum width 6m)
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PLAN 3D ( (Indicative only)
(
MANGEMANGEROA - COASTAL BLOCK l~:~z~-d Residential 7 f~;,;:.w.~·i Existing Reserve Residential 4 W$·,,1.@3 Land designated Proposed Reserve f/ll1llllllJ See Diagram XX Appendix E to the {s(,,\\\,\\,\\\\}j Residential 4 Subject to Special Planning Maps for underlying zoning restrictions (see ordinance 9.5.4.2.)
Road to be closed and zoned l zzaz for Reserve purposes
· i CITY OF MANUKAU -29- SECOND REVIEW ! PART 3 - NEW AND FUTURE URBAN EXPANSION
3 .9 TE U KAIPO 3.9.1 Description of the Area ( The defined structure plan (see Plan 3E) comprises a total of 438 ha and is generally bounded by the Mangemangeroa area in the north, the Point View Drive ridge in the east and Point View Drive/Browns Lane/East Tamaki Road in the south.
Much of the defined area has a pronounced westerly aspect and the steep land rising to the Point View Drive Ridge is the dominant landscape feature. The area to the east of East Tamaki Road is dissected by a network of valleys carrying many small streams west to the Pakuranga Creek. In the generally flatter topography to the west of East Tamaki Road there is a confluence of these many small streams into two primary watercourses both of which have been utilised in the open space network. To the west of the structure plan area is the former landmark of Greenmount (once the site of a fortified pa named "Matanginui"). The land form has been quarried away but is now being recreated by means of the ARC landfill operation. This will be significant in landscape design terms as one of the few remaining vestiges of the volcanic landforms which once dominated the landscape of East Tamaki.
The name given to this structure plan area is Te U Kaipo (literally "mother earth"). This name was chosen by the kaumatua of the Ngati Paoa, tangata whenua for this ( area.
3.9.2 Development Pattern Development of this area will represent a logical step in the planned urbanisation of the northern portion of the East Tamaki corridor. Land will be released in compact units within the balance of the defined structure plan area moving from north to south as demand dictates in accordance with Policy 3.2.2.1. The area will be primarily developed for residential purposes and it is estimated that, using an average density of 25-30 persons per gross hectare, the defined area will accommodate up to 13,500 residents.
While the general development pattern has been determined to a considerable degree by the physical characteristics of the area, other considerations such as:
the impact of the proposed primary road network the commercial strategy for the East Tamaki Corridor (refer 11 .1 . 6); and the need for visually significant "green spaces" within the corridor
have also had a major influence.
The presence of several important road links facilitating north/south and east/west traffic movement mean that this area has considerable strategic significance both in terms of the proposed reading network and the Commercial Strategy for the East Tamaki Corridor. The commercial significance of high levels of exposure to through traffic has been recognised and the reading network has been used to delineate a retail core for a District Centre as well as peripheral commercial zones suitable for commercial service activities.
The development pattern within this defined structure plan area has been arranged so as to reinforce the eastern boundary of the East Tamaki Industrial area north of East Tamaki Road. To a large extent this boundary is clearly delineated by physical features but to the east of Greenmount Drive (in the vicinity of Polaris Place) it becomes less distinct and here an extension of the Greenmount Reserve is proposed to provide a better buffer for residential uses to the east.
Open space within the areas has been designed to enhance the natural landforms as well as perform a functional role. For example the active reserve will not only provide a venue for sports and recreation but will also enhance the Greenmount landform. Similarly, the "finger" of reserve running from East Tamaki Road up a
CITY OF MANUKAU -30- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
significant stream valley to Point View Drive will not only serve as an area for ( "passive" recreation but also as a visual "green belt" defining neighbourhoods. A plan setting out the proposals is attached at the end of this section. Plan 3E is indicative only and reference should be made to the Planning Maps for information on zoning and designations. It should be noted that while Plan 3E sets out proposals for the defined area as a whole, most of the land is still zoned Future Development (Stage 1) and is not available for urban development at the present time. The timing of the release of this land will be largely governed by market demand and the availability of services. Bulk services are already available in the north of the area and relatively small further public sector.investment is required to service the whole area. Accordingly some 160 ha of land in the north and west of the structure plan area has been zoned for residential purposes.
3.9.3 Development Policies (a) Residential Approximately 80% or 385 ha of the structure plan area is suitable for residential development either at conventional densities with Residential 2 zoning, which makes a range of different sized sites available for multiple and single household units, or at slightly lower densities with Residential 4 zoning. ( As the majority of the land between Point View Drive and East Tamaki Road has an elevated character, with isolated pockets of steep land, a Residential 4 zoning can be applied here to protect the amenity of the area. Special provision has been made to limit the intensity of subdivision adjoining the Residential 7 zone on Point View Drive (see Ordinance 9.5.4.3). In the southeast corner of the structure plan area, there is an area of approximately 1 7 ha which is too steep for conventional residential development and which logically should be part of the adjoining Residential 7 zone on Point View Drive in future. In landscape design terms, low density residential development of this land will help to ensure the visual qualities of the Point View Drive ridgeline are protected.
(b) Commercial In accordance with the Commercial strategy outlined in section 11.1.6, the retail core of a District Centre will be located at the intersection of Ti Rakau Drive and East Tamaki Road, on an area of approximately 1 2 hectares. That area has been zoned Commercial 3 accordingly. In addition Commercial 6 zonings have been introduced to the north, west and south of the Commercial 3 zone. It is anticipated that a retail core of at least 20,000m 2 retail floor space will be developed on the Commercial 3 land, in stages programmed to respond to catchment growth.
The retail core will largely be defined by the primary road network and outside of this core approximately 20 hectares of land (including approximately 4 hectares of land in the Mangemangeroa Structure Plan to the north of Ti Rakau Drive) has been zoned for commercial service (generally non-retail) uses. To ensure that the retail core develops rapidly into a healthy trading entity, and to facilitate the staged development of the Centre, zoning of land to the east of East Tamaki Road for commercial service activities will be deferred until the development of the core is in progress. At the same time limitations have been placed on the scale, location, type and timing of retailing activities that can take place within the area having commercial zonings.
Two small commercial sites are provided in the northern and southern neighbourhoods of the structure plan. Their location at the intersection of the proposed residential collector road with the East Tamaki Road arterial reflects the commercial reality that the economic viability of local convenience shops depends on their ability to capture considerable passing trade. However, access will be required to be from the collector road in accordance with
CITY OF MANUKAU -31- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
Ordinance 11.4.. 9.3. The sites will be zoned Commercial 1 when the surrounding land is zoned for residential purposes. (
(c) Reserves Plan 3E indicates the general location and size of public reserves the Council wishes to be set aside when land within the area is subdivided. All of these reserves will be acquired by the Council from reserve contributions made under the Local Government Act 1974. In the case of areas shown for flood protection purposes, that area which is available as reserve for public access and amenity purposes (i.e . above the 100 year flood level) will qualify as reserve contribution in accordance with the Act.
In selecting the location and scale of proposed reserves particular regard was had to the following factors:
(i) The creation of a highly visible east/west orientated "green belt" of open space to provide visual interest and to assist in creating a focal point for the development of the area and to define northern and southern neighbourhoods. To this end a wide corridor of open space is shown running eastwards from East Tamaki Road up a stream valley to the Point View Drive ridge. This corridor will need to be heavily planted with large trees in order to achieve the desired result. (
(ii) The provision of a major community facilities reserve near the retail core of the District Centre to accommodate a range of educational, recreational, cultural, social and community activities. A portion of this reserve will be located adjoining the retail core of the commercial centre and will be linked by an under or overpass to the remainder of the community purposes reserve on the opposite side of the new arterial.
(iii) The provision of a major "active" reserve for outdoor sports and recreation by utilising a large area of level, well-drained land adjoining the proposed Greenmount Park. This land is bordered in the north and east by a heavily wooded stream which imparts a sense of "enclosure" to the reserve. As far as possible this stream should be left in its natural state.
(iv) The conservation of significant natural features. Where possible significant stands of exotic and native trees have been included in open space areas. Large scale planting will be required to supplement these stands. The open space system has been designed to emphasise and enhance significant landforms such as stream valleys and Greenmount. (
(d) Pedestrian and Cycle Facilities As shown on Plan 3E a major walking/cycling route is proposed as part of the "Cross-City Walkway" concept mentioned elsewhere in the District Scheme. Within the structure plan area the walkway/ cycleway will link the commercial/community focal point with the major active reserve in the south and the Pakuranga Creek shore reserves in the north. The walking/cycling route could utilise the old "paper road" alignment of Guys Road for part of its length which could be planted to form a "greenway". However, this route is indicative and the Council, in conjunction with the land developer, may decide that a different route utilising part of the street network is preferable and may enter into a land exchange to facilitate that alternative. Elsewhere drainage/esplanade reserves and widened road berms will likely be utilised. A pedestrian overbridge crossing of Ti Rakau Drive extension will likely be required.
(e) Roading Four important primary road links are proposed within the defined structure plan area. The first to be completed will be the Ti Rakau Drive extension to Botany
CITY OF MANUKAU -32- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
Road. This link will be particularly important in providing a new route to the ( . Pakuranga Bridge thereby relieving to some extent growing congestion on Pakuranga Road. Secondly, it is proposed to upgrade East Tamaki Road to principal road standard. Thirdly, the Planning Maps and Plan 3E show a major new north-south arterial running between Botany Road and East Tamaki Road as part of a major new road link between Pakuranga/Howick in the north and Manukau City Centre in the south. Finally, Smales Road is intended to be upgraded to arterial standard as part of an east-west link to the proposed Waiouru Road Bridge.
Turning to the local roading network, it is proposed that a collector road run from north to south through the residential area east of East Tamaki Road. Where possible local residential streets in this area should gain their access from this road rather than East Tamaki Road. Further, throughout the structure plan area culs de sac should, wherever possible, feed onto local or collector streets rather than directly onto the primary road network.
Traffic management considerations in the vicinity of the District Centre have resulted in a through road being proposed immediately south of the commercial area. A local road through the residential area to the north of Ti Rakau Drive extension is also proposed to link with the local roading network in the ( residential areas in the Botany Road West Area.
(f) Schools The Auckland Education Board has indicated to Council the location of two primary schools it wishes to provide within the structure plan area and these are shown on Plan 3E. Also shown located to the east of East Tamaki Road is a Secondary School site in the location indicated by the Department of Education.
(g) Conservation of Natural Features, Landform and Vegetation Natural landforms, features and vegetation which enhance the amenity of the landscape have, wherever possible, been incorporated within reserves. In addition, exotic and native trees which appear in Schedule 20E are protected by the provisions of Part 20 of the District Scheme.
(h) Infrastructure and Services Works (i) Roading
( ( 1) Roading, including new roads and upgrading of existing roads, will be required to be provided in accordance with Ordinance 6.3. 7.
(2) Where any new road crosses a creek the structure(s) should be designed to be in keeping with the water right and the natural environment and provision should be made for pedestrian access where such a need is indicated on Structure Plan 3E. The full costs of these works will be the developer's responsibility.
(ii) Stormwater Disposal
The area lies within the East Tamaki Point View catchment area which is covered by a comprehensive water right. Natural channels are to be maintained open where practicable.
(iii) Sewer
There is no sewer available to serve the land in question. The nearest sewer is located to the east of Greenmount Drive. As the Auckland Regional Council does not intend to commence construction of the
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extension of this trunk sewer before 1994/5, this could be a constraint on ( the earlier development of the land.
(iv) Water Supply
The developer will be required to contribute towards the cost of providing water mains on existing roads. The maximum levy would be for 200mm and 100mm diameter mains each side of the existing roads fronting commercial land and 1 50mm and 50mm diameter mains for roads fronting . residential land. The developer would be required to pay for the full cost of servicing any new roads up to the same standard. The Council would contribute where a larger main is required.
(v) Drainage Reserves
The structure plan 3E shows areas required for floodways. Additional areas will be required to comply with the conditions set out in the comprehensive water right for the area. The affected areas will form part of the drainage network and, in accordance with the comprehensive water right, should remain in their natural state. Ordinance 6.2.10.3 will be applied to determine whether any such land set aside for flood protection ( purposes will be taken into account when assessing reserve contributions.
CITY OF MANUKAU -34- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION ·
Ll ,) 0 ·,j " J( CT PLAN 3 E r J) ~V,)::===,kicafiveonly) - . \ TI
c::
KEY
jjjjjjjjjjjjjjjj Commercial - District Centre (Retail Core) Li:=J Place identified of value to the Tongate Whenua ffffiscfffll -Service (non-retail) 1·=·=·=·=·=·=·=·=·=·=·1 Future Residential 7 Zone ffliLil - Local Shops ------Proposed Through Roads EA ttJ Reserve - Active Recreation ,ssss Road to be Closed I C I -Community Facilities ••• ••• Possible Pedestrian Access to Point View Drive fl:'l)":i?g] -Passive Recreation ~ I ( - ..,;.. Floodway Ridge Ef.EJ Schools - Primary •••••• Major Walkway/Cycle Route C:::sl:Ll - Secondary Boundary of Structure Plan area
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3.10 WESTNEY ROAD 3.10.1 Description of the Area ( ' The Westney Road structure plan area is 136 hectares in extent and is bounded generally by George Bolt Memorial Drive, Massey and Pukaki Roads and the Pukaki Creek. The land is undulating, principally in pasture and used predominantly for dairying. There is a small area of established housing on Montgomerie Road.
3.10.2 Development Pattern The structure plan area is bounded by existing residential development on its northern and eastern boundaries. To the west is the Commercial 9 zone along George Bolt Drive. To the south it is bounded by the Airport Protection zone and the Pukaki Creek.
It is intended that the area be divided into two distinct development areas. The land to the immediate east of George Bolt Drive through to the Pukaki Creek and north to the northern boundary of Lot 1 DP 30451 will be used for travellers' accommodation and related uses. The remainder of the structure plan area immediately south of Massey Road and east of Pukaki Road will be used for residential purposes.
3.10.3 Development Policies ( (a) Residential Approximately 33 hectares of land south of Massey Road is to be zoned Residential 2. At an average density of 40 persons per gross hectare, the expected population of the area will be approximately 1,320 residents.
The land is generally stable aside from small isolated areas around the creeks. Sewage can be gravity fed to pumping stations which will pump to the southwestern interceptor.
(b) Commercial Approximately 94 hectares of the structure plan area will be zoned Commercial 9 (Tourist and Business Park zone).
The area is chosen for Commercial 9 zoning because of its close proximity to the airport and high accessibility in terms of the northern arterial to the airport. The area is also adjacent to an existing Commercial 9 zone, alongside George Bolt Memorial Drive. · ( The land is stable and suitable for development. The sewerage system will connect to the southwestern interceptor.
(c) Reserves As the Commercial 9 area will be the first stop-over in Auckland and New Zealand for many visitors, it is important that it has a high amenity and provides a pleasant environment to stay in. Accordingly it is proposed that a major park be developed within the area using land taken as a reserve contribution under the Local Government Act 1974.
The exact location of this reserve cannot be determined until the airport access route is finalised, but it will most likely be connected to the residential area's reserves.
For the residential area it is proposed to locate the bulk of land taken for reserves on the coast. This is in order to protect the harbour ecosystem and also archaeological sites in the area.
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Part of these reserves will be a coastal walkway which will continue through ( to the Commercial 9 land. This walkway will link with the northern airport access route, which is to be designed to have separate pedestrian and cyclist lanes.
Plan 3F indicates the general location and size of public reserves likely to be set aside. Aside from esplanade reserves, all reserves would be acquired as a reserve contribution in accordance with the Local Government Act 1974.
(d) Reading Road access to the residential area will come from Massey Road, Pukaki Road and Manston Place, as indicated on Plan 3F. In order to minimise the number of new intersections along Massey Road there is to be no more than one road connection between it and the structure plan area.
Major road access to the Commercial 9 zone will be from a single intersection connecting with the proposed northern airport access arterial. The proposed roading pattern would see the realignment of Montgomery Road between George Bolt Drive and Westney Road and the closing of part of Westney Road.
( For traffic safety reasons and in order to avoid commercial traffic passing through residential areas there will be no road connections between the Commercial 9 land and either Massey Road or the adjoining residential land. In line with this policy Westney Road will be stopped at the end of the present residential zone.
The indicative roading pattern chosen is based around the proposed northern Airport arterial access route adopted by the Auckland Regional Council and the Council following the 1983 Auckland International Airport Access Study. While the roading details depicted may change should an alternative route be chosen, the principles of limited road access off the Northern Airport Access and Massey Road arterial route and the separation of commercial traffic from residential areas will still apply.
(e) Conservation of Natural Features, Vegetation and Historic Sites Natural features and vegetation which enhance the amenity of the landscape are predominantly on or near the coastline. Wherever possible these have been incorporated within reserves.
There are also a number of archaeological sites located within the area and ( these are also to be incorporated within the above reserves.
(f) Noise A small portion of residential land (see Plan 3F) lies within land which is likely to be subject to noise levels of 55Ldn or higher arising from operations of the proposed second runway. It is recommended that the materials and method of construction of buildings for residential use within this area possess sufficient insulation characteristics to reduce the noise level within the building to a L 10 level of 45dbA. The noise level contours shown come from the joint Auckland Regional Council/Manukau City Council document The Auckland International Airport Vicinity Plan 1981 . Intending developers of noise sensitive uses who wish to locate within the Commercial 9 zone in this area are also advised to note the expected future noise level contours within the structure plan area.
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PLAN 3F Ondic alive (
8 DRIVE
(
COM.Q • ( •• Estimated 55 Ldn noise boundary _ from proposed 1 second runway - Likely route of h------'\ It------~ airport access road [Route Kl
\\ WESTNEY ROAD STRUCTURE PLAN
I E Proposed Residential 2 Zone ------Proposed Roads ltiis:i."'~s Proposed Reserves •••••• Proposed Accessway I COM.9 I Proposed Commercial Q Zone sssss ><"o odsto be Closed
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( 3.11 MASSEY ROAD 3.11.1 Description of the Area The structure plan area covers approximately 14 ha and is currently used for dairying and market gardening.
The land rises gently from Massey Road frontage to the south for some 200m. There are some rows of macrocarpas along the western and eastern boundaries of the Massey Road area.
The area is bounded by:
(a) existing residential blocks (bl Massey Road (cl Pukaki Lagoon (southwest) (d) Tidal Road industrial block (el and Tidal Road.
The topography and aspect of the land is generally suitable for residential ( development. 3.11.2 Development Pattern and Policies (a) Residential As noted in the Airport Vicinity Plan the area is suitable for residential development in terms of its aspect, topography and nature of adjacent land uses. At an average density of 40 persons per gross hectare, the expected population of the area will be approximately 500 residents. There are shopping and other commercial facilities already available nearby, for example on Imrie Ave and Massey Road, and consequently no provision has been made for commercial sites in the structure plan area. There is a nearby industrial area and a motel which provide local employment opportunities for residents.
Given the existence of nearby primary and secondary schools and the total number of predicted residents for the area, provision for schools within the area is unnecessary.
(b) Reserves and Preservation of Vegetation A small designated neighbourhood reserve is shown on the Planning Maps and ( will be acquired from reserve contributions in accordance with the Local Government Act 1974. A number of trees on Lot 1 DP 4 7887 were identified as being worthy of preservation and these are included within the proposed reserve. Access will be available through the reserve to Massey Road.
(c) Reading Prangley Avenue will be extended through to Tidal Road in the form of a residential street. The residential amenity of the street will be preserved by the existence of two sharp bends and a "slow point" at the industrial/residential interface which will deter through traffic and industrial traffic associated with Tidal Road from using Prangley Avenue.
(d) Servicing Existing utility services including pumping stations and water mains are available within the vicinity. However some upgrading of these facilities may be necessary, the extent of which will largely be determined by investigation undertaken at Scheme Plan stage.
(
CITY OF MANUKAU -39- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION 3.12 ORUARANGISOUTH Updated: July 1993 ( 3.12.1 Description of the Area
[Am 5) The defined structure plan area, shown on Plan 3G, covers approximately 1 22 ha and is currently used for dairying, dry stock, and horticultural uses including kiwifruit and other orchard crops, and cut flower and bulb growing. The land generally falls from Massey Road and George Bolt Memorial Drive towards the Oruarangi Creek. The northwestern edge of the block contains an old tuff crater surrounded by a distinct tuff ring. The crater area contains deep deposits of peat and is unlikely to be suitable for building development.
The area is bounded in the east by George Bolt Memorial Drive, and in the north by Montgomerie Road. In the west it is bounded partly by an area which presently remains zoned as Future Urban Development Stage 1 and by Oruarangi Road. The southwestern edge is bounded by the Oruarangi Creek and by land that has been acquired for airport purposes.
Along the northwestern edge, the adjoining land is used for a contractor's depot for heavy earth moving vehicles and some storage of associated bulk roading and building materials. To the west of Montgomerie Road and Oruarangi Road are the Mangere Sewerage Treatment Ponds. Part of the eastern side of George Bolt ( Memorial Drive is zoned for Tourist and Business Park Purposes (Commercial 9) and there is a block of partially developed Commercial 9 land on the northwest corner of Montgomerie Road and George Bolt Memorial Drive. The remaining development to the north of Montgomerie Road consists of land developed for industrial and commercial purposes and vacant land zoned for those purposes.
To the south of the structure plan area across the Oruarangi Creek and south along George Bolt Memorial Drive much of the remaining land has been purchased by Auckland International Airport Ltd and is largely subject to designations for airport related purposes.
3.12.2 Development Patterns The location of the Oruarangi South area relative to the commercial and industrial zoned land to the north on the one hand and to the Auckland International Airport and land designated for future airport development on the other, means that subject to certain constraints, a Commercial 9 zoning of the area is a natural extension to the existing and foreseeable pattern of development to the north and south.
Plan 3H sets out the pattern of development for the Oruarangi South area. In general, the development pattern has been governed to a considerable degree by subsoil characteristics and stormwater disposal constraints.
There are three identifiable subsoil configurations within the structure plan area.
The first is found mainly in the northwestern section of the structure plan area. This section adjoins the contractor's yard and is comprised of the crater basin which contains low lands forming the basin underlain by soft wet swamp deposits. Groundwater levels are high here. The land is least likely to be suitable for buildings, and is intended to form part of an open space network, and stormwater detention ponding area.
The second consists of a tuft ring surrounding the Waitomokia crater. The ring is comprised of materials of high strengths in the undisturbed state but which have low strengths in the remoulded state. The area appears suitable for permitted development but care will be required when carrying out site works to limit disturbance of the natural soils.
The third subsoil configuration is found mainly in the south and eastern parts of the structure plan area. Provided buildings are built clear of areas where a soft wet 1 pumiceous silt bed intercepts with slopes, no significant subsoil constraints for
CITY OF MANUKAU -40- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
development are anticipated. Most building and development is to be located in ( these parts of the structure plan area. The structure plan area lies within the Oruarangi catchment which comprises a wider area of some 61 5 hectares. The catchment drains in a westerly direction from two old estuarine creeks, the Oruarangi and Waitomokia Creeks. On construction of the Mangere Sewerage Purification Works (MSPW) ponds the entrance to these creeks was cut off by an embankment and stormwater from the catchment is now pumped into the MSPW supply channel. During extreme storm conditions the volume of runoff exceeds the capacity of the pumping installation and flood waters pond in the remnant tidal channel, overtop the embankment and discharge in an uncontrolled fashion into the MSPW pond system.
The Auckland Regional Council has opposed any water right applications in the catchment which might result in an increase in the volume and rate of stormwater runoff, because it is of the view that the overflow into the ponds would compromise the efficient operation of the MSPW. Manukau City Council and the Auckland Regional Council have worked jointly in investigating and evaluating alternatives for stormwater disposal for the whole catchment area, but to date there is no public stormwater system to service further development of the ( catchment. These circumstances necessitate a special solution to stormwater disposal for the structure plan area. That solution ensures that the volume and rate of discharge into the MSPW supply channel is not increased, and that it remains consistent with the discharge associated with the use of the structure plan area existing as at 1 February 1992. The position will be reviewed if and when there is a comprehensive public stormwater system.
In the absence of such a public stormwater disposal system the solution will be 0 achieved through restrictions 0n the location and intensity of development, and the use of an "on site" stormwater drainage system involving detention ponds or lakes which will also serve as landscape features.
Provisions are also made to cater for the stormwater and sewerage servicing arrangements required for the ultimate development of adjacent areas of land which are dependent on access over the structure plan area for sewerage and stormwater disposal purposes.
3 .12.3 Development Policies ( (a) Commercial 9 (subject to special restrictions) The development within the structure plan area is accordingly planned as a series of development blocks within a broader open space network. The only buildings permitted within the open space network are those which are accessory to farming and a golf clubhouse. All other buildings must be located within the development blocks.
The development blocks (referred to as blocks A-H and totalling eight in number), internal roads and stormwater detention lakes will all need to be located in accordance with their locations shown on Plan 3G, but subject to any modifications required or permitted by the Council pursuant to special provisions referred to in Ordinance 11.3.9.2.2 [see special provisions (i) and (j)].
The northwestern section of the structure plan area comprising the original crater basin is least likely to be suitable for building and accordingly there are no development blocks provided for in that locality.
Development blocks G, Hand portions of development blocks E and F lie within the tuff ring surrounding the Waitomokia Crater. Special consideration will be
CITY OF MANUKAU -41- SECOND REVIEW . PART 3 - NEW AND FUTURE URBAN EXPANSION
given to ensure that the land is suitable for subdivision, development and building.
Development blocks A, B, C and D and the balance of development blocks E and F are located in the south and eastern parts of the structure plan area. As noted earlier no significant subsoil constraints for development are anticipated.
It should be noted that blocks G and H comprise the Pavilion of New Zealand site and the existing packing shed site respectively. The delineation of those blocks as development blocks will allow for additions and expansion to those buildings, as well as for new buildings as appropriate.
The total area included within the eight development blocks on the plan is 31 .3 ha and may not exceed that size and each block has a specified size which may not be exceeded.
The total building coverage within the development blocks delineated on the plan and the combined coverage is to be limited as follows:
{i) Block A - 28,000m 2 (ii) Block B - 20,000m 2 {iii) Block C - 8,000m 2 ( {iv) Block D - 8,000m 2 {v) Block E - 1 0,000m2 {vi) Block F - 61,500m2 {vii) Block G - 1 0,000m2 {viii) Block H - 11,000m2 TOTAL - 156,500m2
This maximum extent of building coverage corresponds to a ratio of approximately 13 % of the whole ot the structure plan area.
Notwithstanding the maximum extent of building coverage in each development area as defined in the above tabulation, no single site existing as at 1 February 1992 is to be developed so as to result in a coverage which is in excess of 10% of the area of that site. Any development {including subdivision) that occurs on sites existing as at 1 February 1992 must still comply with controls limiting building and car parks to the development blocks as well as other controls and restrictions. The objective of this control is to ensure that development of the land in the structure plan area is limited until existing sites have been amalgamated, and subsequently subdivided in a manner that accords ( with layout plan 3G.
All uses in the structure plan area are controlled uses which are subject to special restrictions. Design controls will also be exercised through the imposition of conditions over the external appearance of buildings and other structures, site layout, landscaping and vehicular access to ensure that:
the open space network outside the development blocks, including areas developed for stormwater detention lakes, is laid out and landscaped with trees, grass and other plants, or in a manner consistent with the horticultural use of the site, but in any event so as to create an open space environment of high visual quality with a parklike and/or horticultural character
the design and external appearance of buildings and other structures, layout and landscaping within the development blocks will achieve a high quality physical and visual environment
landscaping and the design and external appearance of buildings and other structures will achieve an attractive presence appropriate to the gateway
CITY OF MANUKAU -42- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
location of the Oruarangi Structure plan area in relation to the Auckland International Airport
site layout and the location and design of vehicular and pedestrian access give best effect to the development pattern and policies for the Oruarangi South structure plan area and contribute to a high quality physical and visual environment
the site layout of all buildings and development recognises the need to allow for the efficient rational and co-ordinated provision of reticulated sewerage and stormwater drainage for the ultimate development of adjacent land shown in Diagram 11 D to the schedule in Part 11 of the scheme.
In addition, subdivision is subject to special restrictions to give effect to the objectives and policies for the structure plan area .
(b) Open Space and Preservation of Vegetation The land within the structure plan area that lies outside the development areas comprises approximately 90.4 ha or 74% of the total land area covered by Plan ( 3G, and is to be used primarily for stormwater detention purposes, farming including horticulture and for open space. Other uses are therefore limited to uses which do not compromise the stormwater and open space functions as follows:
(i) outdoor recreation activities including a golf course and an accessory clubhouse and accessory parking areas
(ii) farming, and accessory buildings for farming.
Subdivision and development of the land within the structure plan area are subject to controls to ensure that the areas of open space are landscaped and are retained as landscaped open space areas.
A small local purpose reserve (Reserve 1) is located within the structure plan area. The layout of development in the structure plan area must provide for public vehicular and pedestrian access to this reserve and any other reserves that may be required.
The Council will obtain reserve contributions by way of land or cash in lieu of land, or a combination of land and cash, through the exercise of its powers relating to subdivision and development.
(c) Roading Access and Internal Roads It is intended that the main access road to the structure plan area will be from Montgomerie Road immediately opposite Richard Pearce Drive or Rennie Drive. A further point of access is also proposed at Oruarangi Road at the northwestern end of the structure plan area. These two points of access are to be linked by a link road within the structure plan area. The link road is required in order to provide suitably located, alternative points of access to land in the structure plan area.
It is envisaged that the link road will be constructed on a staged basis as and when development (including subdivision) proceeds. It is intended therefore that the Council will require the developer to construct such part of the road as is needed in association with the relevant development, and/or require such money contribution to the road as the Council considers fair and reasonable.
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In the event that any necessary consents under the Reserve Act 1977, to permit the construction of the link road over the existing landing reserve, ( cannot be obtained, then:
(i) two main access points on Montgomerie Road will be required at Richard Pearce Drive and Rennie Drive, the one to serve the eastern portion of the structure plan area, and the other to serve the western portion
(ii) the link road will link the main access point at Rennie Drive to the access point at Oruarangi Road
(iii) the area to the east of the landing reserve will be served by the access point at Richard Pearce Drive. It may also be served, in addition, by a one-way access point from the site of the Visitor Information Centre which is referred to below.
The location of roads within the structure plan area will be required to comply with the layout depicted on Plan 3G in Part 3 of the scheme.
That layout precludes any direct access from and egress onto George Bolt Memorial Drive, which is a limited access road.
It is noted however that the Information Centre located south of the structure plan area is currently provided with access from and egress onto George Bolt Memorial Drive and it is proposed that traffic to the Information Centre be provided with one-way access from the Centre into the Oruarangi South structure plan area.
The Council recognises that if and when significant development of land to the north of the second runway occurs it may be desirable to provide a road link from that land to the Ascot Road industrial area . However this link will not compromise development of the structure plan area that generally conforms with the development pattern and policies set out in this part of the Scheme for Oruarangi South. Any modifications to the development pattern shall not preclude the possibility of this road link being established.
Additional subsidiary roads may be constructed as required to some individual blocks of land in the development area, but not so as to provide additional points of access into the structure plan area.
All roads within the structure plan area save roads used exclusively for farming are to be part of the secondary road network and will need to conform to the standards applicable to industrial and commercial roads within that network. (See Ordinance 6.3. 7 and Schedule 68 in Part 6 of the Scheme).
Adjoining Roads In order to serve the structure plan area with an appropriate standard of external roading, Montgomerie Road will need to be upgraded to comply with the criteria for industrial and commercial roads within the secondary road network referred to in Ordinance 6.3. 7 and Schedule 68 and Part 6 of the scheme. The following upgrading works in particular are necessary:
(i) the realignment of Montgomerie Road in accordance with the notations shown on Plan 5 of the Planning Map
(ii) the upgrading of Montgomerie Road in accordance with the requirements depicted on cross sections A, 8 and C set out in Diagram 11 D of the Schedule to Part 11 of the Scheme.
CITY OF MANUKAU -44- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
Street Lighting ( All roads will need to be provided with an adequate level of street lighting appropriate to a Commercial 9 zone.
(d) Servicing the Land Save with respect to stormwater disposal, the structure plan area will need to be serviced through extensions and additions to existing public utility services. In the case of sewerage services, the Manukau City Council's main sewer traverses the main part of the area to serve the pumping station in the lhumatao Village area and connections can be readily provided.
However, not all necessary or desirable services are as yet within or contiguous to the boundaries of the structure plan area. Those which will need to be extended, or in respect of which new additional services will be required to provide the whole of the land in the structure plan area with appropriate services including:
(i) an extension to the reticulated public water supply system presently located on Montgomerie Road. Extensions will be needed to provide domestic and fire mains for fire fighting purposes ( (ii) a new reticulated public water supply system which is necessary to provide the land in the structure plan area with an additional system of mains for fire fighting purposes. It is intended that this system will be required to be installed along the full length of Oruarangi Road between the Montgomerie Roads/Ascot Road intersection and the access point on Oruarangi Road, thence along the proposed internal link road and in such other locations as the Council considers necessary so as to serve the whole of the land within the structure plan area itself. An alternative alignment for this reticulation system may be possible but in any event the Council will need to be satisfied that the system will be so located as to adequately serve the whole of the land within the structure plan area
(iii) new underground reticulated public electric power supply and telephone systems.
In each case the above systems will be required to be designed and constructed in accordance with the Council's usual standards for such systems serving commercial developments within the Commercial 9 zone.
( As noted above, the main constraint on development of land within the structure plan area, apart from subsoil conditions in certain locations, and for the need for extensions and additions to public utility services, is the need to limit stormwater discharge to a level so as to not exceed the level generated by uses currently carried on in the structure plan area as at 1 February 1992. (Those uses are mainly rural in nature save for the Pavilion of New Zealand). As indicated earlier, this limit on stormwater discharge is to be achieved in part by prohibiting development other than that which is of low intensity and by using a stormwater disposal system which incorporates "on site" stormwater detention ponds which will also serve as landscape features.
In order to achieve the desired intensity of development and control of stormwater flows, all uses and development are subject to conditions (including those in the nature of prohibitions or restriction) referred to in the special provisions in Ordinance 11.3.10.2.2 and the schedule to Part 11 of the Scheme.
Controls and restrictions are also included which recognise the need to ensure the rational, efficient and co-ordinated provision of public services and to ensure that the provision of sewerage and stormwater drainage is adequate to serve adjacent areas, having regard to their likely future use for urban purposes.
CITY OF MANUKAU -45- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
The adjacent areas relevant to these matters are shown on Diagram 11 E to the schedule to Part 11 of the scheme. . · ( (e) Minimum Services All permitted uses, building and development within the structure plan area save farming are subject to requirements which impose the need for a minimum level of services. These requirements are basic minimum requirements without which any use, building or development is not permitted. They are not to be used as a guide for determining the appropriate level of services or roading which may be required in cases where consent is required for any subdivision or development, and related financial contributions. Nor are these requirements intended to preclude the Council from refusing consent to subdivision in appropriate cases. (f) Subdivision and Refusal of Consent to Subdivision All subdivision is controlled and subject to special provisions so as to accord with the objectives and policies for Oruarangi South and Plan 3G. Particular mention needs to be made of the Council's duties and powers to refuse consent to subdivision, and in particular its duty to refuse consent where subdivision is not in the public interest. The Council does not consider that the public interest will be properly served where a subdivision does not give effect to relevant objectives and policies, including the development policies for the ( structure plan area, where a proper level of public services and roading is not intended to be provided to serve the subdivision, or where subdivision occurs in a manner that in the Council's opinion may compromise the rational, co- ordinated and economical provision of public services in the district or where it is likely to involve the Council in expenditure that is not provided for in its annual plan. (g) Financial Contributions The costs of roading works and services for the structure plan area are intended to be the financial responsibility of those developing and subdividing land in the area. Where consent to subdivision and/or development is granted, the Council is likely to impose conditions requiring contributions to roading works (including road upgrading) and the provision of utility services. Council will also seek contributions for reserves and where appropriate, for other purposes. (h) Archaeology An archaeological survey of the land in this area has been carried out and is reported in the document entitled "Oruarangi Archaeological Survey" by David i Veart, published by the Department of Conservation, Private Bag 68908, \ Newton, Auckland, November 1991.
The use, subdivision, development of and any work on the land on or in the vicinity of archaeological sites will be subject to relevant restrictions in accordance with the provisions of the Historic Places Act 1980, Section 291 of the Local Government Act 1974 and other relevant statutory requirements. (i) Signs The structure plan area has a high profile to visitors to the airport. It is therefore appropriate that a high quality visual environment is established and maintained.
Accordingly, signs which would be visible from George Bolt Memorial Drive are limited to one "destination" sign for the purposes of identification of the development in the structure plan area. This policy will not limit signs permitted elsewhere in the structure plan area as provided for in Part 18 - Signs, including temporary signs for the purpose of identifying a proposed project or development within the area.
CITY OF MANUKAU -46- SECOND REVIEW PART 3 - NEW AND FUTURE URBAN EXPANSION
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