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SECTION 4 MOUNT WELLINGTON WARD CHARACTERISTICS 4.1 FORM OF THE WARD 4.2 POPULATION 4 .2 . 1 Trends 4.2.2 Age Structure 4.2.3 Ethnic Structure 4.3 HOUSING 4.3.1 Housing Stock 4.3.2 Building Permits 4.3.3 Tenure 4. 3.4 Pensioner Housing 4.4 EMPLOYMENT 4.4.1 Participation 4.4.2 Projections 4.4.3 Unemployed
4.5 CONCLUSIONS 4.6 PLANNING OBJECTIVES Page 36
4.0 MOUNT WELLINGTON WARD CHARACTERISTICS
4.1 FORM OF THE WARD
The Mount Wellington Ward of Tamaki City is located at the south eastern corner of the Auckland isthmus, and is bounded by Auckland City to the north, Ellerslie and One Tree Hill Boroughs to the west, and the Otahuhu Ward of Tamaki City to the south. To the east the Ward is bounded by the Tamaki River with Manukau City occupying the land on the eastern shore of the river, thus cons ti tu ting an adjoining local authority. The Manukau Harbour also abuts the Ward boundary at its south western corner.
There are several dominating topographical features within the Ward which have varying degrees of significance in planning terms, with consequent effects on the land use pattern. These are:
Mount Wellington (Maungarei) The Panmure Basin (Kaiahiku) Hamlins Hill (Mutukaroa) Mount Richmond (Otahuhunui) Winstones Quarry Tamaki Estuary Foreshore
The remaining areas of the Ward are now substantially developed and are characterised by gently sloping land falling towards the Tamaki River in the east and the Manukau Harbour in the south west.
The Ward's land use pattern is distinctive, with a heavy concentration of industrial uses located in a band from Gavin Street in the west down the Great South Road to the Otahuhu Ward boundary, and from the shores of the Manukau Harbour across to the Tamaki River, between Hamlins Hill and Mount Richmond and up to Page 37
Waipuna Road. There are further concentrations of industry to the north west in the Marua Road-Lunn Avenue area, to the north east of Mount Wellington in the Morrin Road area and south of Mount Wellington on the Mount Wellington and Ellerslie-Panmure Highways.
The Southern Motorway and the North Island Main Trunk Railway both bisect the Ward with most of the industrial development being located in close proximity to these facilities.
Residential development within the Ward is concentrated in three general locations:
1. To the north and east of the Panmure Basin down to the Tamaki River.
2. To the east of the Mount Wellington Highway at the southern end of the Ward down to the Tamaki River.
3. To the north of Hamlins Hill up to and north of the Ellerslie Panmure Highway and across to the Panmure Basin.
Commercial development within the Ward is dominated by the Panmure Centre in Queens Road, with small local centres scattered throughout the residential areas, and an intermediate sized centre developed at the Penrose Road, Mount Wellington Highway intersection (Sylvia Park}.
The character of the Ward is influenced by its industrial development and busy Panmure commercial centre, which contrast with pleasant residential areas close to the water and on the more elevated land. The amenities of the Ward are enhanced by its significant natural attributes of volcanic cones, river and harbour Page 38
frontage, and the pleasant open grass land on Hamlins Hill adjoining the motorway, which forms the gateway to central Auckland and the isthmus, for travellers from the south.
4.2 POPULATION
4.2.1 Trends
Historically, the population pattern of the former Mount Wellington Borough was characterised by rapid growth after the Second World War and through the 1950's. The growth rate dropped off during the 1960's and slowed significantly in the first half of the 1970' s. The 1981 census figures indicate a loss of population of over 1100 people between 1976 and 1981.
This is typical of the inner parts of the Auckland Urban Area, with development and growth being concentrated in the outer areas. Most Local Authorities adjacent to Mount Wellington lost a similar percentage, 0tahuhu (2.4%) the least, and 0nehunga (7.6%) the most. More general factors which have resulted in a decline of the population of Mount Wellington are an aging population, declining birthrate, reduced immigration to New Zealand and increased emigration by New Zealanders. The latest inter-censual figures indicate this trend is changing and the Auckland region as a whole is experiencing significant growth. (Auckland Region key facts 1984 ARA). Page 39
POPULATION CHANGES MOUNT WELLINGTON (1945-1981}
CENSUS TOTAL POPULATION INTER-CENSUAL CHANGE NUMBERS
1945 2043 1951 7330 5287 +258.8% 1956 11990 4660 + 63.6% 1961 16031 4041 + 33-7% 1966 18857 2826 + 17.6% 1971 20178 1321 + 7.0% 1976 20533 355 + 1.8% 1981 19398 -1135 - 5.5%
Source: Previous District Scheme and 1981 Census of Population and Dwellings.
The slowing down of population growth is primarily due to the now built up nature of Mount Wellington, with relatively little residential land having been developed since 1971. There is also little remaining unsubdivided land zoned residential available for future development.
A noteable feature of the Mount Wellington Ward is the difference between the resident population and the daytime population. Because of its large area of industrial development, which provides employment on a regional scale, the daytime population rises to an estimated 40,000 people. Page 40
4.2.2 Age Structure
AUCKLAND MOUNT WELLINGTON WARD URBAN AREA
1976 1981 1981
Age Groupings Number % Number % %
Under 5 years 1808 8.8 1515 7.8 7.7 5 - 14 3540 17.2 2934 15.1 18.0 15 - 64 13633 66.4 13161 67.9 64.3 64 and over 1552 7.6 1788 9.2 10.0
20533 100.0 19398 100.0 100.0
Source: Previous District Scheme, Auckland Regional Authority Information Service, Bulletin 2 - Central Auckland Region Statistics Department
The Mount Wellington Ward has an aging population with a continuing decline in the number of children of pre school and school age. The trend towards · an older population structure is typical of the older developed Auckland suburbs which tend to have a significant proportion of households without children. This is largely because children from the housing developments established in the late 1950's have grown up and left Page 41 home. The decline in the population also reflects this trend which should now level off. The 15 - 64 year age group accounts for the bulk of the population, and is over represented in Mount Wellington. This is largely due to the range of job opportunities within the Ward and in adjoining local authority areas.
The high proportion of people in the working age group means that there will be a continuing demand for housing in the Ward as this group is the most active in household formation.
The increase in the number of people over 65 years may sustain a demand for smaller household units, including pensioner housing. Page 42
4.2.3 Ethnic Structure
AUCKLAND MOUNT WELLINGTON URBAN AREA
1976 1981 1981
Category Number % Number % %
European 16045 78.1 14169 73.0 80.4 NZ Maori 2504 12.1 2790 14.4 8.1 Pacific Island Polynesian 1162 5.7 1845 9.5 7.4 Chinese 166 0.8 141 0.7 1.1 Indian 110 0.5 171 0.9 1.0 Other and not specified 546 2.7 279 1.5 2.0
20533 100.0 19398 100.0 100.0
Source: Previous District Scheme, Auckland Regional Authority Information Centre, Bulletin 2 - Central Auckland Region. Page 43
Between the 1976 and 1981 Census there has been a 5.1% decrease in the percentage of Europeans in Mount Wellington. The percentage of Maoris and Polynesians is increasing. The Indian Community while still small numerically, also increased.
Compared to the Auckland Urban Area as a whole, the percentage of both Maoris and Polynesians is well above average, particularly Maoris.
'This has implications in terms of the differing social and cultural aspirations, values and needs of the Maoris, Polynesians and other groups. Page 44
4.3 HOUSING
Housing Stock
TYPE NUMBER
Separate house (one household} 4065 House or flat attached to business premises 45 House with 2 or more households - shared cooking 9 House with other private dwelling attached, i.e. granny flat 834 Self contained flat or apartment 1500 Town Houses 372 Temporary private dwellings 3 Group living quarters 9
TOTAL PERMANENT PRIVATE DWELLINGS 6825
Source: Bulletin 2 Central Auckland Region, Statistics Department
There was a 3. 8% increase in the number of permanent private dwellings between 1976 - 1981, which is low compared to the Auckland Region increase of 10. 3% but higher than in adjoining Boroughs with the exception of Ellerslie.
Average occupancy is 2. 8 people per household which shows a decline from the 1976 census figure of 3.1 and is typical of the adjoining Boroughs. Thus, although Page 45
the number of people per household is declining, there is a continuing demand for accommodation.
4.3.2 Building Permits
TYPE 1985-4 1984-83 1983-2 1982-81 1981-80
New Dwellings 25 12 21 17 6
Alterations
Additions 158 194 232 227 189
New Flats 12(45) 8(24) 4(9) 6(17) 6(7)
Conversion
to Flats 13(21) 8(14) 8(11) 6(7) 6(7)
( ) brackets give total number of units gained
The number of permits for new houses and flats has fluctuated but overall has shown an increase from 1980/81. Additions and alterations to houses have generally shown an increase. There has been an increase in the number of new flats built, including the number of units per development. Council will encourage this trend towards multi-unit developments but residential ordinances will ensure a high standard of amenity for each unit and prevent the building of sausage flats.
The number of building permits issued for industrial buildings since 1981 has been increasing, with a large increase in the actual value of permits. Page 46
4.3.3 Tenure
Mount Wellington has a high proportion of both public and private rental housing. In 1981 rental housing accounted for 41.6% of all housing in the Ward. Rental housing in the Auckland region is in short supply and there was a slight reduction in the amount of rental accommodation between 1976-81 in Mount Wellington. This decline in rental accommodation has become a more definite trend as evidenced by the number of applications for cross lease and unit titles processed since 1981.
Pensioner Housing
The Mount Wellington Ward has a total of 157 Pensioner flats of which 36 are "own your own". There is a considerable demand for all types of units as evidenced by waiting lists . This is likely to continue as the population continues to age and in view of the fact that private rental accommodation is decreasing. Page 47
4.4 EMPLOYMENT
4.4.1 Participation
Year Number Partic- Number Partic- Total Total
Males ipation Females ipation Number Part-
Rate Rate icip- ation
Rate
1976 6350 61.9 3477 33.8 9827 47.9 1981 5892 61.1 3576 37.1 9468 48.5
Source: Auckland Regional Authority Planning
Information Service (ARPIS}
Al though the actual numbers in the workforce declined between the 1976 and 1981 censuses, the participation rate (Calculated as the proportion of the total population in the labour force) increased slightly. The high participation rates of both males and females reflect the large numbers of residents who are in the working age group, 15-64 years.
The number of women in the workforce has shown a significant increase which is typical of the region.
Over 45% of the resident workforce is involved in the manufacturing sector.
The number of people employed in the Ward declined between 1976 and 1981 from a total of 21,037 to 18,990; Page 48
a loss of 2,047 workers. The ratio of jobs to resident labour force fell from 2.14 in 1976 to 2.01 in 1981.
This is no doubt a result of rationalization in particular industries. The Hellaby Meatworks was reorganised in 1980 with the consequent loss of a number of full time jobs. There was also a loss of jobs when Westfield Freezing Company rationalized its process. In recent times other firms have responded to the severe economic climate with similar reorganisations.
4.4.2 Projections
The Auckland Regional Authority in its Labour Force Projections for Mount Wellington for 1991 predicts an increase both in the resident workforce and number of jobs.
PROJECTED 1991 RESIDENT LABOUR FORCE AND JOBS IN MOUNT WELLINGTON
PROJECTED RESIDENT PROJECTED TOTAL NUMBER OF LABOUR FORCE JOBS IN 1991
Blue White Total Blue White Total Ratio Collar Collar Collar Collar
5272 4584 12809 9911 22720 2.30
Source: ARPIS 30-05-83 Page 49
4.4.3 Unemployed
The February 1984 figures for residents of the Ward who are unemployed is over 400. There are a number of Special Work projects within the Ward for unemployed youth.
CONCLUSIONS
Mount Wellington has only 2.3% of the Auckland region's population. However, the industry located in the Ward provides a significant source of regional employment. Mount Wellington is well endowed with recreational and community facilities, shops and pleasant residential areas. In order to take advantage of accessibility, employment opportunities, and the established community infrastructure, Council considers it desirable to intensify the residential capacity of the Ward by infilling.
Council is aware of the potential and demand for infilling and has already encouraged this type of development by permitting more than one residential building on a site in all residential zones. By further encouraging this form of development in this Scheme it is hoped family housing can be retained and the recent population decline arrested.
The ARA projects a population of 19,187 for the Ward in 1991. It predicts an increase in population in Mount Wellington South only. However, with projected increases in the resident labour force it can be assumed there will be a continuing demand for accommodation as this group was the most active in household formation and there will continue to be more jobs in the Ward than residents. Page 50
4.6 PLANNING OBJECTIVES
Council considers there are nine broad objectives to which all other objectives and policies embodied in this Scheme are related. In formulating these objectives Council recognises and accepts that the review will, in general terms, represent a continuation of the broad land use pattern which is now well established in Mount Wellington. These objectives are as follows:-
To maintain, and where possible expand the existing residential areas in Mount Wellington. To continue to encourage employment opportunities within the existing developed industrial areas of the Ward. To permit only minor expansion of industrial activities onto land not previously zoned for this purpose. To support the continuing viability of the Panmure and Penrose Road (Sylvia Park) commercial centres and provide for their limited expansion where necessary. To implement where practicable land use controls which reflect policies enumerated in the Auckland Regional Planning Scheme. To encourage the continued provision and shared use of facilities in the Ward for all cultural and community groups. To maintain, and enhance, the Ward's open space for the benefit of all residents. To promote the development of those portions of Hamlin's Hill acquired by the Council and the ARA as a reserve, and the concept of an open space link between that reserve and the Mount Richmond reserve. Page 51
To implement land use controls which are designed to achieve the objectives and policies of the Scheme, whilst protecting and enhancing the amenities of the Ward. To continue to rationalize the movement of traffic in the Ward, to promote safety, efficiency and convenience for the public, and to relate adjoining land uses to the roading classification. Page 52