Saturday, July 17, 2010

Takapuna Strategic Framework

Among the more visionary and thoughtful planning documents that have been prepared during the current term of the North Shore City Council is its consultation document entitled: "Takapuna Strategic Framework".

Its release and purpose was explained this way by the North Shore Times:

"....POPULATION and employment projections indicate surging growth of about 100,000 residents and 40,000 jobs across North Shore city over the next 30 years. Takapuna is expected to take in 35 percent of this projected growth....

That translates into 6000 new homes for 12,000 new residents and an additional 5000 jobs over that period. Auckland-wide, the population is expected to increase from about 1.4 million to about 2.3 million by 2051.

The Adequacy of Auckland Region's Residential Land report back in 2008 said the North Shore could soon run out of land for housing, including intensive development.

The Takapuna strategic framework discussion document tackles growth and change possibilities over the next 30 years. It examines how they might affect the future make-up, look and feel of buildings, streets and other public spaces. It looks beyond the existing centre and considers the longer term potential for business redevelopment along the Takapuna-Barrys Pt-Smales Farm corridor leading to the central spine of Wairau Valley.

The sequencing of this proposed development will be heavily influenced by whether an additional harbour crossing materialises and whether it includes a northern rail link.

Council officers say the framework will provide a direction for more detailed precinct planning and for the infrastructure and facilities needed to support the wellbeing of local businesses and residents.

The document divides Takapuna into eight precincts – central and beachfront, central west, northern Hurstmere, Upper Shoal Bay, Anzac west, Barrys Pt Rd, Taharoto and lake edge.

They say previous studies on Takapuna have been limited to the commercial and shopping core.
The new draft covers areas up to Northcote Rd in the northwest, the southern edge of Lake Pupuke, Earnoch Ave in the northeast, the beachfront and Lake Rd, Esmonde Rd and the northern motorway.

North Shore mayor Andrew Williams says Takapuna has huge potential in its central business area and wider precincts to further develop into the thriving southern hub of the Shore...."

Among the documents available on the council website that inform this planning document is the: Takapuna Strategic Review research. Not sure why I can't find a link on the website now to the actual Strategic Review document. Feedback was requested, closing 9th July 2010.

When I was a North Shore City Councillor, it was hard to get planning for Takapuna to extend beyond the shopping and beachfront precinct. So Barrys Point was left out, so was half of Anzac Street, Taharoto, links with Wairua Valley, let alone links with Albany and the Auckland CBD. So this document is an expansive breath of fresh air.

I attended a public meeting at Takapuna where James Lundy of Common Ground had been asked to present his urban planning response to issues and challenges that were set out in the Takapuna Strategic Framework document. This was quite a good way to handle a difficult communications problem, though it meant those in the audience were responding to one man's set of ideas, or to the written document itself. Questions outside Mr Lundy's presentation were handled by David Sanders for NSCC. It was an interesting afternoon. And it was apparent that Takapuna residents are only at the start of what should be a long and thorough process. There are no shortcuts.

In my experience of Auckland planning, it has only been Waitakere City Council that has made appropriate efforts at engaging its communities (including residents, shoppers, public service providers, land owners, developers, transport users) through charrette processes in the development of land use plan changes for places like New Lynn. So, hopefully, sudden decisions are not made on the back of this start by North Shore City Council - changes that would preclude other more thoughtful and long term strategic plans.

Questions that were raised by concerned citizens indicated that two major initiatives were in the wings that threatened the integrity of the long term planning process. These are:

- a possible ferry wharf and terminal at Takapuna
- a possible Elite National Yachting Centre fronting Takapuna beach

I understand that the Hon Murray McCully is championing both of these projects in the background, and that significant discussions have occurred with North Shore City Council and other interested parties. Possible Government money is on the table. Partnership discussions are happening in cofidential session. However little information is in the public domain and designs have not reached the stage where necessary resource consents are being sought.

These rumours and partial information set alarm bells going in my head. Shades of Queens Wharf and ARC confidential meetings. So I made a few phone calls, and wrote this letter to the North Shore Times Advertiser:

Dear Editor,

Beware of Ministers bearing gifts!

The Hon Murray McCully has put $10 million on North Shore City Council’s table in a deal to build an elite yachting school on Takapuna’s Beachfront. There’s talk of a joint venture between Council and Government.

This might be a good idea, but should it be built on Takapuna’s precious and limited beachfront reserve land?

What about the public’s enjoyment of Takapuna Beach?

The Auckland Regional Council got into a similar deal with the same Minister to turn Queens Wharf into an industrial cruise ship terminal. A deal which side-lined the public interest.

Look and learn. Beware of Ministers bearing gifts that risk alienation or commercialisation of the public’s hard won harbour and coastal assets.

Joel Cayford (Auckland Regional Councillor)
A National Yacht School or Centre is a good idea. Just like a Cruise Ship Terminal. But where it goes and how it operates is a critical decision - especially if it is on land or space currently set aside as public reserve (which is what Takapuna beachfront land is). I am aware that there are proposals to place this Yacht School partially in the road reserve, and partially underground beneath the existing reserve. But it is an activity that will still occupy public land, public space that has not been set aside for any special activity.

Takapuna beach has been a sort of tragedy of the commons on the North Shore, because so much of the beach frontage has been effectively privatised. Only a narrow public window exists onto the beach, and this needs to be protected from any sort of development.

This is a bit of a ramble, but I want also to address the issue of a Takapuna Ferry service and wharf. Everybody likes ferries and it seems to be a no-brainer that as there is a regular ferry service from Gulf Harbour, why not let it call in at Takapuna (or Mairangi Bay and Browns Bay for that matter), and pick up passengers on the way. These arguments need to be addressed:

- Before the Harbour Bridge was built, these places needed ferry services, because there were few alternative transport options to get to Auckland CBD. That changed when the bridge was built.
- Public attitudes to development on beaches has changed since the days of every beach having a wharf. The public want their East Coast Bays beaches kept free from development and activities which detract from the natural environment and peace and quiet. There will always be some who would like economic development opportunities that come with wharves, but I believe these desires are in the minority.
- Ferry services need to justify their costs. That means that patronage needs to be at a level that justifies the costs of building wharves and landside servicves - including car parking. The Devonport ferry is successful in part because about 300 car parks are within a short walk of the ferry. That is not the case at Takapuna. Parking space is at a premium, and much of it is valued by recreational boaties. A Takapuna ferry service would not be economic, and car parking would be insufficient.
- Significant investment has already occurred for Takapuna public transport services, especially to the Auckland CBD. These include the Busway, Takapuna Bus Station and buslanes, and Akoranga bus station. These services provide a 20 minute service between Takapuna and Auckland at nominal cost. Ferry from Takapuna to Auckland CBD would take about 30 minutes (takes 12 minutes from Devonport), and cost more than a bus trip.

I will further investigate the Takapuna Strategic Framework process. And report further here. Key has to be turning Hurstmere Road inside out, using Council land holdings between it and the beach, so that Takapuna stops facing away from its beautiful beach and Rangitoto. Then its design potential will start to be realised. But this transformation will be frustrated if development is allowed with further blocks public access and sight of the beach, and if activities are permitted which detract from public use of the beach.

No comments:

Saturday, July 17, 2010

Takapuna Strategic Framework

Among the more visionary and thoughtful planning documents that have been prepared during the current term of the North Shore City Council is its consultation document entitled: "Takapuna Strategic Framework".

Its release and purpose was explained this way by the North Shore Times:

"....POPULATION and employment projections indicate surging growth of about 100,000 residents and 40,000 jobs across North Shore city over the next 30 years. Takapuna is expected to take in 35 percent of this projected growth....

That translates into 6000 new homes for 12,000 new residents and an additional 5000 jobs over that period. Auckland-wide, the population is expected to increase from about 1.4 million to about 2.3 million by 2051.

The Adequacy of Auckland Region's Residential Land report back in 2008 said the North Shore could soon run out of land for housing, including intensive development.

The Takapuna strategic framework discussion document tackles growth and change possibilities over the next 30 years. It examines how they might affect the future make-up, look and feel of buildings, streets and other public spaces. It looks beyond the existing centre and considers the longer term potential for business redevelopment along the Takapuna-Barrys Pt-Smales Farm corridor leading to the central spine of Wairau Valley.

The sequencing of this proposed development will be heavily influenced by whether an additional harbour crossing materialises and whether it includes a northern rail link.

Council officers say the framework will provide a direction for more detailed precinct planning and for the infrastructure and facilities needed to support the wellbeing of local businesses and residents.

The document divides Takapuna into eight precincts – central and beachfront, central west, northern Hurstmere, Upper Shoal Bay, Anzac west, Barrys Pt Rd, Taharoto and lake edge.

They say previous studies on Takapuna have been limited to the commercial and shopping core.
The new draft covers areas up to Northcote Rd in the northwest, the southern edge of Lake Pupuke, Earnoch Ave in the northeast, the beachfront and Lake Rd, Esmonde Rd and the northern motorway.

North Shore mayor Andrew Williams says Takapuna has huge potential in its central business area and wider precincts to further develop into the thriving southern hub of the Shore...."

Among the documents available on the council website that inform this planning document is the: Takapuna Strategic Review research. Not sure why I can't find a link on the website now to the actual Strategic Review document. Feedback was requested, closing 9th July 2010.

When I was a North Shore City Councillor, it was hard to get planning for Takapuna to extend beyond the shopping and beachfront precinct. So Barrys Point was left out, so was half of Anzac Street, Taharoto, links with Wairua Valley, let alone links with Albany and the Auckland CBD. So this document is an expansive breath of fresh air.

I attended a public meeting at Takapuna where James Lundy of Common Ground had been asked to present his urban planning response to issues and challenges that were set out in the Takapuna Strategic Framework document. This was quite a good way to handle a difficult communications problem, though it meant those in the audience were responding to one man's set of ideas, or to the written document itself. Questions outside Mr Lundy's presentation were handled by David Sanders for NSCC. It was an interesting afternoon. And it was apparent that Takapuna residents are only at the start of what should be a long and thorough process. There are no shortcuts.

In my experience of Auckland planning, it has only been Waitakere City Council that has made appropriate efforts at engaging its communities (including residents, shoppers, public service providers, land owners, developers, transport users) through charrette processes in the development of land use plan changes for places like New Lynn. So, hopefully, sudden decisions are not made on the back of this start by North Shore City Council - changes that would preclude other more thoughtful and long term strategic plans.

Questions that were raised by concerned citizens indicated that two major initiatives were in the wings that threatened the integrity of the long term planning process. These are:

- a possible ferry wharf and terminal at Takapuna
- a possible Elite National Yachting Centre fronting Takapuna beach

I understand that the Hon Murray McCully is championing both of these projects in the background, and that significant discussions have occurred with North Shore City Council and other interested parties. Possible Government money is on the table. Partnership discussions are happening in cofidential session. However little information is in the public domain and designs have not reached the stage where necessary resource consents are being sought.

These rumours and partial information set alarm bells going in my head. Shades of Queens Wharf and ARC confidential meetings. So I made a few phone calls, and wrote this letter to the North Shore Times Advertiser:

Dear Editor,

Beware of Ministers bearing gifts!

The Hon Murray McCully has put $10 million on North Shore City Council’s table in a deal to build an elite yachting school on Takapuna’s Beachfront. There’s talk of a joint venture between Council and Government.

This might be a good idea, but should it be built on Takapuna’s precious and limited beachfront reserve land?

What about the public’s enjoyment of Takapuna Beach?

The Auckland Regional Council got into a similar deal with the same Minister to turn Queens Wharf into an industrial cruise ship terminal. A deal which side-lined the public interest.

Look and learn. Beware of Ministers bearing gifts that risk alienation or commercialisation of the public’s hard won harbour and coastal assets.

Joel Cayford (Auckland Regional Councillor)
A National Yacht School or Centre is a good idea. Just like a Cruise Ship Terminal. But where it goes and how it operates is a critical decision - especially if it is on land or space currently set aside as public reserve (which is what Takapuna beachfront land is). I am aware that there are proposals to place this Yacht School partially in the road reserve, and partially underground beneath the existing reserve. But it is an activity that will still occupy public land, public space that has not been set aside for any special activity.

Takapuna beach has been a sort of tragedy of the commons on the North Shore, because so much of the beach frontage has been effectively privatised. Only a narrow public window exists onto the beach, and this needs to be protected from any sort of development.

This is a bit of a ramble, but I want also to address the issue of a Takapuna Ferry service and wharf. Everybody likes ferries and it seems to be a no-brainer that as there is a regular ferry service from Gulf Harbour, why not let it call in at Takapuna (or Mairangi Bay and Browns Bay for that matter), and pick up passengers on the way. These arguments need to be addressed:

- Before the Harbour Bridge was built, these places needed ferry services, because there were few alternative transport options to get to Auckland CBD. That changed when the bridge was built.
- Public attitudes to development on beaches has changed since the days of every beach having a wharf. The public want their East Coast Bays beaches kept free from development and activities which detract from the natural environment and peace and quiet. There will always be some who would like economic development opportunities that come with wharves, but I believe these desires are in the minority.
- Ferry services need to justify their costs. That means that patronage needs to be at a level that justifies the costs of building wharves and landside servicves - including car parking. The Devonport ferry is successful in part because about 300 car parks are within a short walk of the ferry. That is not the case at Takapuna. Parking space is at a premium, and much of it is valued by recreational boaties. A Takapuna ferry service would not be economic, and car parking would be insufficient.
- Significant investment has already occurred for Takapuna public transport services, especially to the Auckland CBD. These include the Busway, Takapuna Bus Station and buslanes, and Akoranga bus station. These services provide a 20 minute service between Takapuna and Auckland at nominal cost. Ferry from Takapuna to Auckland CBD would take about 30 minutes (takes 12 minutes from Devonport), and cost more than a bus trip.

I will further investigate the Takapuna Strategic Framework process. And report further here. Key has to be turning Hurstmere Road inside out, using Council land holdings between it and the beach, so that Takapuna stops facing away from its beautiful beach and Rangitoto. Then its design potential will start to be realised. But this transformation will be frustrated if development is allowed with further blocks public access and sight of the beach, and if activities are permitted which detract from public use of the beach.

No comments: