Attachment 6 - Plan Change: Patumahoe South Strategic Analysis - Appendix 1 of the Auckland Unitary Plan: Operative in Part

Appendix 1 specifies the contend and detail of a structure planning process, to provide the foundation for plan change to rezone land and to guide its future development. The level of analysis is required to be appropriate to the type and scale of development in the context of the objectives and policies in the regional policy statement: B2 Urban growth.

The appendix sets out the following: (1) An explanation of the structure planning in the context of the plan change process; (2) A summary of the matters that the structure plan must identify, investigate and address; and (3) A list of specialist documents typically required to support the structure plan as part of the plan change process.

1.3 External documents to be taken into account

Document: Summary: Comments:

(1) Auckland Plan including The Auckland Plan 2050 (June 2018) The Auckland Plan 2050 proposes a balanced strategic the directions of the The Homes and Places section of The Auckland Plan 2050 (June 2018), contains four strategic directions: approach to accommodating business and housing growth in Auckland Plan 1: Develop a quality compact urban form to accommodate Auckland’s growth the Region. Clear principles are established around adopting a 2: Accelerate the construction of homes that meet Aucklander’s changing needs and preferences “multi-modal” model adopting a “quality compact” approach to 3: Shift to a housing system that ensures secure and affordable homes for all accommodating growth. 4: Provide sufficient public places and spaces that are inclusive, accessible and contribute to urban living The Development Strategy focusses on higher order growth To achieve those strategic directions Auckland is moving towards a multi-nodal model that accommodates growth within urban priorities, and makes limited reference to the growth of smaller nodes included Pukekohe and Warkworth. The principle is for nodes to service their surrounding rural communities, be connected to towns and villages. It does however acknowledge that “some Urban Auckland through state highways/rail and support business and residential growth. growth is anticipated” in towns and villages, such as Patumahoe. The quality compact approach means that: • most development occurs in areas that are easily accessible by public transport, walking and cycling The growth of rural towns and villages should be consistent • most development is within reasonable walking distance of services and facilities including centres, community facilities, with the multi-modal strategic direction and principles of employment opportunities and open space quality compact development. • future development maximises efficient use of land • delivery of necessary infrastructure is coordinated to support growth in the right place at the right time. In respect of the plan change for Patumahoe, it is noted that: ➢ The plan change promotes the development of a quality The Plan record Auckland Council’s commitment to provide on-going development capacity for housing and business growth, in compact urban form for the settlement that is easily accordance with the NPS: Urban Development Capacity. To achieve that outcome the 30 year target for Auckland (to 2048) is accessible from the town centre, community and 408,300 dwellings to provide sufficient feasible development, and to overcome the 35,000 dwelling shortfall recorded in 2016 and a recreational facilities, school and sports facilities. In this year 11-30 shortfall of 82,000 dwelling (noted on page 207 of the plan). respect the plan change represents a logical ‘rounding out’ of the existing village’s urban form around the main street In respect of rural areas the – the Development Strategy (page 208 of the Plan) explains that growth is anticipated in smaller towns and community facilities, and land that is already and villages in addition to the rural nodes of Pukekohe and Warkworth, as follows: ‘sandwiched’ between the urban village area and the very modified rail corridor and timber mill immediately south As part of the quality compact approach, future urban areas have been identified to provide for urbanisation. of that. Residential growth in rural areas will be focused in the two rural nodes of Pukekohe and Warkworth. ➢ Provides enhanced linkages to existing reserve and open Some growth is anticipated in the smaller towns and villages. space areas and establishes a new open space network Residential development in rural zones will be limited. with multi-modal access (walk, cycle, motor vehicle). Provision for residential growth will be focused in the existing countryside living zone. ➢ Efficient use is proposed to be made of land within the Limiting residential growth in rural areas will maintain their values and support ongoing rural production. plan change area, while providing for a development (emphasis added) outcome that is consistent with the established character and amenity of Patumahoe (i.e. 600m² lots within 400m of

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the Town Centre, 800m² lots generally, and 1500m² lots adjacent to the railway/rural zone interface). ➢ Utilises available capacity within existing network infrastructure (in particular wastewater) and proposes a new internal network, established as part of the staged subdivision of the subject land, that does not necessitate any public expenditure. ➢ By providing for a minimum of 200-250 additional dwellings, representing an increase of approx. 600-900 people to Patumahoe’s population, will provide economic benefits (derived from an enlarged customer base) to existing businesses within the township of an additional $1.7m of local economic impact per annum. The plan change would be based on complementing the existing zone and rate of growth in Patumahoe but to provide greater choice and amenity to purchasers. It would take 10-15 years to be built out. In that context, the scale of growth proposed in the plan change is not sufficient to materially change the scale or function of Patumahoe as a small rural village or disrupt the role of Pukekohe as the dominant centre in the south. ➢ The scale and extent of new housing options being zoned and to be developed in the next 10-15 years across Pukekohe, Paerata, Drury and Hingaia (several thousand) is so great that the dwellings enabled by the plan change would be extremely unlikely to ‘compete with’ them, or to commuters seeking to live in the urban area. They will instead appeal to people wanting a lifestyle and social connections based around the existing rural environment. ➢ Will provide approximately 2.5ha of light industrial land, creating employment opportunities for approx. 80 people (approx. 100 overall). The light industrial zone will complement and reinforce the higher-quality character sought within the local centre zone and main street, by providing for local jobs that are less-suited for a pedestrian focused main street location. ➢ Will reinforce Patumahoe’s role as a local service centre, and further enhance it as a settlement with its own distinct character located close to Pukekohe. ➢ Will increase the patronage public transport services to Patumahoe, which is located on bus route 396 (a service between Waiuku and Pukekohe train station), with onward travel via train to Britomart (and other destinations on the southern line).

(2) National policy The National Policy Statement on Urban Development Capacity (NPS-UDC) is relevant to provision of land (and associated While the NPS does not directly apply to settlements (such as statements and national infrastructure) to ensure that Auckland Council enables development capacity for housing and business to meet the needs of their Patumahoe) of less than 10,000 people, its purpose, objectives environmental standards communities. and policies provide relevant context for the consideration of the plan change. The rezoning request, that would provide for The NPS is about recognising the national significance of: approximately 200 -250 homes would have negligible influence

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a) urban environments and the need to enable such environments to develop and change; and Auckland Council’s ability to meet the development capacity b) providing sufficient development capacity to meet the needs of people and communities and future generations in urban required by the NPS-UDC (on a Regional basis), but would be environments. significant at a local level in terms of providing housing and business zoned land to meet the foreseeable future needs of In particular, the NPS requires Local Authorities to provide sufficient housing and business development capacity that is feasible, the local community. In this respect, it is emphasised that the zoned and serviced with development infrastructure. NPS is not solely focused on housing; the light industrial / As detailed the plan change the subject land at Patumahoe is feasible for development, able to be serviced without any public employment land proposed is directly relevant to it. network infrastructure expenditure and can be zoned via the plan change.

The NPS-UDC relates to urban areas, which is defined in the NPS as an area of land containing, or intended to contain, a concentrated settlement of 10,000 people or more and any associated business land, irrespective of local authority or statistical boundaries.

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(3) This Plan, in particular B2 Tāhuhu whakaruruhau ā-taone - Urban growth and form the regional policy Auckland Unitary Plan Operative in part 2 statement. B2.1. Issues Auckland’s growing population increases demand for housing, employment, business, infrastructure, social facilities and Patumahoe, as a small rural settlement, is subject to the same services. community needs and aspirations as all other settlements and urban Growth needs to be provided for in a way that does all of the following: areas within the Auckland Region. As a settlement it is subject to (1) enhances the quality of life for individuals and communities; demand for land to provide the housing, employment and business (2) supports integrated planning of land use, infrastructure and development; needs of the community. The Auckland wide “issues” are equally (3) optimises the efficient use of the existing urban area; applicable in a local context. (4) encourages the efficient use of existing social facilities and provides for new social facilities; (5) enables provision and use of infrastructure in a way that is efficient, effective and timely; (6) maintains and enhances the quality of the environment, both natural and built; The plan change promotes development of a quality compact urban (7) maintains opportunities for rural production; and form for the settlement that is easily accessible from the town centre, (8) enables Mana Whenua to participate and their culture and values to be recognised and provided for. community and recreational facilities, school and sports facilities. It includes enhanced pedestrian and cycle amenity for the village, provides B2.2. Urban growth and form for a more connected road network. The opportunity to provide B2.2.1. Objectives enhanced public frontage and access to the Patumahoe Domain, (1) A quality compact urban form that enables all of the following: improve the safety of the intersection of Patumahoe, Carter and Clive (a) a higher-quality urban environment; Howe Roads, and better connect the Domain and school with a pedestrian and cycle-prioritised connection all together contribute to a “higher quality” urban environment. (b) greater productivity and economic growth; The economic benefits include the creation of approx. 80 light industrial jobs, and 17 retail/commercial jobs along with an additional $1.7m of local economic impact per annum that will enhance the vitality of Patumahoe. (c) better use of existing infrastructure and efficient provision of new infrastructure; The plan change utilises available capacity within existing network infrastructure (in particular wastewater) and proposes a new internal network, as part of the staged subdivision of the subject land, that does not necessitate any public expenditure. The increase in Patumahoe’s resident population and employment base (d) improved and more effective public transport; will support improved public transport, in particular more frequent bus connections to Pukekohe (route 396). Efficient use is proposed to be made of land within the plan change area to enhance the vitality of the settlement, while providing for a (e) greater social and cultural vitality; development outcome that is consistent with the established character and amenity of Patumahoe. The plan change land is considered to be a logical location for village growth given how well it is located to the existing zoned area and its activities. While some land used for rural production will be urbanised, this land is (f) better maintenance of rural character and rural productivity; and not significant. The plan change has been designed to maintain rural character and productivity outside of the settlement by including buffer areas and by managing reverse sensitivity effects, and more generally by basing the plan change on the existing Patumahoe Precinct as a way of (g) reduced adverse environmental effects. maintaining an established character consideration. The inclusion of productive land within the plan change should be contextualised in light of its constrained location between an existing urban area, railway line and timber mill, its logical urban future as part of the Patumahoe Village, and the declining feasibility of rural production on the land.

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Adverse effects of subdivision and development can be effectively managed during the development process, and once the new housing and light industrial areas are established.

(2) Urban growth is primarily accommodated within the urban area 2016 (as identified in Appendix 1A). N/A

(3) Sufficient development capacity and land supply is provided to accommodate residential, commercial, industrial growth The provision of 200-250 additional residential allotments provides for and social facilities to support growth. approx. 10 years of residential growth (at an average rate of 20-25 dwellings per annum). The Light Industrial zoned land and the additional dwellings will provide employment opportunities (approx. new 100 jobs). (4) Urbanisation is contained within the Rural Urban Boundary, towns, and rural and coastal towns and villages. The plan change represents a logical expansion of the settlement onto adjacent land that is enclosed by (and separated from other rural land) by the existing road and rail network.

(5) The development of land within the Rural Urban Boundary, towns, and rural and coastal towns and villages is integrated The plan change utilises existing network capacity (wastewater), with the provision of appropriate infrastructure. proposed additional storage (for water supply) and an on-site stormwater management system.

Quality compact urban form The proposal supports a compact urban form, and the existing Village (5) Enable higher residential intensification: centre by providing for 600m² lots within 400m of the centre and 800m² (a) in and around centres; lots generally. All lots are located close to the centre, sports fields, (b) along identified corridors; and school and public transport route. (c) close to public transport, social facilities (including open space) and employment opportunities. The provision of Light Industrial land will substantially increase employment opportunities within Patumahoe. B2.3. A quality built environment B2.3.1. Objectives The plan change includes measures to ensure that the outcome is a (1) A quality built environment where subdivision, use and development do all of the following: quality built environment that is complementary to and strengthens the (a) respond to the intrinsic qualities and physical characteristics of the site and area, including its setting; character and amenity values of Patumahoe. (b) reinforce the hierarchy of centres and corridors; The plan change supports the exiting Village centre, while providing (c) contribute to a diverse mix of choice and opportunity for people and communities; employment and lifestyle options to future residents (via a mix of (d) maximise resource and infrastructure efficiency; section sizes 600m²/800m²/1500m²). (e) are capable of adapting to changing needs; and The area is not subject to specific Climate Change effects, but will (f) respond and adapt to the effects of climate change require infrastructure that is designed accordingly.

B2.3.2. Policies (1) Manage the form and design of subdivision, use and development so that it does all of the following: The plan change will provide enhanced linkages to existing reserve and (a) supports the planned future environment, including its shape, landform, outlook, location and relationship to its open space areas and establishes a new open space network with multi- surroundings, including landscape and heritage; modal access (walk, cycle, motor vehicle) in a manner that enhances (b) contributes to the safety of the site, street and neighbourhood; accessibility, amenity and safety. (c) develops street networks and block patterns that provide good access and enable a range of travel options; (d) achieves a high level of amenity and safety for pedestrians and cyclists; The plan change reinforces Patumahoe as a local service centre, and as a (e) meets the functional, and operational needs of the intended use; and settlement with its own distinct character located close to Pukekohe. (f) allows for change and enables innovative design and adaptive re-use.

(2) Encourage subdivision, use and development to be designed to promote the health, safety and well-being of people and communities by all of the following:

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(a) providing access for people of all ages and abilities; A range of lot sizes is proposed (600m²/800m²/1500m²), and local (b) enabling walking, cycling and public transport and minimising vehicle movements; and employment opportunities are created on Light Industrial land/ (c) minimising the adverse effects of discharges of contaminants from land use activities (including transport effects) and subdivision. (3) Enable a range of built forms to support choice and meet the needs of Auckland’s diverse population. (4) Balance the main functions of streets as places for people and as routes for the movement of vehicles. The proposal supports a compact urban form, and the existing town B2.4. Residential growth centre by providing for 600m² lots within 400m of the Town Centre and B2.4.1. Objectives 800m² lots generally. The inclusion of some 1500m² lots adjacent to the (1) Residential intensification supports a quality compact urban form. railway/rural zone interface provides a further lifestyle choice for (2) Residential areas are attractive, healthy and safe with quality development that is in keeping with the planned built residents and may accommodate some demand for rural lifestyle character of the area. properties. (3) Land within and adjacent to centres and corridors or in close proximity to public transport and social facilities (including The inclusion of up to 2.5ha of Light Industrial land will provide for open space) or employment opportunities is the primary focus for residential intensification. around 8000m² of gross floor area and associated yards creating approx. (4) An increase in housing capacity and the range of housing choice which meets the varied needs and lifestyles of 100 new jobs in Patumahoe (with consequential social and economic Auckland’s diverse and growing population. benefits). (5) Non-residential activities are provided in residential areas to support the needs of people and communities. (6) Sufficient, feasible development capacity for housing is provided, in accordance with Objectives 1 to 4 above, to meet the The approx. 200-250 dwellings represents 0.05-%.06% of the projected targets in Table B2.4.1 below: regional demand for housing by 2046 and 0.10-0.13% of the minimum target to 2026. Notwithstanding that small contribution when considered on a region wide basis, the additional dwellings are relatively significant in the context of Patumahoe, which currently has approx. 4-5 years of residential land supply (106 Lots) under current live zoning.

In particular, Searle Group has 76 Sections at Patumahoe Hill currently being marketed: https://searlegroup.co.nz/project/project-4/ A 30-lot subdivision has been granted subdivision consent (within the Carter Road Single House zone) in December 2018 (referenced as BUN60329721) In total there are 106 potential sections available to accommodate Patumahoe’s growth (which at a rate of 20-25 dwellings per annum represents 4-5 years of housing supply).

The proposal, given a year for plan change processing and then a year for subdivision consenting of the first stage, and then implementation, means that the first plan change lots would be coming into the market near the end of the existing zoned area’s life. This is more efficient than creating a lag in supply by not providing more zoned land until too late in the wider development cycle.

The proposal includes sufficient land with proposed live zoning for the creation of approximately 200-250 residential allotments, which represents a further 8-10 years of residential land supply for Patumahoe B2.4.2. Policies at the current rate of growth of the settlement. Residential intensification (1) Provide a range of residential zones that enable different housing types and intensity that are appropriate to the The inclusion of smaller 600m² (than the 800m² standard for residential character of the area. Patumahoe) allotments within 400m of the town centre provides for (2) Enable higher residential intensities in areas closest to centres, the public transport network, large social facilities, more concentrated residential activity within easy walking distance of education facilities, tertiary education facilities, healthcare facilities and existing or proposed open space. the existing Town Centre, Educational and Community facilities. The design and conceptual layout for the subject land will provide a highly

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(3) Provide for medium residential intensities in area that are within moderate walking distance to centres, public transport, connected street network, with specific provision (and prioritisation) of social facilities and open space. cycle and pedestrian movements through the future subdivision. (4) Provide for lower residential intensity in areas: (a) that are not close to centres and public transport; The subject land does not include any significant natural and physical (b) that are subject to high environmental constraints; resources that are scheduled in the Unitary Plan. (c) where there are natural and physical resources that have been scheduled in the Unitary Plan in relation to natural The plan change area is not subject to significant natural hazards. heritage, Mana Whenua, natural resources, coastal environment, historic heritage and special character; and (d) where there is a suburban area with an existing neighbourhood character. The land subject to the plan change is not rated as elite soils, and due to a combination of its locational characteristics and immediate constraints it is not considered important as part of Auckland’s long-term productive land resource.

The proximity of the existing urban activities already considerably (5) Avoid intensification in areas: constrains the range of rural productive uses that can occur on the land (a) where there are natural and physical resources that have been scheduled in the Unitary Plan in relation to natural due to existing reverse sensitivity effects from that residential-zoned heritage, Mana Whenua, natural resources, coastal environment, historic heritage or special character; or land in particular. This precludes a number of normal every-day rural (b) that are subject to significant natural hazard risks; where such intensification is inconsistent with the protection of the productive maintenance activities including frost fighting fans, bird- scheduled natural or physical resources or with the avoidance or mitigation of the natural hazard risks. frightening noises (sound or gun blasts), intensive agriculture, early morning (pre-sunrise) machinery or processing, and similar. The land is effectively only capable of modest-intensity residential-compatible cropping. For example, a new, large-scale chicken farm or piggery would not be plausible given how close existing residential zoned land is to the plan change land.

The plan change will rezone land that can utilise available capacity within (6) Ensure development is adequately serviced by existing infrastructure or is provided with infrastructure prior to or at the existing network infrastructure (in particular wastewater) and will result same time as residential intensification. in the development of a new internal network, established as part of the staged subdivision of the subject land, that does not necessitate any public expenditure.

Reverse sensitivity effects are managed by the proposed “reverse (7) Manage adverse reverse sensitivity effects from urban intensification on land with existing incompatible activities. sensitivity control area” extending 400m from the existing chicken (broiler) sheds and by including buffer areas along the railway/rural zone interfaces.

Residential neighbourhood and character The Precinct provisions recognise existing neighbourhood character and (8) Recognise and provide for existing and planned neighbourhood character through the use of place-based planning tools. proposed to create a rural village character within the new subdivision (9) Manage built form, design and development to achieve an attractive, healthy and safe environment that is in keeping resulting from the plan change. with the descriptions set out in placed-based plan provisions. Light industrial activities are commonly established on land in close (10) Require non-residential activities to be of a scale and form that are in keeping with the existing and planned built proximity to (or adjoining) residential zoned land and will provide for character of the area. businesses and employment that is consistent with the settlement’s needs and character. In this instance the proposed light industrial zone is intentionally co-located adjacent to the railway line and existing timber mill activity.

B2.5. Commercial and industrial growth B2.5.1. Objectives The inclusion of up to 2.5ha of Light Industrial land will provide for (1) Employment and commercial and industrial opportunities meet current and future demands. around 8000m² of gross floor area and associated yards creating approx.

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(2) Commercial growth and activities are primarily focussed within a hierarchy of centres and identified growth corridors 100 new jobs in Patumahoe (with consequential social and economic that supports a compact urban form. benefits) (3) Industrial growth and activities are enabled in a manner that does all of the following: (a) promotes economic development; (b) promotes the efficient use of buildings, land and infrastructure in industrial zones; (c) manages conflicts between incompatible activities; (d) recognises the particular locational requirements of some industries; and (e) enables the development and use of Mana Whenua’s resources for their economic well-being.

B2.5.2. Policies (1) Encourage commercial growth and development in the city centre, metropolitan and town centres, and enable retail The plan change does not propose any commercially zoned land, in activities order to ensure that the existing Patumahoe village centre remains the on identified growth corridors, to provide the primary focus for Auckland’s commercial growth. focal point of the settlement with the majority of commercial, retail and (2) Support the function, role and amenity of centres by encouraging commercial and residential activities within centres, food and beverage activities located alongside the established ensuring community facilities. development that locates within centres contributes to the following: (a) an attractive and efficient urban environment with a distinctive sense of place and quality public places; That will enable the village centre to consolidate its role and continue to (b) a diverse range of activities, with the greatest mix and concentration of activities in the city centre; meet the needs of people and communities, while retaining its (c) a distribution of centres that provide for the needs of people and communities; distinctive sense of place. (d) employment and commercial opportunities; (e) a character and form that supports the role of centres as focal points for communities and compact mixed-use The plan change makes efficient use of the subject land, which is best- environments; suited in the long term as being part of the village urban area in any (f) the efficient use of land, buildings and infrastructure; event. (g)high-quality street environments including pedestrian and cycle networks and facilities; and The plan change provides an interconnected pedestrian and cycle (h)development does not compromise the ability for mixed use developments, or commercial activities to locate network through the area connected back to Patumahoe Domain, and expand within centres. Patumahoe School and the Village Centre. …. (7) Enable the supply of land for industrial activities, in particular for land-extensive industrial activities and for heavy The plan change includes provision for up to 2.5ha of Light Industrial industry in areas where the character, scale and intensity of the effects from those activities can be appropriately managed. land which is located adjacent to the railway line and to the existing (8) Enable the supply of industrial land which is relatively flat, has efficient access to freight routes, rail or freight hubs, ports timber processing/manufacturing factory (GJ Weck & Sons) located at and airports, and can be efficiently served by infrastructure. 108 Patumahoe Road, Patumahoe who manufacture wooded boxes and (9) Enable the efficient use of industrial land for industrial activities and avoid incompatible activities by all of the following: pallets. (a) limiting the scale and type of non-industrial activities on land zoned for light industry; (b) preventing non-industrial activities (other than accessory activities) from establishing on land zoned for heavy industry; and The location if Light Industrial zoning (and future activities) adjacent to (c) promoting co-location of industrial activities to manage adverse effects and to benefit from agglomeration. the existing timber factory avoids the risk of introducing sensitive (10) Manage reverse sensitivity effects on the efficient operation, use and development of existing industrial activities, (residential) activities in proximity to that existing activity, thereby including by preventing inappropriate sensitive activities locating or intensifying in or adjacent to heavy industrial zones. avoiding reverse sensitivity effects.

B2.6. Rural and coastal towns and villages B2.6.1. Objectives The plan change is compatible with the natural and physical (1) Growth and development of existing or new rural and coastal towns and villages is enabled in ways that: characteristics of the land, including its modified context north and (a) avoid natural and physical resources that have been scheduled in the Unitary Plan in relation to natural heritage, Mana south, provision for integration of on-site stormwater disposal as part of Whenua, natural resources, coastal environment, historic heritage or special character unless growth and development a green-network, and through the densities and land use outcomes protects or enhances such values; and proposed in the plan change precinct controls. Both Ms. Gilbert and Mr. (b) avoid elite soils and avoid where practicable prime soils which are significant for their ability to sustain food production; Munro consider the plan change will maintain local amenity and and character values. (c) avoid areas with significant natural hazard risks; (d) are consistent with the local character of the town or village and the surrounding area; and The plan change seeks to enable the growth of Patumahoe Village by (e) enables the development and use of Mana Whenua’s resources for their economic well-being. providing for approx. 200-250 lots (approx. 10 years supply) and 2.5ha of

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(2) Rural and coastal towns and villages have adequate infrastructure. Light Industrial zoned land to create future employment for approx. 100 persons, in a manner that avoids scheduled natural and physical resources and areas of prime soils that are significant for their ability to B2.6.2. Policies sustain food production, is consistent with the local character of the (1) Require the establishment of new or expansion of existing rural and coastal towns and villages to be undertaken in a settlement and surrounding area, and has adequate infrastructure manner that does all of the following: (including existing wastewater capacity). Refer also to discussion of (a) maintains or enhances the character of any existing town or village; B2.6.2 – Policies below.

(b) incorporates adequate provision for infrastructure; The plan change area is adjacent to and would provide a logical extension of the village onto adjacent land that adjoins the central (c) avoids locations with significant natural hazard risks where those risks cannot be adequately remedied or mitigated; Domain and established residential area and will enhance the existing settlement. (d) avoids elite soils and avoids where practicable prime soils which are significant for their ability to sustain food production; Provision will be made for the extension of infrastructure to the plan change area as part of its future subdivision and development, The plan change area is not subject to significant natural hazards.

(e) maintains adequate separation between incompatible land uses; The plan change incorporates some small areas of prime soils that due to their fragmented nature and a range of constraints on rural production (f) is compatible with natural and physical characteristics, including those of the coastal environment; and have been assessed as not suitable for horticultural use, with only 3ha (out of 33.4ha) available for food production and free from limitations (g) provides access to the town or village through a range of transport options including walking and cycling. and constraints on its productive use. The plan change zoning provides separation between potentially incompatible land uses (industry and housing) The plan change respects and has been designed with regard to natural (2) Avoid locating new or expanding existing rural and coastal towns and villages in or adjacent to areas that contain and physical characteristics of the site. significant natural and physical resources that have been scheduled in the Unitary Plan in relation to natural heritage, Mana The plan change provides an interconnected pedestrian and cycle Whenua, natural resources, coastal environment, historic heritage or special character, unless the growth and development network through the area connected back to Patumahoe Domain and protects or enhances the Village Centre. such resources including by any of the following measures: (a) the creation of reserves; The subject land does not include any significant natural and physical (b) increased public access; resources that have been scheduled in the Unitary Plan in relation to (c) restoration of degraded environments; natural heritage, Mana Whenua, natural resources, coastal environment, (d) creation of significant new areas of biodiversity; or historic heritage or special character. (e) enablement of papakāinga, customary use, cultural activities and appropriate commercial activities.

(3) Enable the establishment of new or significant expansions of existing rural and coastal towns and villages through the As summarised above, the plan change has been prepared in a manner structure planning and plan change processes in accordance with Appendix 1 Structure plan guidelines. consistent with the Appendix 1 Structure plan guidelines.

(4) Enable small-scale growth of and development in rural and coastal towns and villages without the need for structure The plan change has been prepared in a manner consistent with Policies planning, in a manner consistent with policies B2.6.2(1) and (2). B2.6.2(1) and (2) as addressed above.

(5) Enable papakāinga, marae, customary use, cultural activities and appropriate commercial activities on Māori land and on No Maori land or cultural use is proposed within the plan change area. other land where Mana Whenua have collective ownership. Additional References: Appendix 2 - Urban Design Assessment - Section 3 E1 Water Quality and Integrated Management Existing Stormwater System E1.2. Objectives [rp/rcp] The subject land contains no natural streams or water bodies. The “freshwater system” comprises overland flow paths and a sequence of

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(1) Freshwater and sediment quality is maintained where it is excellent or good and progressively improved over time in farm channel drains forming an artificial watercourse1 that intercept degraded areas. sheet flow across arable/pasture land and directs it to an overland flow path. (2) The mauri of freshwater is maintained or progressively improved over time to enable traditional and cultural use of this resource by Mana Whenua. There are no naturally occurring watercourses on the subject land. The subject land currently drains into three sub-catchments, two of which (3) Stormwater and wastewater networks are managed to protect public health and safety and to prevent or minimise (comprising the central and western parts of the subject land) feed into adverse effects of contaminants on freshwater and coastal water quality. the Mauku Stream (identified as a high use stream management area). E1.3. Policies [rp/rcp/dp] This land is proposed for urban zoning under the Plan Change request.

Freshwater quality and ecosystem health interim guidelines The third sub-catchment of drains to the Whangamaire Stream to the East via sheet flow and overland flow paths. This portion of the subject (1) Manage discharges, until such time as objectives and limits are established in accordance with Policy E1.3(7), having land is identified as proposed as Future Urban zone. regard to: (a) the National Policy Statement for Freshwater Management National Bottom Lines; Proposed Stormwater Management For the proposed urban zone land, all post-development stormwater (b) the Macroinvertebrate Community Index as a guideline for freshwater ecosystem health associated with different land flows are proposed to be reticulated (to a 10% AEP level) supported by uses within catchments in accordance with Policy E1.3(2); or overland flow paths (to a 1% AEP level) located in the internal roading (c) other indicators of water quality and ecosystem health. network. The system will direct stormwater to a stormwater management wetland detention basin located centrally towards the (2) Manage discharges, subdivision, use, and development that affect freshwater systems to: southern boundary of the subject land (coinciding with the existing low (a) maintain or enhance water quality, flows, stream channels and their margins and other freshwater values, where the point). current condition is above National Policy Statement for Freshwater Management National Bottom Lines and the relevant Macroinvertebrate Community Index guideline in Table E1.3.1 below; or The wetland detention basin will accommodate stormwater inflow up to (b) enhance water quality, flows, stream channels and their margins and other freshwater values where the current and including the 1% AEP event and has been designed to provide condition is below national bottom lines or the relevant Macroinvertebrate Community Index guideline in Table E1.3.1 stormwater quality treatment and detention of 20,000m³ volume in accordance with TP108 and SWCOP requirements. The detention volume will provide attenuation of 2, 10 and 100 year AEP’s, prior to discharge to the downstream environment and will ensure streambed protection downstream of the discharge point.

The wetland detention basin has been identified as the Best Practicable Option (BPO) the subject land, as it can been designed into subdivision layout, constructed in conjunction with subdivision of the land and landscaped to provide local amenity to residents.

(3) Require freshwater systems to be enhanced unless existing intensive land use and development has irreversibly modified Water quality treatment is achieved within the wetland detention basin them such that it practicably precludes enhancement. by providing physical and biological processes to remove contaminants National Policy Statement on Freshwater Management requires that Policies E1.3(4) to (7) are included in the Plan: from the runoff. The permanent wet volume (PWV) is the runoff volume produced by a 95th Percentile, 24-hour storm with a depth equal to Stormwater management 25mm (calculated using the methodology in TP108) and includes all (8) Avoid as far as practicable, or otherwise minimise or mitigate, adverse effects of stormwater runoff from greenfield pervious and impervious surfaces. Although some surfaces will not development on freshwater systems, freshwater and coastal water by: (a) taking an integrated stormwater management require treatment, such as footpaths and low contaminant yielding approach (refer to Policy E1.3.10); roofs, this approach represents best practice in this case given that (b) minimising the generation and discharge of contaminants, particularly from high contaminant generating car parks and separation of clean and contaminated runoff is not feasible. high use roads and into sensitive receiving environments; (c) minimising or mitigating changes in hydrology, including loss of infiltration, To ensure water levels are maintained in Maukau stream the design (i) minimise erosion and associated effects on stream health and values; manages post-development flows up to a 1% AEP to pre-development

1 As defined in Chapter J1 of the Auckland Unitary Plan (Operative in Part)

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(ii) maintain stream baseflows; and levels in accordance with the “high use stream management area” (iii) support groundwater recharge; overlay requirements. In particular, the wetland will have outlets for the (d) where practicable, minimising or mitigating the effects on freshwater systems arising from changes in water temperature 2, 10 and 1% AEP’s to ensure the post development flows can be caused by stormwater discharges; and retained and flows returned to predevelopment levels before exiting the (e) providing for the management of gross stormwater pollutants, such as litter, in areas where the generation of these may development site. be an issue. The future predicted flood level will be tied to the overflow weir of the (9) Minimise or mitigate new adverse effects of stormwater runoff, and where practicable progressively reduce existing wetland detention basin, at 64.40. All habitable floor levels are to have adverse effects of stormwater runoff, on freshwater systems, freshwater and coastal waters during intensification and 500mm freeboard above the 1% AEP to ensure suitable protection from redevelopment of existing urban areas by all of the following: flood risk. (a) requiring measures to reduce contaminants, particularly from high contaminant-generating car parks and high-use roads; (b) requiring measures to reduce the discharge of gross stormwater pollutants; Assessment of Proposal (c) requiring measures to be adopted to reduce the peak flow rate and the volume of stormwater flows: (i) within sites identified in the Stormwater Management Area – Flow 1 and Flow 2 Control (as shown on the planning maps); The subject land context is a confined local drainage system, which (ii) where development exceeds the maximum impervious area for the relevant zone; or discharges via overland flow paths (within which vegetative filtration will (iii) from areas of impervious surface where discharges may give rise to flooding or adversely affect rivers and streams; occur) into two natural watercourses. The majority of the site ultimately (d) taking an integrated stormwater management approach for large-scale and comprehensive redevelopment and discharges into the Mauku Stream (an identified high use stream intensification (refer to Policy E1.3.10 below) and encourage the restoration of freshwater systems where management area), while the balance of the site (the proposed Future practicable; and Urban portion) discharges to the Whangamaire Stream. (e) ensuring intensification is supported by appropriate stormwater infrastructure, including natural assets that are utilised for stormwater conveyance and overland flow paths. For any subdivision and development of land, the management of stormwater quality and maintaining stormwater flow consistent with the (10) In taking an integrated stormwater management approach have regard to all of the following: natural hydrological regime are fundamental design requirements under (a) the nature and scale of the development and practical and cost considerations, recognising: all relevant policies and regulation. (i) greenfield and comprehensive brownfield development generally offer greater opportunity than intensification and small- scale redevelopment of existing areas; The relevant objectives (E1.2) and policies (E1.3) are satisfied by the (ii) intensive land uses such as high-intensity residential, business, industrial and roads generally have greater constraints; proposal as it proactively manages the discharge of stormwater arising and from the subdivision, use, and development of the subject land to avoid (iii) site operational and use requirements may preclude the use of an integrated stormwater management approach. adverse effects on the freshwater systems within the Mauku Stream (b) the location, design, capacity, intensity and integration of sites/development and infrastructure, including roads and catchment – including by maintaining water quality and flows and reserves, to protect significant site features and hydrology and minimise adverse effects on receiving environments; avoiding any adverse effects on the downstream stream channel its (c) the nature and sensitivity of receiving environments to the adverse effects of development, including fragmentation and margins and other freshwater values within the catchment. loss of connectivity of rivers and streams, hydrological effects and contaminant discharges and how these National Policy Statement on Freshwater Management introduced can be minimised and mitigated, including opportunities to enhance degraded environments; policies E1.3(4) to (7) to the AUP, in respect of those policies the (d) reducing stormwater flows and contaminants at source prior to the consideration of mitigation measures and the proposal adopts an integrated stormwater management approach to optimisation of on-site and larger communal devices where these are required; and maintaining baseflows, maintaining peak post-development flows to (e) the use and enhancement of natural hydrological features and green infrastructure for stormwater management where peak pre-development levels up to the 1% AEP level, providing for practicable. stormwater quality treatment and on-site detention within the proposal

wetland detention basin. (11) Avoid as far as practicable, or otherwise minimise or mitigate adverse effects of stormwater diversions and discharges ... (N/A). The integrated stormwater solution proposed has regard to:

(12) Manage contaminants in stormwater runoff from high contaminant generating car parks and high use roads to minimise • the nature and scale of development, and associated costs new adverse effects and progressively reduce existing adverse effects on water and sediment quality in freshwater considerations (both in terms of construction and on-going systems, freshwater and coastal waters maintenance); • the intensity of development, nature of potential contaminants, (13) Require stormwater quality or flow management to be achieved on-site unless there is a downstream communal device and best practicable option of providing stormwater quality and or facility designed to cater for the site’s stormwater runoff. attenuation; • maintenance of the existing hydrological regime within this part of the Mauku Stream catchment;

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(14) Adopt the best practicable option to minimise the adverse effects of stormwater discharges from stormwater network • the avoidance of adverse effects of stormwater discharges (by and infrastructure including road, and rail having regard to all of the following: providing on-site stormwater quality treatment. (a) the best practicable option criteria as set out in section 2 of the Resource Management Act 1991; The proposal is therefore consistent with policies E1.3(8) to (14) of the (b) the reasonable timeframes over which adverse effects can be avoided as far as practicable, or otherwise minimised or AUP and represents the “best practicable option” for integrated mitigated; stormwater management in conjunction with development and (c) the scale and significance of the adverse effects; urbanisation of the subject land (d) infrastructure investment priorities and the consequences of delaying infrastructural improvements in other areas; (e) the ability to prevent or minimise existing adverse effects having regard to the effectiveness and timeframes of other feasible methods, including land use controls; (f) opportunities to integrate with other major infrastructure projects or works; (g) the need to maintain and optimise existing stormwater networks and provide for planned land use and development; and (h) operational requirements and space limitations.

Ground soakage (15) Utilise stormwater discharge to ground soakage in areas underlain by shallow or highly permeable aquifers provided The site is not underlain by shallow or highly permeable aquifers. that: However, there will be some infiltration into the soil from the detention (a) ground soakage is available; basin (which will not have an impermeable lining). (b) any risk to people and property from land instability or flooding is avoided; (c) stormwater quality treatment is implemented to minimise effects on the capacity and water quality of the underlying aquifer system; and (d) discharge to ground soakage is the most effective and sustainable option.

(16) Require land use development and drainage systems within areas underlain by peat soils … (N/A) E3 Lakes, Rivers, Streams and Wetlands

E3.2. Objectives [rp] (1) Auckland's lakes, rivers, streams and wetlands with high natural values are protected from degradation and permanent Please refer to discussion above re: E1 – Water quality and integrated loss. management. (2) Auckland's lakes, rivers, streams and wetlands are restored, maintained or enhanced. (3) Significant residual adverse effects on lakes, rivers, streams or wetlands that cannot be avoided, remedied or mitigated There are no existing lakes, rivers, streams or wetlands located on the are offset where this will promote the purpose of the Resource Management Act 1991. subject land, however the subject land forms part of the catchments of (4) Structures in, on, under or over the bed of a lake, river, stream or wetland are provided for where there are functional or the: operational needs for the structure to be in that location, or traverse that area (N/A). a) the Mauku Stream (an identified high use stream management (5) Activities in, on, under or over the bed of a lake, river, stream and wetland are managed to minimise adverse effects on area), and the lake, river, stream or wetland (N/A). b) the Whangamaire Stream. (6) Reclamation and drainage of the bed of a lake, river, stream and wetland is avoided, unless there is no practicable alternative (N/A). The plan change proposal adopts an integrated stormwater management approach that: E3.3. Policies [rp] • maintains baseflows to the existing catchments, General • maintains peak post-development flows to peak pre- (1) Avoid significant adverse effects, and avoid where practicable or otherwise remedy or mitigate other adverse effects of development levels up to the 1% AEP level, activities in, on, under or over the beds of lakes, rivers, streams or wetlands within the following overlays: • provides for stormwater quality treatment; and (a) D4 Natural Stream Management Areas Overlay (N/A); • provides for on-site detention within the proposal wetland (b) D5 Natural Lake Management Areas Overlay (N/A); detention basin. (c) D6 Urban Lake Management Areas Overlay (N/A); (d) D9 Significant Ecological Areas Overlay (N/A); and (e) D8 Wetland Management Areas Overlay (N/A). As noted above, the integrated stormwater solution proposed has regard to:

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(2) Manage the effects of activities in, on, under or over the beds of lakes, rivers, streams or wetlands outside the overlays • the nature and scale of development, and associated costs identified in Policy E3.3(1) by: considerations (both in terms of construction and on-going (a) avoiding where practicable or otherwise remedying or mitigating any adverse effects on lakes, rivers, streams or maintenance); wetlands; and • the intensity of development, nature of potential contaminants, (b) where appropriate, restoring and enhancing the lake, river, stream or wetland. and best practicable option of providing stormwater quality and attenuation; (3) Enable the enhancement, maintenance and restoration of lakes, rivers, streams or wetlands. • maintenance of the existing hydrological regime within this part of the Mauku Stream catchment; (4) Restoration and enhancement actions, which may form part of an offsetting proposal, for a specific activity should: • the avoidance of adverse effects of stormwater discharges (by (a) be located as close as possible to the subject site; providing on-site stormwater quality treatment. (b) be ‘like-for-like’ in terms of the type of freshwater system affected; (c) preferably achieve no net loss or a net gain in the natural values including ecological function of lakes, rivers, streams or wetlands; and (d) consider the use of biodiversity offsetting as outlined in Appendix 8 Biodiversity offsetting.

(5) Avoid significant adverse effects, and avoid, remedy or mitigate other adverse effects of activities in, on, under or over The integrated stormwater management approach will avoid adverse the beds of lakes, rivers, streams or wetlands on: effects on the existing stream network, and maintain the mauri of local (a) the mauri of the freshwater environment; and freshwater systems. (b) Mana Whenua values in relation to the freshwater environment.

(6) Manage the adverse effects on Mana Whenua cultural heritage that is identified prior to, or discovered during, Potential effects on cultural heritage have been assessed, and while no subdivision, use and development by: record or evidence of prior occupation of the land has been identified an (a) complying with the protocol for the accidental discovery of kōiwi, archaeology and artefacts of Māori origin; accidental discovery protocol will apply for the duration of works on the (b) undertaking appropriate actions in accordance with mātauranga and tikanga Māori; and site. Cultural monitoring will be undertaken of all site works to ensure (c) undertaking appropriate measures to avoid adverse effects, or where adverse effects cannot be avoided, effects are appropriate tiakanga Maori is observed. remedied or mitigated.

Structures and the diversion of surface water (7) Provide for the operation, use, maintenance, repair, erection, reconstruction, placement, alteration or extension, of any The formation of a wetland detention basin within the localised low structure or part of any structure in, on, under, or over the bed of a lake, river, stream or wetland, and any associated point of the sub-catchment within the urban zoned part of the site will diversion of water, where the structure complies with all of the following: result in localised diversion of stormwater (into the basin). (a) there is no practicable alternative method or location for undertaking the activity outside the bed of the lake, river, stream or wetland; The design and size of the basin is determined by a calculation of the (b) the structure is designed to be the minimum size necessary for its purpose to minimise modification to the bed of a lake, storage volume required for a 1% AEP Storm (being 20,000m³ storage river, stream or wetland; volume in accordance with TP108 and SWCOP requirements). (c) the structure is designed to avoid creating or increasing a hazard; (d) the structure is for any of the following: The detention volume will provide attenuation of 2, 10 and 100 year (i) required as part of an activity designed to restore or enhance the natural values of any lakes, rivers, streams or wetlands AEP’s, flood protection to adjacent property, and streambed protection and their margins, or any adjacent area of indigenous vegetation or habitat of indigenous fauna; downstream of the discharge point. (ii) designed to maintain and/or enhance public access to, over and along any lake, river, stream or wetland and their margins; The integrated stormwater solution will maintain the hydrological (iii) necessary to provide access across a lake, river, stream or wetland; regime and natural values of the Mauku Stream, and avoid adverse (iv) associated with infrastructure; effects on Mana Whenua values. (v) necessary for flood protection and the safeguarding of public health and safety; or (vi) required for the reasonable use of production land. (e) the structure avoids significant adverse effects and avoids, remedies or mitigates other adverse effects on Mana Whenua values associated with freshwater resources, including wāhi tapu, wāhi taonga and mahinga kai.

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(8) Enable the removal or demolition of any structure or part of any structure in, on, under, or over the bed of a lake, river, stream or wetland, and any associated diversion of water, provided adverse effects are avoided, remedied or mitigated. (N/A)

Disturbance and depositing of any substance (9) Provide for the excavation, drilling, tunnelling, thrusting or boring or other disturbance, and the depositing of any substance in, on or under the bed of a lake, river, stream or wetland… (N/A)

Planting of plants (10) Enable the planting of any plant, excluding pest species, in, on, or under the bed of a lake, river, stream or wetland Planting of eco-sourced indigenous plants around the wetland detention where it is suitable for habitat establishment, restoration or enhancement, the maintenance and enhancement of amenity pond and in the adjacent reserve will support biofiltration of stormwater values, flood or erosion protection or stormwater runoff control provided it does not create or exacerbate flooding. and provide some additional habitat for flora and fauna.

(11) Encourage the planting of plants that are native to the area.

(12) Encourage the incorporation of Mana Whenua mātauranga, values and tikanga in any planting in, on, or under the bed There are no lakes, rivers or streams on the site. Planting of the wetland of a lake, river, stream or wetland. margins of the wetland detention basin can incorporate mātauranga values and tikanga within the planting and treatment system. Reclamation and drainage (13) Avoid the reclamation and drainage of the bed of lakes, rivers, streams and wetlands, including any extension to existing reclamations or drained areas … (N/A)

(14) Avoid more than minor adverse effects on freshwater and coastal water from livestock grazing (N/A).

Riparian margins (15) Protect the riparian margins of lakes, rivers, streams, and wetlands from inappropriate use and development and promote their enhancement …(N/A).

(16) Protect land alongside streams for public access through the use of esplanade reserves and esplanade strips, marginal A public reserve is proposed to encompass the stormwater wetland strips, drainage reserves, easements or covenants where appropriate and for water quality, ecological and landscape detention basis and to provide an area for passive recreation that is protection purposes. accessible to existing and future residents of Patumahoe.

B7.3. Freshwater systems

B7.3.1. Objectives Please refer to discussion above re: E1 – Water quality and integrated (1) Degraded freshwater systems are enhanced. management.

(2) Loss of freshwater systems is minimised. A key focus of the stormwater management proposal is to achieve (3) The adverse effects of changes in land use on freshwater are avoided, remedied or mitigated. outcomes consistent with objectives B7.3.1, by managing stormwater flow from an urbanised part of the Mauku Stream catchment to ensure B7.3.2. Policies that the adverse effects of changes in land use on freshwater flows and Integrated management of land use and freshwater systems quality are avoided (via onsite treatment, controlled outflow, and detention as summarised above). (1) Integrate the management of subdivision, use and development and freshwater systems by undertaking all of the following: The proposal is therefore consistent with policy B7.3.2(1), as it adopts an integrated approach to the management of the effects of subdivision, (a) ensuring water supply, stormwater and wastewater infrastructure is adequately provided for in areas of new growth or use and development on freshwater systems in the locality by: intensification; (b) ensuring catchment management plans form part of the structure planning process; (a) ensuring water supply, stormwater and wastewater infrastructure is adequately provided for;

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(c) controlling the use of land and discharges to minimise the adverse effects of runoff on freshwater systems and (b) adopting a best practicable option solution for the subject land in progressively reduce existing adverse effects where those systems or water are degraded; and accordance with the applicable catchment management plan; (d) avoiding development where it will significantly increase adverse effects on freshwater systems, unless these adverse (c) minimise the adverse effects of runoff on freshwater systems via effects can be adequately mitigated. stormwater treatment and detention within the proposed stormwater Management of freshwater systems wetland detention basin. (2) Identify degraded freshwater systems. There are no existing natural freshwater features on the site to maintain (3) Promote the enhancement of freshwater systems identified as being degraded to progressively reduce adverse effects. or enhance, therefore policies B7.3.2 (2) to (6) are not applicable to the proposal. (4) Avoid the permanent loss and significant modification or diversion of lakes, rivers, streams (excluding ephemeral streams), and wetlands and their margins … (N/A) (5) Manage subdivision, use, development, including discharges and activities in the beds of lakes, rivers streams, and in wetlands …(N/A) (6) Restore and enhance freshwater systems where practicable when development, change of land use, and subdivision occur. (4) Auckland Council’s 10- Auckland Council Long Term Plan (2018-2028) The LTP addresses broader infrastructure requirements for the southern year budget (the long-term growth area, however as no dedicated expenditure is required to plan) and implementation The plan includes details of funding, operating costs and capital expenditure for the Council over that 10 year period. accommodate the zoned land (capable of accommodating 106 dwellings) programmes The Plan records that Crown Infrastructure Partners (CIP) was formed by the Government in July 2017 to invest in or the approx. 200-250 lots enabled by the plan change there is no infrastructure to support new housing development. In, such as Auckland South (including Paerata, Pukekohe, Drury West specific mention made of Patumahoe in the report. and Drury South) an investment of $387 million from CIP in the south could provide 17,800 more houses. The regionally very small scale of the plan change and locally available infrastructure mean that the plan change will have no adverse impact on the existing LTP or its funding estimates. (5) Local board plans and The Franklin Local Board Plan (2017) area plans. The plan is focussed on five key outcomes: The Local Board Plan is focussed on facilitating positive growth within - A well-cared for natural environment the Franklin area that provides benefits to the people and communities - A thriving local economy of the area and avoids adverse effects on the natural environment. - An improved transport system - Growth being dealt with effectively - Communities feeling ownership and connection to their area The plan change can contribute approx. 200 -250 allotments (housing for The Board is anticipating 56% growth in the period to 2033 (to a total of 106,800 residents), and recognises that “(s)ervices approx. 600-900 residents) towards the anticipated total for the Franklin like water, wastewater, health, and education need to be in place to support expanding and new communities.” The board is Local Board area. The plan change is located adjacent to existing sports looking to “fully use our sports parks, make community facilities accessible to all, and have well-connected open spaces”, and community facilities and will facilitate connections to that and while advocating “for better transport connections to ease the congestion that will also increase with growth”. additional open space areas via pedestrian and cycle routes.

By providing Light Industrial land of up to 2.5ha, the plan change will also facilitate the creation of approx. 100 local jobs, which will substantially The Board Plan recognises the importance of a strong economy as follows: increase local employment opportunities and enable more people to live ” A strong local economy is important because it provides a better quality of life for residents and more jobs. Many of you and work locally. told us you want to work locally to avoid a long journey to work...” The plan change does not necessitate any roading or public transport expenditure. New roading and intersection enhancements on Patumahoe Road will be undertaken within the plan change area as part of the subdivision of that land and will also improve local traffic safety.

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600 additional residents will support social and community facilities, and contribute to the vitality of the local economy.

The additional residents within the plan change will further support increased frequency of public transport services from Patumahoe to Pukekohe, connecting to Auckland’s passenger train network.

The plan change proposes growth centred around the existing Village Centre, Domain and established housing along Patumahoe Road.

p.27 The plan change area incorporates some fragmented areas of prime soil, Protecting our fertile soils used for local horticulture and agriculture is a key priority in the Pukekohe Area Plan, carried however, they are subject to constraints on their ability to sustain food through to rules in the Auckland Unitary Plan. With careful planning, urban sprawl will be contained, growth will take place production. The plan change area, constrained between the existing around local and town centres, and productive soils will be protected. zoned village area and the railway line, does not represent urban sprawl

and is instead a logical rounding-out of the village, with the railway line

forming a very logical long-term edge.

Existing reticulated services are available to service the plan change area, and will require local services and water storage to be provided for the 200-250 allotments and Light Industrial land,

The plan change area is located adjacent to the Patumahoe Domain, which includes sports facilities including the sports fields and courts, rugby tennis, bowling and cricket clubs. A Swim School operates from

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the local Primary School and additional sports fields are located to the NE of the Village at the Clive Howe Road Recreation Reserve.

The plan change proposes growth of Patumahoe adjacent to the Village Centre and Domain, the area incorporates some fragmented areas of fertile soil, however, they are subject to constraints on their ability to sustain food production. The plan change is separate from and/or will be effectively buffered from areas where horticultural and agricultural production is expected to be sustained.

The plan change incorporates design features that encourage the retention of a rural village character for Patumahoe, and to connect the future community to the existing settlement.

Additional References: Appendix 2 - Urban Design Assessment (Section 3) (6) Existing integrated The regionwide stormwater Network Discharge Consent (NDC) is a consent that is held by Auckland Council's Healthy Waters The proposed stormwater management system will be designed in catchment management department. The decision to grant the consent was made by an Independent Hearing Panel on 16 April 2019 following public accordance with Auckland Council’s Stormwater Code of Practice and plans and associated notification under the Resource Management Act 1991 (RMA). will meet the standards and conditions of the Regional Network network discharge consents Discharge Consent.

(7) Strategies, plans, codes Auckland Regional Land Transport Plan (2018-2028) Refer to Appendix 4 – Integrated Transportation Assessment Section 7.6 of practice or programmes – Transport Planning and Policy of economic, Rail environmental, social and The transport programme includes electrification of the line from Papakura to Pukekohe. Electrification will allow the After analysing the key policies and plans for Auckland it can be cultural infrastructure current old diesel fleet to be replaced by electric trains and will remove the need for passengers to change trains at concluded that the proposed PC in Patumahoe does not contradict the providers, with particular Papakura. direction and vision of how Auckland should be developed. Overall, the regard to the Regional Land plan change will provide opportunity for Patumahoe to be better Transport Plan, Auckland Supporting Growth integrated to the wider transport Transport’s Integrated Auckland Council’s Future Urban Land Supply Strategy (FULSS) identifies a programme to sequence when future urban land network; it will offer better internal connectivity and will encourage Transport Programme and will be development ready. In the first decade, the proposed development ready land will enable 64,800 new homes to be active travel modes such as walking and cycling. Watercare’s Asset delivered. Management Plan. Greenfield areas need substantial investment before significant development can occur. Some investment is needed to open The existing Papakura to Pukekohe rail electrification project will extend up land for development, alongside larger scale improvements needed to connect these areas to the rest of Auckland, and to the electric train network approximately 20km south to Pukekohe, with address the impact of increased travel demands to and from these new urban areas. New construction and protecting routes an indicative timeframe of completion between 2021 and 2022. The for longer-term projects are required. implications of this project are that commuters would only be required to Also important is working closely with developers to ensure that greenfield developments and urban intensification projects take one train from Pukekohe to Britomart, improving the convenience of are designed to reduce reliance on private vehicles, and encourages the use of public transport, walking and cycling. An commuters. The Pukekohe Train Station also has Park appropriate balance between private and public transport investment for new development is also needed. and Ride facilities. As the PC area is located approximately 10km from A transport network plan, known as the Supporting Growth Programme, has been developed to support these future urban the Pukekohe Interchange, improved bus services in the future, especially areas. This identifies a preferred network which enables the sequence of land release specified in the FULSS, and improves to Pukekohe Train Station, would serve to increase the attractiveness of access to places where people live and work. public transport to Patumahoe residents. Furthermore, intensified It is anticipated that Crown Infrastructure Partners will assist in the delivery of transport infrastructure in the development in Patumahoe will assist to make increased public transport Drury/Pukekohe/Paerata and Wainui East/Silverdale/ Dairy Flat growth areas. services such as buses connecting to train services to be more economically viable and potentially allowing more transport options in Corridor Improvements the future. More public transport use will help to reduce the

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environmental impacts from private transport.

The PC provides important safety improvements such as a raised zebra crossing near Patumahoe School and speed limit reduction covering a wider area in Patumahoe. It also noticeably improves the connectivity within Patumahoe by providing new and wider shared paths and new crossings at Mauku Road and Patumahoe Road. These changes will provide a better opportunity for people to use healthy travel modes and Auckland Transport Integrated Transport Programme connect with the community.

Auckland’s ITP sets out the 30-year investment programme to meet the transport priorities outlined in the Auckland Plan Parking and loading will be provided in line with the AUP requirements in across modes covering the responsibilities of all transport agencies. order to support future activities within the site to a level appropriate for the proposed zoning. Developed by Auckland Transport (AT) and the New Zealand Transport Agency (NZTA) in collaboration with Auckland Council, the ITP provides a consolidated transport investment programme across the transport system over the next 30 The proposed PC is considered to support a compact urban form by years. providing for development adjacent to an existing centre.

The programme covers state highways and local roads, railways, buses, ferries, footpaths, cycleways, intermodal According to the AUP, a quality compact urban form should enable all of transport facilities and supporting facilities such as parking and park-and-ride. the following: Investment Scenarios for ITP • A higher-quality urban environment; • Greater productivity and economic growth; The Auckland Plan is based on scenario 1, which assumes high population growth, a moderately compact city and that the • Better use of existing infrastructure and efficient provision of new transport investment is fully funded. infrastructure; • Improved and more effective public transport; • Greater social and cultural vitality; • Better maintenance of rural character and rural productivity; and • Reduced adverse environmental effects. It is considered that from a transport perspective, the PC assists in meeting these objectives. The above assessments show that the PC is generally in alignment with the overarching themes and Two investment scenarios have been developed which embrace the whole-of-life costs of operating maintaining, renewing and strategic priorities of the transport plans and policies discussed above. managing the system, as well as developing it. The two investment scenarios are:

• A fully funded programme, which integrates the transport investments called for in the Auckland Plan into broader activities. This assumes unconstrained funding and therefore 100 per cent of the programme can be funded within the 30-year period Government funding for projects supporting Auckland’s Southern (Fully Funded Programme). Growth Corridor was announced in January 2020. That includes funding for the following projects which have consequential benefits for • A committed funding programme, which assumes funding would be limited to on-going operation, maintenance, renewal and transportation options to/from Patumahoe: management of the network together with improvement projects currently under construction or approved for funding. This equates to 57 per cent of the fully funded programme (Committed Funding Programme). • Upgrading Mill Road to four lanes and connecting Manukau to Drury • Widening SH1 from Papakura to Drury and building a cycleway Table 1: Auckland Plan Transport Programme (Fully Funded) grouped by region, priority type and linked projects $$$$ = >1 alongside it billion $$$ =100 to 999 million $$= 10 to 99 million $ = less than 10 million = indicates projects included in the Committed Funding investment scenario • Extending electrification of Auckland’s metro rail network by 19km from Papakura to Pukekohe Southern area It has also been announced on 15 June 2020 that two of these projects will be included in the fast-track consenting process currently before Parliament (as a short term amendment to the RMA):

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• Papakura to Drury SH1 roading upgrade - upgrades to SH1 to improve its capacity, as well as constructing new walking and cycling facilities to improve

highway access and safety. This project aims to respond to population growth and provide transport options for people in South Auckland.

• Papakura to Pukekohe electrification - electrification of rail from Papakura to Pukekohe and the construction of three rail platforms. This project aims to extend Auckland metro services south to Pukekohe providing South Auckland with increased lower emissions transport choice.

With funding confirmed an and expedited consent process to be in place shortly, there is a high level of certainty that these two “growth enabling” projects will be undertaken in the near future backed by Central Government funding and implemented by NZTA and KiwiRail (respectively).

Watercare Services Limited Asset Management Plan (2016 to 2036)

Auckland’s population is forecast to grow by up to one million people over the next 30 years. This is a significant increase on the 1.4 million people currently connected to our water and wastewater networks. The Proposed Auckland Unitary Plan There is no impact on Watercare’s Asset Management Plan. The proposes significant intensification across the Auckland region with three quarters of the one million people forecast to be wastewater network has capacity and can be extended through the site located within the existing urban area. There will also be significant growth in the satellite towns of Pukekohe and with local infrastructure. The addition of a new water storage tank will Warkworth. enable the subdivision to be serviced by local reticulation from the existing water supply.

We have been working closely with Auckland Council to identify areas where there is sufficient water and wastewater capacity to support growth in the short term and to align the planning of new or upgraded infrastructure to meet Council’s In combination the Patumahoe Hill subdivision (76 sections) and Carter spatial development priorities. Watercare currently has capacity for 45,000 dwellings and, in the next ten years alone, will Road subdivision (30 sections) provide 106 potential sections available to add capacity for a further 195,000 dwellings. Forty six per cent of our first 10-year’s capital expenditure forecast of $4.9 accommodate Patumahoe’s growth. At a growth rate of 20-25 dwellings billion is associated with providing capacity for growth. per annum represents 4-5 years of housing supply).

Developers continue to express interest in more rural developments, which are outside the Rural Urban Boundary. This places The plan change area adjoins the existing serviced settlement of pressure on us to extend networks or build small isolated treatment plants which would need to be operated and maintained. Patumahoe and services can be readily extended onto the site (as Where a proposed development is not contiguous with the existing system the developer will be required to construct and discussed in Appendix 5 to the plan change Request – Infrastructure fund the connection from their development to our existing network. Report).

Patumahoe is not referenced in the WSL AMP.

Watercare confirmed via email on 29 October 2018 that there is sufficient wastewater capacity for development of the The plan change can utilise existing wastewater network capacity and subject land. Water supply is available locally, but would require installation of a new storage tank and associated pipework. can be serviced in an efficient and cost-effective manner.

Auckland Future Urban Land Supply Strategy July 2017 The existing zoned vacant residential land in Patumahoe is recognised as “development ready” as at 2017, and at Table 3: Large future urban areas anticipated dwelling and employment capacities is recorded as having an “Anticipated dwelling capacity” of 109 dwellings on the “future urban areas sequencing” diagram on page 31 (and comprises 10ha of land).

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No further development capacity is recorded in Decades One, Two or Three (extending out to 2047).

Appendix 1 provides “the principles applied to underpin sequencing decisions”, which are as follows:

1. Optimising the outcomes from investment will be achieved by: - selecting areas that are adjacent to the existing metropolitan urban areas because it is often the most cost effective when extending infrastructure networks - leveraging existing investment in the Auckland Council spatial priority areas and other key projects such as Special Housing Areas where focused investment is currently occurring Refer to discussion above. - undertaking integrated planning and infrastructure decision making to distribute significant costs of bulk infrastructure projects over time - encouraging efficient and cost effective infrastructure solutions, investment and delivery.

2. Providing the supply of land on time will be achieved by: - maintaining a development pipeline with sufficient supply of land to be re-zoned as urban at the right time, e.g. the areas have bulk infrastructure in place and are ready to be developed - selecting areas that are market attractive will assist with take-up of this land The proposal includes sufficient land with proposed live zoning for the - starting with areas that have fewer known and costly constraints as they are easier to develop and have more reliable creation of approximately 200-250 residential allotments, which development timeframes. Areas with significant constraints (e.g. flooding and geotechnical issues) may, in time, benefit from represents a further 8-10 years of residential land supply for Patumahoe technology advances which will improve the yields and development outcomes. at the current rate of growth of the settlement. The additional residential land will be able to be developed as the current land supply 3. Supporting lifting Maori social, economic, environmental and cultural wellbeing which will of approx. 4-5 years (106 Lots) under current live zoning is utilised. be achieved by: - recognising the principles of the Treaty of Waitangi under section 4 of the Local Government Act 2002 and the obligations of the council under Part 2 of the Resource Management Act 1991 - engaging with mana whenua on a case-by-case basis to discuss options for the future use and development of Treaty of Consultation has been undertaken with local Mana Whenua – Ngati Te Waitangi settlement land Ata and Ngati Tamaoho. - encouraging the use of appropriate design, materials and techniques in the provision of infrastructure in areas of known historic settlement and occupation patterns - offering support for Māori development aspirations by providing clarity about when land will be bulk-serviced and ready for development.

4. Creating good quality places will be achieved by: - selecting areas that connect new communities in close proximity to existing social infrastructure and services to provide an opportunity for these areas to leverage off and maximise use of this existing infrastructure - delivering economies of scale as larger areas can be more readily planned with a full range of land use that a community needs, including a range of dwelling types, jobs and social infrastructure and provide better overall development yield for the required infrastructure investment The plan change area is located adjacent to the Patumahoe Domain and - safeguarding enough business land to support and balance residential supply. The Auckland Plan requires at least 1400 Village centre. A wide range of community facilities, social infrastructure hectares of additional greenfield land for business activities. This includes approximately 1,000 hectares of industrial land and recreational activities are readily accessible from the plan change with specific requirements. A further 400 hectares of land will be required for commercial activities. (including via pedestrian/cycle routes).

5. Working collaboratively in partnership by: The inclusion of up to 2.5ha of Light Industrial land will provide for - working on a regular basis with key stakeholders including neighbouring local authorities (Waikato Regional Council, around 8000m² of gross floor area and associated yards creating approx. Waikato District Council, Northland Regional Council, Hamilton City Council, Kaipara District Council, Whangarei District 100 new jobs in Patumahoe (with consequential social and economic Council), central government (e.g. Kiwi Rail), developers and other infrastructure providers benefits) - recognising cross boundary infrastructure requirements and funding implications

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N/A

(8) Iwi planning documents. There are no specific Iwi planning documents with Statutory recognition. Consultation has been undertaken with local Mana Whenua – Ngati Te However, consultation has been undertaken with mana whenua, resulting in Cultural Assessment Reports from Ngati Te Ata Ata and Ngati Tamaoho. (Jan 2019) and Ngati Tamaoho (June 2019). Subject to appropriate recognition and consideration of cultural values both Iwi have expressed support for the plan change.

In particular, Ngati Te Ata expresses its position as recommendation 2 (page 44 of the Cultural Assessment Report) as follows: Ngati Te Ata Waiohua supports this Plan Change providing that our environmental and cultural preferences to protect and mitigate against the potential adverse effects on the environment and our cultural heritage as a result of this subdivision (as outlined in this report) are provided for as part of the Askew Partnership Ltd Plan Change and further anticipated development with decision making moving forward.

A similar statement of support is provided by Ngati Tamoho (page 23 of its cultural assessment report on the Patumahoe Plan Change): Ngati Tamaoho has a long historic association to Patumahoe and its surrounds. This report has been produced to inform the applicant of our association, and to open dialog for an environmentally sustainable outcome during and following development. This report sets out Ngati Tamaoho environmental values, and throughout the report are methods to attain a sustainable development. Patumahoe is a small thriving community, and this development will not be “out of character” for the area. The intentions to leave the land form mostly intact is supported. The applicants’ intentions to retain the waterway as a feature is also supported however stormwater from road carriageways must be properly treated prior to reaching the waterway. (9) Treaty settlement legislation. There is no applicable Treaty settlement legislation that relates to the subject land. N/A

(10) Auckland Council’s Auckland Council’s Parks and Open Space Strategy Action Plan 2013 Parks and Open Space Strategy Action Plan. The Parks and Open Spaces Strategic Action Plan sets out what needs to happen to Auckland’s park and open space network The plan change is located in close proximity to the well-established for over the next 10 years in order to implement the aims of the Auckland Plan. The action plan identifies what Auckland Council active recreational areas in Patumahoe, and will promote higher-quality will focus on, outlines how we will do it and what the priorities are. and safer access between public open spaces in the village. Greater land use frontage to Patumahoe Domain is also considered to be consistent Target “Maintain and extend an integrated network of quality open spaces across the region that meet community needs with the design outcomes hoped for by the open space strategy. and provide a diverse range of recreational opportunities by 2040

Priorities The inclusion of a neighbourhood reserve and passive recreation area • create safe and enjoyable places • expand the open space network • promote our parks and open spaces within the subject land, along with a pedestrian/cycle network within • create greenways across Auckland • create a regional trail network • see our streets as places • connect our natural areas the subject land is consistent with the priorities stated in the Open Space • link with the transport network. Strategy Action Plan 2013. • connect our communities • build a green infrastructure network • provide world-class experiences • respond to our changing environment • use parks and open spaces to create attractive urban areas.

(11) Auckland Council’s The ADM includes a section on Subdivision & Neighbourhood design which emphasises the importance of providing well- The principles and guidelines of the ADM are relevant to subdivision Auckland Design Manual. designed neighbourhoods and subdivisions to achieve the high quality residential growth and sustainability design and structure planning, and strongly influence the preparation outcomes expected for the Auckland region. The ADM focuses on Precinct Plans. The spatial layout of the future subdivision of the subject land has not been resolved in detail, and will follow as subdivision

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six elements of urban development: Natural environment, Movement networks, Use and activity, Urban structure, Built consent applications are made. The site analysis and conceptual layouts form and Community assessed prior to preparation of the Patumahoe South Precinct Plan has Key Design outcomes include the integration of natural features into the subdivision design, and avoiding natural hazards. enabled the ADM principles of good subdivision design to be integrated Integrated design of roads, paths and links that forming the movement network are one of the most important design into the site planning and layout. The conceptual layout includes new decisions in creating vibrant, safe and prosperous places and should enable people to meet their daily needs in walking road, pedestrian and cycle connections and provision for an integrated distance from their home. The integration of open space areas within a subdivision should achieve a high level of network of open space. It is therefore considered that the plan change accessibility and provide open spaces for different uses. Subdivisions are carefully planned relative to slope and orientation is consistent with the ADM. to maximise sunshine, views and privacy. The concept plan developed for the site is considered to represent the sort of best-practice sought by the ADM and was undertaken specifically with the ADM in mind as a means of showing that the plan change could support a successful urban form outcome. This is considered more desirable and helpful than seeking to zone an area of land where there is no real understanding of what may or may not be actually possible within that area.

Specifically, the proposed subdivision layout shows how a well- connected block and street network could be achieved that minimises rear lots and maximises public frontage and overlooking of streets, and works with the natural contours of the land including storm water flow. A logical road hierarchy was identified including the desirability of a key green network linkage connecting the existing Patumahoe Domain and Patumahoe school with a new neighbourhood reserve on the Site.

Refer to Urban Design Assessment (Section 3) (12) Auckland Council’s All network services and roading have been designed to meet with the Code of Practice for Land The Code of Practice sets out the minimum technical standards for any infrastructure that is constructed by developers as technical standards of the Code of Practice: Development and part of their land development project, and that is intended to be publicly owned and operated after the asset/s has been Subdivision. vested in (transferred to) Council. The Code of Practice also sets out a mechanism for achieving compliance when site- Refer to: specific challenges are encountered. Overall, the Code of Practice will assist land developers to comply with the relevant Infrastructure Report, Section 2.0 – Stormwater policies and rules set out in the Auckland Unitary Plan. Sections 5 Wastewater and 6 Water Supply

Stormwater Management Plan Section 2.0 – Catchment Analysis, Section 3.1 – Existing Stormwater Infrastructure for 10% AEP Section 4.0 Operations and maintenance monitoring requirements Section 4.2 – Design Standards and Guidelines Section 4.5 – Secondary Flow up to 1% AEP (Overland Flow Paths)

1.4. Matters to identify, investigate and address Note clause 1.2(4) – structure plans are only envisaged when A structure plan is to identify, investigate and address the matters set out below. “significantly” expanding existing rural villages. 1.4.1. Urban growth Discussion Additional Comment/Reference (1) The future supply and projected The proposed 200-250 dwellings represents 0.05-0.06% of the projected demand for housing by 2048, and 0.10- The proposed 200-250 dwellings would make a small positive demand for residential and business 0.13% of the minimum target to 2026. contribution towards meeting the minimum dwelling target specified in land in the structure plan areas to the Auckland Plan 2050 - Development Strategy. achieve an appropriate capacity to meet the subregional growth

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projections in the Auckland Plan It is noted that anticipated greenfield development recorded in the adopted under the Local Government FULSS is predicted to deliver substantially less dwellings than targets for (Auckland Council) Act 2009 greenfield areas in the Auckland Plan 2050.

The provision of xoned land for additional dwellings at Patumahoe would contribute towards addressing that shortfall.

Overall however, the plan change is considered to be for a logical extension of the Patumahoe village that is very likely to occur within the life of the AUP: OP in any event given how centrally located the land is to the village and the obvious opportunity of ‘rounding out’ the village to the railway line as a natural edge.

Table 3 in the FULSS shows that the number of dwellings anticipated in large future urban areas is 11,211 by 2027 (and 12,461 by 2032). That total (11,211) represents only 5.9% of the growth requirements for Auckland, in comparison to the target that up to 40% of growth (or up to 65,920 dwellings) is accommodated in greenfield areas.

(2) The phases and timing for the The majority of residential (greenfield) subdivisions are staged, which results in progressive release of allotments staged release of greenfield land or (and dwellings) onto the market. the staged conversion of land within Staging involves the installation of network infrastructure, roading and public open spaces to meet the functional, Application of the staging standards, to subdivisions undertaken as a the existing urban area to a more access and recreational needs of the community. The staging of a subdivision allows funds released from the first Restricted Discretionary Activity will ensure that appropriate provision is intensive activity for urban stage to be utilised for construction of the subsequent stages, consequently market conditions determine the made for infrastructure at each stage and will encourage the logical and development or for comprehensive timing for each stage of subdivision. coordinated subdivision and development of the subject land. redevelopment, in coordination with infrastructure Within the Precinct Provisions the following staging mechanisms are included: However at the broad level, it is considered that Patumahoe’s existing I430.6.13. Staging in Sub-precinct E residential zone (at 20-25 dwellings / year) is likely to be depleted within (1) Before any S224(c) certificates or building consents for new dwellings are granted for any stage of development, the next 5 years. The plan change would allow a continued, and the following works shall be constructed and completed to the council’s satisfaction: appropriately scaled, release of residential zoned land to support the (a) the central access road from Patumahoe Road as shown on Patumahoe: Precinct plan 3; growth of Patumahoe. This is consistent with the intent of the AUP: OP’s (b) a footpath, appropriate kerb and channel, berm and street trees; and a services corridor along the road frontage phasing approach. adjacent to the portion of land being developed. (c) an extension of the public wastewater network. In particular, the first stage of subdivision requires the establishment of: i) a new access from Patumahoe Road, I430.6.14. Stormwater management in Sub-precinct E ii) internal roading and services, (1) Before S224(c) certificates or building consents for new dwellings are issued for development within Sub-precinct iii) an extension of the public wastewater network; and E: iv) stormwater management. (i) a stormwater management pond suitably sized for the relevant stage(s) shall be constructed and completed to Council’s satisfaction within Sub-precinct E to the southeast of the Patumahoe Domain as shown on Precinct Plan 3. (ii) The works outlined above shall be undertaken in accordance with the Patumahoe stormwater network discharge consent. (3) The location, type and form of the The plan change area adjoins the SE boundary of the Patumahoe Domain, existing residential/lifestyle properties on - urban edge, its appropriateness to Mauku Road and existing residential properties that extend along Patumahoe Road. Those existing urban activities the structure plan area and the define the northern and western edges of the plan change area. The plan change proposes a ‘frontage’ condition to surrounding area and how transitions the Domain, and a ‘back’ condition to the existing residential properties. This is considered a successful integration. between the area to be urbanised and other areas with different The plan change utilises (or establishes) appropriate and well-defined limits to the urban edge to the South and activities, building types and East, including the:

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densities or levels of intensity are to - Steep escarpment to the E and NE of the subject land that defines the limit of the Future Urban zoned land be managed. located between Patumahoe Road, Clive Howe Road, Hunter Road, and the escarpment. - The Paerata to Waiuku Railway, which forms the southern limit of the subject land, and the transition to Rural zoning (and land use) on the southern side of the railway.

The “edges” of the plan change area are to be further defined by the establishment of a 10m wide landscape strip extending on the SW boundary to Mauku Road, to create an effective physical and visual buffer to rural land to the south.

Along the railway corridor forming the southern boundary of the site, a continuous 3m wide landscape strip is proposal for each of the 1500m² min net area allotments. At the site’s south-eastern corner adjacent to the existing timber mill, a Light Industry zone Is proposed to ensure a compatible co-location of activity is possible.

Overall the plan change proposes logical and defensible boundaries to the Village, and a transition to the rural environment beyond it that matches the existing residential-to-rural edge around the remainder of the Village.

(4) Linkages and integration with The subject land adjoins rural zoned land and the railway corridor along its Southern edge. - existing urban-zoned and/or rural- zoned land adjoining the structure The inclusion of a 10m wide Landscape Buffer and rural fencing controls along the western boundary of the subject plan area through careful edge or site, which adjoins land zoned Mixed Rural, will form an appropriate, robust, and defensible ‘green’ edge to the boundary treatment. south western side of Patumahoe. The establishment of hedge planting and shelterbelt buffers along the south side of the plan change area to filter views of new built development (residential and light industrial) from the south. Light Industry zone opposite the existing timber mill operation also represents a compatible boundary treatment.

(5) Opportunities to improve access N/A – no land locked parcels are included -- to landlocked parcels, including Māori land. 1.4.2. Natural resources (1) The protection, maintenance and There are no existing natural resources or “scheduled” natural features or resources on the subject site, or sites of - enhancement of natural resources, significance to Iwi. particularly those that have been scheduled in the Unitary Plan in relation to Mana Whenua, natural resources, and the coastal environment. (2) Demonstrate how proposed N/A - subdivision, use, and development will protect, maintain and enhance the values of the resources identified in 1.4.2(1) above. (3) The integration of green networks The proposed road network within the plan change area features a well-connected grid structure that provides for - (such as freshwater and coastal the establishment of well-proportioned blocks with road frontage access, that minimises rear lots, and enables water systems, and ecological multiple movement choices. The roading network and pedestrian/cyclist infrastructure is designed to enhance corridors) with open space and accessibility around the settlement and to maintain a rural village character. A new east-west connection south of pedestrian and cycle networks, showing how they reflect the Patumahoe Road and the Village main street provides opportunity for the main street to be further prioritised in underlying natural character values favour of pedestrian amenity should the Council wish to advance that. Stormwater management devices (i.e.

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and provide opportunities for wetland detention basin and roadside planted swales) that read become part of the open space network and environmental restoration and contribute to the amenity standards enjoyed by the wider neighbourhood community. The green network, biodiversity. including a new recreation reserve and a specific ‘green corridor’ road, very directly integrates existing green spaces and provides enhanced access to them, including by pedestrianizing the existing northern end of Carter Road. (4) Measures to manage natural The subject land is subject to a natural drainage pattern, comprising overland flow paths extending generally in a The plan change adopts best practice approach towards stormwater hazards and contamination south eastern direction. The Precinct Plan prepared for the area proposes the creation of stormwater ponds in the management, utilising an enhanced natural system of wetland and low point on the site, which will be designed to provide flood storage capacity. As part of the subdivision site works ponds for water management and volume control. will result in the redirection of existing overland flow paths into the road network, flowing down into the stormwater ponds.

(5) The location of mineral resources N/A – no mineral resources - and how access to regionally significant extractable deposits is to be managed. 1.4.3. Natural and built heritage (1) The existence of natural and There is no identified natural or built heritage on the subject land. - physical resources that have been scheduled in the Unitary Plan in relation to natural heritage, Mana Whenua, natural resources, coastal environment, historic heritage and special character. 1.4.4. Use and activity (1) Contribution to a compact urban The Precinct Plan and related provisions will facilitate the efficient use of the subject land for urban purposes: light The plan change gives effect to the RPS objectives and policies relating form and the efficient use of land in industry and housing as a logical expansion of the existing settlement of Patumahoe. to the establishment of a compact urban form that enables: conjunction with existing urban areas (a) a high-quality urban environment; to give effect to the regional policy As stated in section 3.3 of the AEE (b) greater productivity and economic growth; statement. (c) better utilisation of existing infrastructure (available wastewater The purpose of the proposed rezoning of 34.98ha of land is to provide for the sustainable management of capacity) and the efficient provision of new infrastructure in conjunction Patumahoe as a rural settlement by: with subdivision of the land; • Recognising that the exiting Rural Production Zoning is no longer appropriate; and (d) an approx. 600 person increase in the local population will support • Making provision for Light Industrial activities within the settlement, to provide local employment improved public transport (i.e. increased frequency of bus services to opportunities for approximately 80 people within the township; the Pukekohe railway station);

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• Providing for future housing needs of the community (approximately 200-250 new dwellings) to house 600- (e) enhanced self-sufficiency, via the introduction of local employment 900 additional people; opportunities for 100 people, will support and enhance social and • Facilitate the efficient use of existing fragmented land of low productivity that is not contributing noticeably cultural vitality; to the social, economic or cultural well-being of the local community; (f) while a small area of rural land will be urbanised, the plan change • Strengthening the viability and vitality of the town centre by increased economic activity; incorporates precinct provisions to define a finite limit to the settlement • Improving transport connections, efficiency and safety for the … community of Patumahoe; that will maintain the rural character productivity of land outside the • Utilising the capacity of existing wastewater network infrastructure to service the settlement extension settlement; and (g) adverse environmental effects are avoided by effective spatial Refer also to the summary of Urban Design Effects (section 10.9 of the AEE), which addresses how the plan change planning and inclusion of precinct provisions to ensure positive local proposal: environmental effects from implementation of the plan change. - contributes to a quality compact urban form that supports and enhances the Patumahoe rural village; - achieves an integrated built form that is well-connected, attractive and enhances residential amenity; The plan change represents the most efficient use possible of the land - provides economic opportunities and employment to support the needs of the local rural community; given that it is so close to the existing Village and its amenities and - will maintain and enhance Patumahoe’s character values and provides for adequate infrastructure to services, and on land that due to the constraints of the existing village support the growth; and railway line are already unable to accommodate the full range of - integrates and connects open spaces by physically integrating the existing Patumahoe Domain with a new rural production activities that would be ideally possible on feasible, long-lasting productive land resources. neighbourhood reserve, a stormwater wetland, and attractive pedestrian / cycle friendly networks.

- manages reverse sensitivity effects with adjacent land use and activities.

(2) The adoption of standard Unitary Plan methods and provisions where a) No new zones are introduced. - possible to ensure a consistent b) There are no sites or places to be scheduled. approach across the region by all of c) A precinct plan and associated precinct provisions are proposed that are derived from the existing Patumahoe the following: (a) seeking to avoid the Precinct so as to maximise compatibility and integration. introduction of additional zones; (b) recognising the values of natural heritage, Mana Whenua, natural resources, coastal, historic heritage and special character through identification of sites or places to be scheduled and the use of existing overlays in the Plan; and (c) recognising specific place-based provisions through the use of precincts. (3) Establishment of new centres and - the expansion of existing centres in No new centres are proposed, so as not to compete with or detract from the existing Patumahoe Town Centre. The ways that complement the hierarchy plan change is premised on reinforcing and strengthening the Patumahoe Village. and network of existing centres. Centres should be located and designed to maximise access by walking, cycling and public transport. (4) A mix of residential intensities Three different levels of housing intensity are proposed: - sufficient to support the vitality of 600m² minimum allotment size, within 400m of the Patumahoe Town Centre; centres and communities and to 800m² minimum allotment size, across the majority of the subject land provide housing and transport 1500m² allotment size is proposed along the southern boundary, which borders the Paerata-Waiuku Railway and choice. where rural land is located on the opposite side of the railway.

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This mix is considered optimum. Lower densities would inefficiently use the land and ‘waste’ the site’s proximity to the Village centre, Domain and School. Higher densities (noting that applications for resource consent for occasional ‘pockets’ of higher density such as directly opposite the Patumahoe Domain are enabled by the underlying AUP: OP provisions) would likely result in character conflicts and less ability to retain a spacious, rural quality to the village. (5) A mix and distribution of land - uses within the structure plan area to The plan change proposes rezoning land as Single House, Light Industrial and Open space in order to facilitate provide opportunities for business housing (approx. 200-250 houses), up to 2.5ha of light industrial activities (employing approximately 100 people) activities and employment, and a network of open spaces including connectivity to the Patumahoe Domain, a neighbourhood reserve, community facilities and open space cycleways/walkway and an informal reserve around the stormwater ponds. This mix is also premised on supporting close to where people live. and reinforcing the existing Local Centre zone of the Patumahoe Village, with the new residents supporting those shops and likely resulting in greater local employment. (6) The location and protection of There is no existing local infrastructure, apart from water tanks, located on or adjacent to the subject land. There is - infrastructure and management of no need for reverse sensitivity measures in relation to any existing/proposed infrastructure. reverse sensitivity effects on infrastructure from subdivision, use and development. (7) The location and protection of use Specific reverse sensitivity measures are proposed within 400m of the existing chicken (broiler sheds), and would - and development and management be applied to any housing development or subdivision proposed within that area (unless the operation is of reverse sensitivity effects on use discontinued occurring at that date). and development. More general reverse sensitivity measures include the establishment of vegetated buffers along the southern and southwestern interfaces of the plan change area with the Paerata-Waiuku Railway and where it directly adjoins rural zoned land. These measures are considered efficient and appropriate.

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1.4.5. Urban development (1) A desirable urban form at the Refer to 1.4.4 above. It is noted that the concept plan layout is in particular helpful at illustrating a plausible Refer to: neighbourhood scale including all of outcome on the land based on the proposed Precinct provisions. Appendix 2 - Urban Design Assessment the following: (a) a layout providing pedestrian All of the qualities described here can be met by development that would be enabled for the plan change land. connectivity with a network of streets and block sizes which allow for a choice of routes, particularly near centres and public transport facilities; (b) provision of a diversity of site sizes within blocks to enhance housing choice, accommodate local small- scale community facilities and where appropriate enable a range of business activity and mixed use; (c) provision of open spaces which are highly visible from streets and of a scale and quality to meet identified community needs; (d) appropriate transitions within and at the edge of the structure plan area between different land use activities, intensities and densities; and (e) the application of an integrated stormwater management approach within developments to reduce impacts on the environment while enhancing urban amenity 1.4.6. Transport networks (1) Integration of land use and Refer to 7 above - Auckland Regional Land Transport Plan (2018-2028) Refer to: development with the local and Appendix 4 - Integrated Transportation Assessment strategic transport networks. (2) Layout of the transport network and facilities in a manner that is safe, attractive, efficient, and resilient to hazards, well connected to local facilities and integrated with land uses, the surrounding area and the wider transport network. (3) Support for transport and accessibility that is multi-modal and interconnected with an appropriate number and location of access points. (4) Transport effects on land uses and the management of these effects. 1.4.7. Infrastructure

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(1) The location and protection of The plan change area will be serviced via an extension of existing network infrastructure, additional water supply Refer to: existing and planned infrastructure, and internal reticulation, the creation of a new internal stormwater and wastewater networks with the subject Appendix 5 – Engineering Infrastructure Report including network infrastructure land. corridors (2) The location, scale and capacity of The proposal will utilise existing (available) infrastructure capacity, enhance that capacity, and establish new Refer to: existing and new infrastructure to networks and systems within the site – as follows: Appendix 5 – Engineering Infrastructure Report serve the structure plan area. a) Water Supply b) Stormwater c) Waste Water d) Power and telephone (3) The location, scale and function of Refer to: stormwater management facilities The plan change takes an integrated approach to stormwater management, by retaining and enhancing natural Appendix 11 - Stormwater Management based on the principles of an water systems and the incorporating flow and quality controls onsite. integrated stormwater management approach, including the retention of natural water systems and the primary use of onsite flow and quality controls (and related impervious area limits) to manage stormwater runoff from proposed sites and roads. (4) The location, scale, function and provision of community facilities, The scale of the plan change represents a moderate expansion of the existing settlement of Patumahoe, that will The additional residents introduced to Patumahoe via the plan change including educational, health, welfare include the establishment of a new network of reserves, cycleways and pedestrian connectivity. will be able to utilise multi-modal transportation (including walking and and cultural facilities and open space cycling) to access the existing the local community services and facilities, to cater for the needs of including the local sports fields and facilities, school and community communities in the structure plan services. area and neighbouring areas. 1.4.8. Feedback from stakeholders (1) Feedback from landowners, Preparation of the plan change has been informed by: infrastructure providers, council Consultation with local landowners whose land is subject to the plan change. controlled organisations and Informal meetings with local elected representatives. communities gained through Consultation with local iwi groups Ngati Te Ata and Ngati Tamaoho consultation during the structure planning process.

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1.5. Specialist documents to support the structure plan and plan changes process The scale and detail of the investigation and reporting required needs to be at a level appropriate to the scale of the area subject to the structure planning process and the complexity of the issues identified by the process. Reports may be required on the matters listed below to support the structure planning and plan change process.

(1) Land use: (a) evaluation of the identified role of and principal objectives for the structure plan area in terms of land uses and amenity values; Refer to: (b) assessment against any relevant sub-regional spatial plan; and Plan Change Request, Assessment of Effects and Section 32 Assessment (c) analysis of anticipated land use supply and demand informing the spatial allocation of areas for different activities, intensities and densities.

(2) Infrastructure: Refer to: (a) integrated catchment management plan - stormwater management plan, including network plans, updates to catchment or zone management plans Appendix 5 – Engineering Infrastructure Assessment and variations to existing or new network discharge consents, where relevant; (b) integrated transport assessment; (c) water and wastewater servicing plan; and (d) other infrastructure plans.

(3) Impact on natural and cultural values: (a) landscape assessment; Refer to: (b) assessment of effects on the cultural well-being of people and communities who have relationships with the area, including where appropriate mapping Appendix 1 – Cultural Impact Assessment of local history and whakapapa; Appendix 3 – Landscape and Visual Assessment (c) archaeological, historic heritage and special character assessment; Appendix 12 – Archaeological Assessment (d) natural heritage assessment; and (e) freshwater and ecological assessment.

(4) Environmental risk: (a) geotechnical assessment; Refer to: (b) land contamination and remediation assessment; and Appendix 7 – Geotechnical Report (c) health impact assessment.

(5) Implementation: (a) staging plan; Refer to: (b) funding plan; Appendix 1 – Urban Design Assessment (c) affordability assessment; Appendix 3 – Landscape and Visual Assessment (d) neighbourhood design statement; and Plan Change Request, Assessment of Effects and Section 32 Assessment (e) other documents depending on the characteristics of the land and water resources of the area.

30 June 2020

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