AVONDALE Town centre regeneration High Level Project Plan – November 2017 ABBREVIATIONS ACPL Auckland Council Property Ltd AT Auckland Transport BID Business improvement district CCO Council-controlled organisation the council Auckland Council CRL City Rail Link HLC HLC (formerly Hobsonville Land Company) HLPP High Level Project Plan HNZ Housing New Zealand LTP Long-term Plan Panuku Panuku Development Auckland SOI Statement of Intent 2 AVONDALE HLPP CONTENTS 1 INTRODUCTION 5 6 OPPORTUNITIES 37 FIGURES 1.1 Mihi 8 Figure 1: Project area 25 7 STRATEGIC MOVES 41 1.2 Shaping spaces for Aucklanders to love 9 7.1 Move 1: Enliven the heart of Avondale town centre 43 Figure 2: Unitary Plan zoning 27 1.3 Panuku – Who we are 10 7.2 Move 2: Create high-quality 46 Figure 3: Key opportunities 39 1.4 Why Avondale? 11 residential neighbourhoods Figure 4: Move 1: Enliven the heart 43 2 PURPOSE OF THIS PLAN 13 7.3 Move 3: Strengthen connections 48 of Avondale town centre with the town centre 3 VISION 17 Figure 5: Move 2: Create high quality 46 7.4 Move 4: Foster the growth of local businesses 50 residential neighbourhoods 4 CONTEXT 21 8 PROPOSED IMPLEMENTATION 53 4.1 Background 22 Figure 6: Move 3: Strengthen connections 48 8.1 Development strategy 54 4.2 Mana whenua 22 with the town centre 8.2 Total value creation 54 4.3 Cultural narrative 23 Figure 7: Move 4: Foster the growth of local businesses 50 8.3 Project team structure and leadership 55 4.4 Project area 24 8.4 Timeframes and phasing 55 4.5 Planning 26 8.5 Outcomes monitoring 56 4.6 Cultural and social 28 4.7 Market dynamics 29 9 PLACE-LED COMMUNITY 59 4.8 Commercial 30 ENGAGEMENT AND COMMUNICATIONS 4.9 Housing demand 30 9.1 Our approach 60 4.10 Transport 31 9.2 Community and stakeholder engagement 61 4.11 Infrastructure capacity 31 9.3 Placemaking 62 5 PRINCIPLES 33 APPENDIX A: PROPERTY SCHEDULES 65 5.1 Our commitment 34 These are sites Panuku is planning to 66 5.2 Panuku project principles 35 dispose of or otherwise optimise AVONDALE HLPP 3 INTRODUCTION AVONDALE HLPP 5 1.0 INTRODUCTION Auckland has a major opportunity to Unlocking Avondale will be driven by a focus on the town centre Panuku will work with the council to relocate and update and on working with developers to build quality residential community facilities and improve public spaces and connections. revitalise and intensify the suburb of neighbourhoods. For the people of Avondale, it means they will also Working with the community, our placemaking will help deliver the Avondale, and this plan seeks to enable be able to enjoy new open spaces and purpose-built community vision of a strong vibrant centre in which a growing community that regeneration. facilities. wants to live, work and play. We will build on Avondale’s positives including good accessibility, the train station, schools and The town centre lies in a strategic location with good infrastructure, community. services and facilities. The area has a number of large development- ready sites and market demand for different housing types including We will create an environment that encourages and supports others terraces and apartments. Avondale Train Station is an important to achieve great outcomes. This includes supporting Housing New transport asset; it supports redevelopment by providing convenient Zealand (HNZ) to redevelop poor-quality social housing stock and access to the city’s rail network. carefully integrate new social housing into the wider development. As the city’s regeneration agency, Panuku Development Auckland This High Level Project Plan (HLPP) enables Panuku’s mandate (Panuku) will play a lead role in the regeneration of Avondale. We to lead positive change and identifies opportunities to provide will use surplus council land and strategic acquisitions to create the urban renewal through key strategic moves to unlock Avondale’s momentum for change. This will support the vitality of the centre considerable potential. and the growth of local business. 6 AVONDALE HLPP 10KM 5KM WAITEMATĀ CITY HARBOUR CENTRE NEW LYNN MANUKAU HARBOUR AVONDALE HLPP 7 1.1 MIHI NAU MAI TAKU ITI. PIKI MAI E TAKU RAHI. WELCOME ONE. WELCOME ALL. NĀKU KOE I TIKI ATU I TE PAE-O-TE-RANGI. YOU, FROM BEYOND THE HORIZON I HAVE TAKEN. KA TŌIA MAI, KA KŪMEA MAI I DRAW YOU NIGH, I DRAW YOU HITHER KIA EKE TANGAROA, EKE PANUKU. TO RAISE EXPECTATIONS AND TO FULFILL POTENTIAL. Panuku, panuku, kia haumi e, kia hui e Upward, onward until all is met and done kia ara mai he tāiki ngāpara. and that which rises will endure still. Ka whakairihia e te rangi hei hua tipua, From high it heralds divine aspirations, ka poua ā-whenua hei tupuranga hōu. grounded in visions of new beginnings. Māna e huaki te mana tangata It empowers in essence our very being e hora ai aku mahi. and pervades all that we have achieved. Kia hua ko te pai, Let good be rife kia piki ko te ora, and may good health be assured, he tohu kaitiaki o taku tuakiri tuku iho. as guardianship defines a legacy given. Nōku te whiwhi, nōku te hūmārire. As destiny beckons, peace is mine. Ka tūhono a Rangi, ka tūhono ki a Papa, The sky itself seems to greet the earth, taku taura here whanaungatanga; epitomising all I hold and revere; he mea nō tua whakarere mai. a token from that distant past. E kore e memeha; tū te ao, tū te pō, It abides as day and night without fail, mauri tau, mauri ora. with a gentle heart and a lively spirit. 8 AVONDALE HLPP 1.2 SHAPING SPACES FOR AUCKLANDERS TO LOVE Panuku Development Auckland’s structure is the first of its kind in TRANSFORM New Zealand. Creating change through urban renewal. We work across multiple locations and scales – from We lead the transformation of select parts of our large, long-term urban regeneration projects, to small region; working alongside others and using our projects on specific sites. custodianship of land and planning expertise. We operate in a commercial way but with good public E.g. Wynyard Quarter outcomes. We make a profit and deliver returns to the council, but at the same time ensure developments and community outcomes are positive and sustainable. Panuku has been established to provide leadership and UNLOCK unlock barriers to enable urban transformation. We will Unlocking development potential for others. pilot ideas to advance council objectives in affordable housing, housing for older persons and iwi partnerships. We are the facilitator; using our relationships to break down barriers and influencing others, including our We have the backing of council finances, which allows council family, to create development opportunities. us to borrow at low cost and obtain funding through Auckland’s 10-year budget process. We can structure E.g. Old Papatoetoe the delivery of projects in a way that helps fund public good outcomes. SUPPORT Making the most of what we’ve got. Intensification is a key driver in the Auckland Plan. We support housing demands by enabling development of council-owned land. E.g. Link Crescent, Whangaparaoa AVONDALE HLPP 9 1.3 PANUKU – WHO WE ARE Panuku Development Auckland is a We manage about $2 billion in land and buildings the council owns. We continuously review this portfolio to find smart ways to council-controlled organisation (CCO) of generate income for the region, grow the portfolio or release land or LIKE THE NAME SAYS properties that others can use better. Auckland Council that helps to rejuvenate We’re the first Auckland Council organisation whose name parts of our city. It’s important we understand the communities in which we work. represents what makes us unique as a New Zealand-based Panuku identifies development opportunities, and plans and company; our connection to Māori culture and identity. prepares the ground to attract private investment and make it Panuku is an abbreviated form of the whakataukī, or easier for others to develop houses and commercial buildings. proverbial saying, Eke Panuku, Eke Tangaroa! Together with our partners, we unlock the full potential of this land to create spaces for Aucklanders to love. This saying acknowledges unseen energies from the realm of the land and sea, which are often called upon through Auckland is experiencing significant housing and infrastructure Māori oratory traditions to help invigorate, inspire and pressures as a result of rapid growth. About 800 people move manifest success, excellence and progress within groups. to Auckland each week, and current projections suggest the population could reach 2.01 million by 2033 – an increase of more Our organisation, like a waka, not only requires strength than 517,000 people within the next two decades. to move forward, but skill to navigate, balance to ride smoothly and teamwork to propel. To cater for this growth, we need a step change in urban renewal and intensification of town centres and other existing sites. Panuku has the role and mandate to address this challenge. 10 AVONDALE HLPP 1.4 WHY AVONDALE? Avondale was chosen as an Unlock location for the following reasons. • Its proximity to the city centre and key employment areas. The council, through its development partners, has a track record of enabling quality development in Avondale. This includes the • There are a number of large-scale development opportunities construction of 72 apartments at 24-26 Racecourse Parade within and adjoining the town centre. (including seven affordable houses), 33 homes at 1 Trent Street • The town centre is strategically located, with good (including 22 affordable homes) and a proposed HNZ development infrastructure, services, facilities and access to public transport.