You are on page 1of 29

In the Matter of

:

The Proposed Auckland Unitary Plan

Submitter:

Benjamin Ross

Submission Number:

1606-4

Topics:

081 Rezoning – South – Highbrook &
Manukau City Central Business and
Industry

Evidence:

Primary

Statement of Evidence by Benjamin Ross,
February, 2016

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 1

Contents
Summary ............................................................................................................................................... 3
Introduction............................................................................................................................................ 4
Scope of Evidence ............................................................................................................................... 5
Rezoning in the Business Zones – The Super Metropolitan Centre Zone in Manukau City
Centre .................................................................................................................................................... 6
Rezoning in the Business Zones – General Business Zone in Manukau City Centre area ... 11
Rezoning in the Business Zones – Light Industry Zone to the immediate north of the
Manukau City Centre area ................................................................................................................ 12
Rezoning the Residential Zones south and south-east of Manukau City Centre..................... 13
Rezoning the Residential Zones south and south-east of Manukau City Centre using new
Proposed Residential Zones as per Primary Evidence – 1606-1, 3 and 5 ............................... 14
Cost Impact on Height Rules applying to (residential) developments ................................... 19
Rezoning the Residential Zones south and south-east of Manukau City Centre using existing
Proposed Auckland Unitary Plan zones ......................................................................................... 21
Final Remarks ..................................................................................................................................... 25
Appendix .............................................................................................................................................. 27
Spatial Extent of the Manukau Super Metropolitan Centre Zone relief ................................. 27
Spatial extent of Residential rezoning using new zones proposals ....................................... 28
Spatial extent of Residential rezoning using existing PAUP zones: ....................................... 29

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 2

Summary
1. I (Benjamin Ross) (the Submitter) am submitting to the Proposed Auckland
Unitary Plan as a private citizen
2. I am seeking rezoning of residential and business zones in the “Highbrook &
Manukau City Central Business and Industry” specifically:
a. The Manukau Metropolitan Centre Zone
b. The Manukau Mixed Housing Suburban Zone south of Manukau City
Centre
3. There are amendments to my original submission’s (dated 2014) rezoning
requests due to evidence lodged by Auckland Council dated January 26,
2016. These amendments will be set out here in my Primary Evidence
4. While the seeking of rezoning in Manukau will be consistent with previous
evidence lodged (Benjamin Ross: Topics 1606-1, 1606-2, 1606-3, 1606-5) as
a fall back if the new zones are not recommended by the Unitary Plan
Hearings Panel (The Panel) the existing proposed zones will be suggested
instead
5. Purpose of rezoning is to allow greater intensification of respective business
and residential zones so that the Auckland Plan objective of 60% Brownfield
Development (often intensification) and 40% Greenfields as well as Regional
Policy Statement12 for urban growth is better realised
6. I refute Attachment 'C': Zoning Analysis and Position for each Submission
Point - JOINT EVIDENCE REPORT ON SUBMISSIONS BY ANNA
JENNINGS, ROGER ECCLES AND DAVID WONG SOUTH – HIGHBROOK
AND MANUKAU CENTRAL CITY BUSINESS AND INDUSTRY in regards to
1606-43

1

Evidence (Primary). Benjamin Ross. Topic 051 Paragraph 18.c-d and Paragraph 19. Pages 8-9
Evidence (Primary). Benjamin Ross Topics 059, 060, 062, 063 - Paragraph 26. Page 11
https://www.scribd.com/doc/272429202/013-RPS-Urban-Growth-Expert-Conference-Outcome-ReportResidential-Developable-Capacity-for-Auckland
3
Evidence (Primary) Auckland Council. Topic 081f – Joint Evidence Report, Primary. Appendix C, Page 29
2

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 3

Introduction
7. My name is Benjamin Ross and I am a resident residing in the Papakura
Local Board area, Southern Auckland.

8. My formal qualifications are a Bachelor of Arts in Geography and Political
Studies gained from the University of Auckland in 2010.

9. I have been a regular submitter and social commentator to various Auckland
Council and Auckland Transport documents including:
a. The Auckland Plan,
b. The Long Term Plan 2012-2022 and 2015-2025,
c. Regional Land Transport Plan,
d. Regional Public Transport Program,
e. Various Area Plans

10. I have read
a. JOINT EVIDENCE REPORT ON SUBMISSIONS - SOUTH –
HIGHBROOK AND MANUKAU CENTRAL CITY BUSINESS AND
INDUSTRY)BY
i. ANNA JENNINGS,
ii. ROGER ECCLES AND
iii. DAVID WONG:
b. STATEMENT OF PRIMARY EVIDENCE OF JOHN MICHAEL DUGUID
ON BEHALF OF AUCKLAND COUNCIL (ZONING) - 3 DECEMBER
2015
c. STATEMENT OF EVIDENCE OF MARC RENÉ MICHEL DENDALE
ON BEHALF OF AUCKLAND COUNCIL; SOUTH – SUB-REGIONAL
OVERVIEW. 26 JANUARY 2016

11. I have read the Interim Guidance pieces issued by the Independent Hearings
Panel released so far (as of January 26, 2016)
12. This evidence should be read in conjunction with my Primary Evidence
for Topics 051 and 059-063

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 4

Scope of Evidence
13. While the reason for the submission and evidence was provided in that
submission to support changes asked for, further evidence is given here to:
a. Further build on the evidence given in my submission written in
February 2014
b. Provide new evidence that has come out since the submission was
written in February, 2014
c. Provide any clarifications needed from any confusion that may have
arisen since the submission was written
d. Amend relief sought between original submission and this Primary
Evidence document
e. Acknowledge or build on from any Interim Guidance given by the
Independent Hearings Panel (as of January, 2016)
f. Acknowledge, support, and/or rebut Council given evidence on and/or
against my submission, or amendments I sought to the Proposed
Auckland Plan via Mediation in which I attended
14. Submissions from other submitters will be referenced as required in this
document where they support evidence provided here, evidence in my
submission, or rebut Council evidence

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 5

Rezoning in the Business Zones – The Super Metropolitan Centre
Zone in Manukau City Centre
15. Per my original submission I sought the new relief of the Super Metropolitan
Centre Zone to be applied across and replacing the proposed Manukau
Metropolitan Centre (zoned currently Metropolitan Centre Zone per the
Proposed Auckland Unitary Plan)
16. The new Super Metropolitan Centre Zone, its Objectives and Policies, and
development controls are described in my Primary Evidence for Topic 051 –
Centre Zones and will not be repeated here unless required
17. Below is the Manukau City Centre zoned Metropolitan Centre in the notified
version of the Proposed Auckland Unitary Plan:

Figure 1: Notified PAUP 2013 - Manukau City Centre with Metropolitan Centre Zone

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 6

18. Below is the Manukau City Centre zoned Metropolitan Centre in the current
Council amendments of the Proposed Auckland Unitary Plan as part of Topic
081f

Figure 2: Notified PAUP 2013 - Manukau City Centre with Metropolitan Centre Zone - Amended by Council
for 081f

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 7

19. Below is the map outlining the spatial extent of the Super Metropolitan Centre

in Manukau City Centre (as sought for in submission 1606):

Figure 3Manukau Super Metropolitan Centre Spatial Relief

20. The height limit for the Super Metropolitan Centre Zone is Unlimited. This is
in comparison to the Proposed Auckland Unitary Plan Metropolitan Centre
Zone having a height limit of 72.5m. The legacy rules have an Unlimited
height applied before the Unitary Plan goes operative
21. The Manukau Super Metropolitan Zone in relation to ‘Best Practice
Approaches for Zoning4:”
a. The change from Metropolitan Centre Zone to Super Metropolitan
Centre Zone is consistent to the Objectives and Policies created with
the proposed Super Metropolitan Centre Zone5
b. The overall impact of rezoning Manukau City Centre from Metropolitan
Centre to Super Metropolitan Centre is consistent with the Regional
Policy Statement especially the RPS – Urban Growth67
4

Interim Guidance: Best Practice to re-zoning et al dated July 31, 2015. Independent Hearings Panel
Evidence (Primary). Benjamin Ross. Topic 051
6
Evidence (Primary). Benjamin Ross. Topic 051 Paragraph 18.c-d and Paragraph 19. Pages 8-9
7
Evidence (Primary). Benjamin Ross. Topic 051 Paragraph 53-55. Pages 45-46
5

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 8

c. The Economic Costs and Benefits were considered in Topic 051
Primary Evidence8
d. No recent Plan Changes to knowledge have given effect to lowering
height limits in the legacy rules for Manukau City Centre
e. The area zoned Super Metropolitan Centre Zone contains the highest
buildings (of 18 storeys or 72.5 metres) as well as the highest
concentration (or density) of commercial and residential buildings in the
wider Manukau-Wiri area. The land (which has gentle sloping
topography) inside the Super Metropolitan Centre Zone already
contains facilities such as:
i. Retail
ii. Hospitality
iii. Non retail commercial services
iv. Commercial offices
v. Residential apartments
vi. Westfield (Scentre) Mall
vii. Manukau Train Station and MIT Tertiary campus
viii. Manukau Civic Building
ix. Manukau District Court
x. Manukau central Library
xi. Government Department sub regional HQ’s
xii. Counties Manukau Police HQ
xiii. Surface car parking lots
xiv. Proposed bus interchange
f. The Super Metropolitan Centre Zone recognises:
i. Diverse transport links including:
1. State Highways 1 and 20
2. Great South Road, Cavendish Drive, Redoubt Road, Wiri
Station Road, Lambie Drive and Te Irirangi Drive
3. Nexus point for South Auckland buses
4. Some cycle lanes

8

Evidence (Primary). Benjamin Ross. Topic 051 Paragraph 28-55. Pages 22-45

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 9

ii. Possible issues with storm water infrastructure to accommodate
increased growth inside Super Metropolitan Centre Zone area
iii. Hayman Park as major open green space otherwise lack of
smaller green spaces for informal recreation through the Super
Metropolitan Centre Zone area
g. Super Metropolitan Centre Zone boundaries are defensible as they
follow either roads or property boundaries similar to the PUAP
Metropolitan Centre Zone. There is also adequate separation between
the Super Metropolitan Centre Zone and Wiri heavy industry zoning to
the west (a General Business Zone on the western side of Lambie
Drive acts as the separator (see Paragraph 17 and 18)
h. There is also no spot zoning triggered by the Super Metropolitan
Centre Zone

22. Overlays in effect (and not seeking to be amended) that would apply over the
Manukau Super Metropolitan Centre Zone:

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 10

Rezoning in the Business Zones – General Business Zone in
Manukau City Centre area
22. In my original submission to the Proposed Auckland Unitary Plan I had
sought a change of zoning of the General Business Zone surrounding the
western, northern and eastern flanks of the Manukau Metropolitan Centre
Zone (or Super Metropolitan Centre Zone) to Mixed Use Zone9
23. In light of Council Evidence for Topic 081f including the General Business
area surrounding the Manukau City Centre (Super) Metropolitan Centre
Zone being either next to heavy industry zones and/or under the HANA
overlay I wish to withdraw my amendment seeking those General
Business zoned areas to be amended to Mixed Use Zone
24. Map of the General Business zone area surrounding Manukau (Super)

Metropolitan Centre zoned land no longer being sought to be amended to
Mixed Use:

Figure 4: Notified PAUP 2013 - Manukau City Centre General Business Zone flanking the Metropolitan
Centre Zone - Amended by Council for 081f

9

Unitary Plan Submission 1606. Page 75

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 11

Rezoning in the Business Zones – Light Industry Zone to the
immediate north of the Manukau City Centre area
25. In my original submission to the Proposed Auckland Unitary Plan I had

sought a change of zoning of the Light Industry Zone north of Manukau
City Centre to Mixed Use Zone (see map below for area concerned):

Figure 5: Notified PAUP 2013 - Manukau City Centre Light Industry Zone north of the Metropolitan Centre
Zone - Amended by Council for 081f

26. In light of Council evidence for Topic 081f especially reply to Submission
123-1 (submitter seeking to change Light Industry to General Business)10
and also the HANA overlay I wish to withdraw my amendment seeking the
Light Industry Zone being amended to Mixed Use Zone

10

Evidence (Primary) Auckland Council. Topic 081f – Joint Evidence Report, Primary. Appendix C, Page 29. In
reply to Submitter 123-1: A M Finnigan and Ellis Gould Tinos Trustee Limited

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 12

Rezoning the Residential Zones south and south-east of Manukau
City Centre
27. In my submission to the PAUP I had sought amendments to the residential

zones south and south east of Manukau as noted in the map below (B and
C):

Figure 6: Original Residential Zone rezoning requests (B and C)

28. The default position of my submission and this Primary Evidence is to
seek amendments from the PAUP proposed residential zones to my new
zones (as outlined in my Primary Evidence.11
29. However, as a fall-back position in case The Panel rejects the new
proposed residential zones12 I will also seek amendments using the
existing PAUP residential zones similar to my own proposed zones.
30. That said there will be amendments to both the default and subsequent fall
back positions for the residential zones in light of Council’s position as of
January 26, 201613 in relation to my original submission.
11
12

Evidence (Primary). Benjamin Ross Topics 059, 060, 062, 063 - Paragraph 17. Page 6
Ibid

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 13

Rezoning the Residential Zones south and south-east of Manukau
City Centre using new Proposed Residential Zones as per Primary
Evidence – 1606-1, 3 and 514
31. Below is the map illustrating amendments to the Council’s Position for Topic 081f
to the residential zones south and south-east of Manukau City Centre
32. Please note that the amendments sought in this Primary Evidence document
override what was sought in my original submission. This is due to new evidence
presented by Council’s position in Topic 081f as of January 26, 201615.
33. Amendments sought using new proposed zones:

Figure 7: Relief sought for Residential Zones in Manukau

13

Evidence (Primary) JOINT EVIDENCE REPORT ON SUBMISSIONS - BY ANNA JENNINGS, ROGER ECCLES AND
DAVID WONG. SOUTH – HIGHBROOK AND MANUKAU CENTRAL CITY BUSINESS AND INDUSTRY
14
Evidence (Primary). Benjamin Ross Topics 059, 060, 062, 063
15
Evidence (Primary) JOINT EVIDENCE REPORT ON SUBMISSIONS - BY ANNA JENNINGS, ROGER ECCLES AND
DAVID WONG. SOUTH – HIGHBROOK AND MANUKAU CENTRAL CITY BUSINESS AND INDUSTRY – Page 45

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 14

34. Recap on what the proposed new zones are, what they replace and what
development controls they have16:
a. New Zone Residential Classes to replace the D.1.4 Single
House Zone to D.1.7 Terrace Housing and Apartment Zone of
the Unitary Plan:
Relief Sort

Existing Unitary Plan Objectives and
Policy to be used for the new zones

D.1.4 Single House Zone

D.1.4 Single House Zone – Objective

Residential Standard Low

and Policies

Density Zone

D.1.5 Mixed Housing Suburban

D1.5 Mixed Housing Suburban Zone –

Zone and D.1.6 Mixed Housing

Objective and Policies, AND D.1.6

Urban Zone

Mixed Housing Urban Zone – Objective

Residential Intensive Low

and Polices

Density Zone

D.1.5 Mixed Housing Suburban

D1.5 Mixed Housing Suburban Zone –

Zone, D.1.6 Mixed Housing

Objective and Policies, D.1.6 Mixed

Urban Zone and D1.9 Terrace

Housing Urban Zone – Objective and

Housing and Apartment Zone

Polices, and D.1.7 Terrace Housing

Residential Classic Medium

and Apartment Objective Policies

Density Zone

D1.7 Terrace Housing and

D.1.7 Terrace Housing and Apartment

Apartment Zone

Objective Policies

Residential Standard Medium
Density Zone

16

Evidence (Primary). Benjamin Ross Topics 059, 060, 062, 063. Paragraphs 17-22. Pages 6-9

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 15

Relief Sort

Existing Unitary Plan Objectives and
Policy to be used for the new zones

D1.7 Terrace Housing and

D.1.7 Terrace Housing and Apartment

Apartment Zone

Objective Policies

Residential Intensive Medium
Density Zone

Residential Standard High

D.3.2 City Centre Zone Objective and

Density Zone

Polices, D3.3 Super Metropolitan

(Would be found in Metropolitan,

Centre and D3.4 Metropolitan Centre

Super Metropolitan, and City

Objectives and Policies

Centre Zones as an “overlay”)
Residential Intensive High

D.3.2 City Centre Zone Objective and

Density Zone

Polices, D3.3 Super Metropolitan

(Would be found in Metropolitan

Centre and D3.4 Metropolitan Centre

Centre, Super Metropolitan

Objectives and Policies

Centre, and City Centre Zones as
an “overlay”)

b. D3.3 Super Metropolitan Centre has been included in Point 17 as a
consequence of my submission 1606-2.
c. Italics strikeout means original proposed amendment withdrawn
through this Primary Evidence document.

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 16

d. New Residential Zone Basic Development Controls (minimum lot
size) for Unitary Plan
Relief Sort

Consequential Change

Residential Standard Low

Mostly single family homes to be built. Some

Density Zone

infill allowed
Minimum Lot Size 400m2 (if it applies)

Residential Intensive Low

Mostly detached homes to be built. More

Density Zone

intensive infill allowed. Some Terraced Housing
possible
Minimum Lot Size 300m2 250m2 although
rest of the original Mixed Housing Suburban
Density rules apply.

Residential Classic

Ranging from detached homes through to Walk-

Medium Density Zone

Up Apartments and Terrace Housing
No Minimum Lot Size, No Density Limits
apply.

Residential Standard

Ranging from Walk-Up Apartments and Terrace

Medium Density Zone

Housing to 6 storey 24 metre high apartments
No Minimum Lot Size

Residential Intensive

Ranging from Walk-Up Apartments and Terrace

Medium Density Zone

Housing to 8 storey 32 metre high apartments
No Minimum Lot Size

Residential Standard High

Allows up to 12-15 storey 48 metre – 60 metre

Density Zone

high Apartment Towers
No Minimum lot Size

Residential Intensive High

15 storeys 60 metres or higher (but subject to

Density Zone

any height rules set by the Metropolitan Centres)
No Minimum Lot Size

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 17

e. New Residential Zone Basic Development Controls (maximum height
development controls) for Unitary Plan
Relief Sort

Consequential Changes

Residential Standard Low

Two Storeys Eight Metres in height Maximum

Density Zone

permitted, Three Storeys 10 metres in height is a
Restricted Discretionary Activity. Above 10 metres in
height is non-complying

Residential Intensive Low

Two Storeys 8 metres in height is permitted, Three

Density Zone

Storeys 10 metres in height is a Restricted
Discretionary Activity, 12 metres in height in height is
a Discretionary Activity.
Above 12 metres in height and/or apartments and
Terraced Housing are non-complying

Residential Classic

Up to three storeys 12 metres in height as permitted

Medium Density Zone

activity. Four Storeys 15 metres in height is a
Restricted Discretionary Activity. Above four storeys
15 metres in height is non-complying

Residential Standard

3-6 storeys Up to 24 metres in height permitted.

Medium Density Zone

Above 6 storeys 24 metres and below 3 storeys on
any new development is noncomplying

Residential Intensive

3-8 storeys Up to 32 metres in height permitted.

Medium Density Zone

Above 8 storeys 32 metres in height and below 3
storeys on any new development is noncomplying

Residential Standard High

Up to 48 – 60 metres in height but also

Density Zone

Subject to rules such as those prescribed in the
Business Zone definitions

Residential Intensive High

Usually beyond 60 metres in height but also

Density Zone

Subject to rules such as those prescribed in the
Business Zone definitions
f.

Italics strikeout means original proposed amendment withdrawn through
this Primary Evidence document.

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 18

Cost Impact on Height Rules applying to (residential) developments
g. While I used the following excerpt in my 1606-2 (Topic 051 – Centres
Zones) Primary Evidence to help build the case for the Super Metropolitan
Centre Zone, I am going to place the Impacts of Planning Rules,
Regulations, Uncertainty and Delay on Residential Property Development
report for the Treasury and MBIE written in December, 2014 by the Motu
Economic and Public Policy Research unit17 in this document as it applies
to the Unitary Plan Residential Zones as well.
h.
Table 2: Cost Impacts of Planning Rules and Regulations* Rule and
Regulations
Increase in Cost per Dwelling1
Apartments
Building height limits

$18,000 to $32,000

Subdivisions
See note 2

i. *All costs include opportunity costs in addition to direct
construction costs.
ii. 1) In cases where this factor is the limiting constraint.
iii. 2) There was no definitive information available from the
developers surveyed on the impact of building height restrictions
within the selection of subdivisions included.

i.

Intensification - height limits
i. Rules and regulations restricting the height of developments
impact on the development capacity of sites and hence on per unit
costs. The proposed unitary plan has introduced a range of height
limits across the urban area, some of which reduce the
development capacity of suburban and central city sites (as a
result of new view shaft requirements).18 The impact of height
limits varies significantly across different sites. On the sample of
developments included in our analysis the impact under the
existing planning rules and regulations ranged from an increased
cost per unit of $18,000 to $32,000.
ii. The impact of the height limits on the development capacity of a
site resulted in:

17

https://www.scribd.com/doc/253323001/The-Impacts-of-Planning-Rules-Regulations-Uncertainty-andDelay-on-Residential-Property-Development
18
I have read the Interim guidance text for Topic 020 Viewshafts - released 17 July 2015

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 19

iii. A reduction in the number of units in a development of between
0% and 29% in suburban locations. Note, that in the example of
the development in which the capacity was reduced by 0%, it
required the developer to significantly change the design.
Achieving the same floor area required a much larger building
footprint, so reducing profitability;
iv. A reduction in the desired capacity by 34% to 49% over the
economically optimal height in the CBD; and
v. A restriction in the potential number of apartments that can be
developed on a site, particularly when height limits are combined
with view shafts. This results in a large number of potential
developments being abandoned at a very early stage of the
feasibility assessment, particularly within the central city area.

j.

Given that per the 013 RPS Urban Growth - Expert Conference Outcome
Report - Residential Developable Capacity for Auckland report19 said that
the Proposed Auckland Unitary Plan as it stands would only allow 11%20
of the 400,000 proposed dwellings needed in the operative Auckland
Plan. Thus it has to be asked is the Proposed Auckland Unitary Plan
causing that situation?

19

https://www.scribd.com/doc/272429202/013-RPS-Urban-Growth-Expert-Conference-Outcome-ReportResidential-Developable-Capacity-for-Auckland
20
Page 5 of the report as linked on footnote 4

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 20

Rezoning the Residential Zones south and south-east of Manukau
City Centre using existing Proposed Auckland Unitary Plan zones
35. Below is the proposed amendments to the PAUP residential zones using

the existing zones:

Figure 8: Relief sought for Residential Zones in Manukau using existing PAUP zones

36. The Manukau Residential Rezoning in relation to ‘Best Practice
Approaches for Zoning21:”
a. The change from Mixed Housing Suburban to the varied new
zones22 are consistent to the Objectives and Policies created within
the PAUP Residential Zones

21
22

Interim Guidance: Best Practice to re-zoning et al dated July 31, 2015. Independent Hearings Panel
Evidence (Primary). Benjamin Ross Topics 059, 060, 062, 063. Paragraphs 17-22. Pages 6-9

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 21

b. The overall impact of rezoning the Residential Zones in Manukau is
consistent with the Regional Policy Statement especially the RPS –
Urban Growth2324
c. The Economic Costs and Benefits were considered in Topic 059063 Primary Evidence25
d. No recent Plan Changes to knowledge have given effect to any up
or downscaling in the Manukau residential areas seeking rezoning
e. The various residential zones:
i. The area zoned Residential Intensive Medium Density Zone
(or Terraced Housing and Apartment Zone with an Additional
Height Overlay of 28 metres is the closest to the Manukau
Super Metropolitan Centre zone. The RIMD Zone on current
blank land and is within 300 metres of the Super
Metropolitan Centre zone and its associated:
1. Retail
2. Hospitality
3. Non retail commercial services
4. Commercial offices
5. Residential apartments
6. Westfield (Scentre) Mall
7. Manukau Train Station and MIT Tertiary campus
8. Manukau Civic Building
9. Manukau District Court
10. Manukau central Library
11. Government Department sub regional HQ’s
12. Counties Manukau Police HQ
13. Surface car parking lots
14. Proposed bus interchange
ii. The areas zoned Residential Standard Medium Density Zone
(or Terraced Housing and Apartment Zone) currently have
detached or lower density one or two storey town housing on
23

Evidence (Primary). Benjamin Ross. Topic 051 Paragraph 18.c-d and Paragraph 19. Pages 8-9
Evidence (Primary). Benjamin Ross. Topic 051 Paragraph 53-55. Pages 45-46
25
Evidence (Primary). Benjamin Ross Topics 059, 060, 062, 063. Paragraphs 23-26. Pages 10-11
24

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 22

them with moderate sizes yards either front or back. The
RSMD usually flanks main thoroughfares served by buses
with at least 30 minute frequencies all day. The longest
distance between a RSMD Zone and a large sized business
zone is 1.5km or easy cycling distance
iii. The areas zoned Residential Classic Medium Density Zone
(or Mixed Housing Urban) currently have detached or lower
density one or two storey town housing on them with
moderate sizes yards either front or back. The RCMD is
usually found behind the RSMD that are flanking main
thoroughfares. The RCMD however, are within 500 metres of
a main thoroughfare containing bus and cycle routes while
being no further than 1.5km from a large scale business
zone. In the case of RCMD in Rata Vine it is there in general
support of Council’s Mixed Housing Urban Zone placement
as noted on page 75 of their evidence for Topic 081f
iv. The Residential Intensive Low Density Zone (or Mixed
Housing Suburban) placements are the same as the Council
position for Manukau – Topic 081f
f. The upzoning of the residential zones in Manukau recognises:
i. Diverse transport links including:
1. State Highways 1 and 20
2. Great South Road, Browns Road, Redoubt Road, Wiri
Station Road, Lambie Drive and Te Irirangi Drive
3. 15 minute all day frequent buses along the Great
South Road and to lesser frequencies proposed for
Druces and Kerrs Road
4. Some cycle lanes
ii. Possible issues with storm water infrastructure to
accommodate increased growth inside upzoned areas and
risk of flooding from Puhinui Stream that runs through the
middle of the Manukau residential areas
iii. Hayman Park as major open green space within Manukau
City Centre and flanking green spaces running along Puhinui
Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 23

Stream through the Manukau residential areas. Other
smaller informal recreation parks such as playgrounds or
small fields are scattered inconsistently through the Manukau
residential area as well
g. The various residential zones (upzoned or not) boundaries are
defensible as they follow either roads or property boundaries similar
to the PUAP existing proposed residential zones. There is also
adequate separation between the residential zones and Wiri heavy
industry zoning to the west (a Light Industry zone the western side
of Druces Road acts as the separator (see Paragraph 27)
h. There is also no spot zoning triggered by the new residential zones
i.

Overlays (either one or more) in effect (and not seeking to be
amended) that would apply over the Manukau residential zones:

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 24

Final Remarks
37. In general I have sought for new reliefs to the Manukau Metropolitan
Centre and residential zones in the Manukau residential area.
38. For the Manukau Metropolitan Centre I have sought relief to upzone
Manukau into the new Super Metropolitan Centre as per my Primary
Evidence to Topic 051
39. I have also sought reliefs to the Residential Zones themselves through
effectively splitting out the existing proposed zones (Single Housing, Mixed
Urban and Suburban, and Terraced Housing and Apartment zones) into
new zones to allow better catering of the specific micro-environments of
urban Auckland26
40. The new proposed Residential Zones focus more on height and lot size
while the overall Residential objectives and policies stay the same from
the existing Proposed Auckland Unitary Plan. That is the new zones
incorporate the respective existing proposed Residential objectives and
policies as mentioned in this document
41. Finally from my Memorandum to The Panel27 for the residential zones:
a. For removal of doubt the subsequent highest height limit that I
have proposed with my new zones that would replace the current
Proposed Auckland Unitary Plan Terraced Housing and Apartment
Zone is the Residential Intensive Medium Density Zone with 32
metres

26
27

Unitary Plan Submission (1606-Benjamin Ross) page 9
th
Memorandum to The Panel. Topics 059-063 – Dated 16 October, 2015. Pages 4-6

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 25

Residential Intensive Medium Density Zone (32m)
Residential Standard Medium Density Zone (24m)

(Super) Metropolitan Centre Zone (core)
With Residential Intensive High Density Zone overlay (60m
+)
(Super) Metropolitan Centre (fringe)
With Residential Standard High Density Zone overlay (48m –
60m)
Figure 9: Example of new proposed zones/zone overlays

b. The above graphic gives a basic example of how the proposed
residential zones would work using a (Super) Metropolitan Centre
as the focal point as you would find in Council’s methodology of
applying residential zones with a Metropolitan Centre as the focal
point. Note I have not included all the proposed residential zones in
figure 9

Benjamin Ross
February 8, 2016

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 26

Appendix
Spatial Extent of the Manukau Super Metropolitan Centre Zone relief

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 27

Spatial extent of Residential rezoning using new zones proposals28

28

Evidence (Primary). Benjamin Ross Topics 059, 060, 062, 063. Paragraphs 17-22. Pages 6-9

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 28

Spatial extent of Residential rezoning using existing PAUP zones:

Benjamin Ross. Primary Evidence. Topic 081f – Rezoning South.

Page 29