• Wellsford has rela,vely low areas of Hillshade • Pakiri has rela,vely high areas of Hillshade
• Access in and out of Wellsford are the main high way and the railway line (not in use) • One main road connec,ng Pakiri to Wellsford
• Areas of water collec,on shows a large area around Wellsford • Smaller area around Pakiri
• Rela,vely low slope • Pakiri surrounded by high slopes
• Na,ve vegeta,on not suitable for development, mostly farmland • Areas along streams have risk of geDng flooded
• Wellsford has more diverse landuse compare to Pakiri.
• Excluded areas that are higher than 15, na,ve vegeta,on and 100m buffer around, and 25m along each side of the streams.
• Most land around Wellsford and Pakiri is produc,ve. • Coastal land in the Northeast of Pakiri is not produc,ve
• Wellsford is mainly surrounded by farmland which suitable to build on compared to Pakiri.
• Grey areas are not suitable for development.
What is Sustainable & Resilience?
Sustainable = Efficiency Resilience = Sufficiency
What does it mean to be sustainable and resilience?
Challenges and Issues In Wellsford?
How Can We Help Wellsford via Design?
Design  Proposal
Housing
Unity  Campus
Nursery
Hybrid ConfiguraHon
Design  Proposal
Demographics
James Currey Sam Hendrikse Sarah Rigden Ryan van der Westhuizen
Wellsford and Cape Rodney Unit Areas The following graphical and pictorial data defines the demographical circumstances of the Wellsford and Pakiri areas in comparison with Auckland. Census data collected by Statisctics New Zealand is used from the years 2001, 2006, and 2013. This allows trends to become visible. Statistics New Zealand defines area units which classifies towns, regions, and cities into a zone for data collection. The Rodney area is divided into many units. In this data we focus on the units of (as shown on the following map): Wellsford
Wellsford & Cape Rodney
Cape Rodney
The data we have gathered shows the current state of Wellsford and surrounding regions. It also shows how it compares with Auckland. From this data we are able to predict how the demographics will pan out if Wellsford remains in the state it is. However, if we were able to propose the future demographics, Wellsford and it’s surrounds would have the opportunity to become a successfull satellite town for a linear Auckland region.
Surrounding Towns Furthemore to the data collected for Wellsford and Cape Rodney, information has been collected for towns in the region that may have succumb to the sprawl of Auckland. This information is important as it shows how the demographics changed as a result of the sprawl. This information could be useful in showing how Wellsford may change if sprawl were to advance on the area. The area units that incorporate these towns are (also shown on the following map): Warkworth
Matakana
Leigh
Mangawhai
Kaiwaka
Mangwhai Kaiwaka
Demographics
Cape Rodney Pakiri
Leigh
Wellsford
Matakana
Warkworth
3
Population Wellsford population
59.3
Cape Rodney population
Wellsford population 23% aged 15 or under 19% aged 65+
5.2 0.9 23.1
2.9 2.8 14.6
2,928
European
24.0 17.3 10.7
Data not avaliable 2,673
2001 2006 2013
Wellsford Cape Rodney Auckland
80.2 89.3
1,698 1,671 1,740
2001 2006 2013
Cultural Diversity (%)
Maori
Asian
Pacific
Cape Rodney population 23% aged 15 or under 14% aged 65+
Education & Work School decile rating and roll count
Living Way Christian School
349
3
Rodney College
357
Wellsford School
83.2
74.5
66.1
Formal qualifications
6
Tauhoa School
4
16
Wellsford
Pakiri School
28% Managers 16% Labourers 13% Professionals
% of unemployment Wellsford Cape Rodney Auckland
8.4 5.5 8.1 Wellsford
Cape Rodney
Cape Rodney
Deprivation index
Auckland
% earning over $50,000 annually
14.8 21.3 29.2 24.7
11.6
5.6
Wellsford
NCEA level 2
40
Tertiary degree or higher
Cape Rodney
Auckland
Demographics
4
Wellsford
23
Technicians & Trades 17% Labourers 17% Managers 16%
Cape Rodney
6
Most common occupations
8 9 6 4
2006
2013
Median annual income $
20,700 27,100 29,600
Wellsford
Cape Rodney
Auckland
5
Housing & Business
Cape Rodney
Wellsford
Dwelling occupation
Household composition
60
669
3
Unoccupied
Occupied
Construction
189
1080
6
Wellsford Cape Rodney Auckland
Average # people per household
2.5 2.7 3.0 Wellsford
Cape Rodney
Auckland
Single occupant
Single family
Religion in Wellsford
243
business locations in Wellsford
603
business locations in Cape Rodney
47% 45% 5% 3%
No religion Christian Maori Christian Other
Other
Transportation Access to vehicles
65%
20%
0%
1%
14%
68%
20%
6%
1%
5%
Commuting patterns # of people
No vehicle access 1 vehicle 2 vehicles 3+ vehicles
34%
Cape Rodney
567
636
564
Kaiwaka
Cape Rodney South
219
261
255
Wellsford
Commute out of the area
Commute in to the area
47%
Commuting destinations
Wellsford Cape Rodney
Live and work in the area
9% 10%
Demographics
Cape Rodney Wellsford
Transportation to work
Rehia Oneriri Tauhoa Puhoi
Warkworth
North Harbour East
Wellsford
Mangawhai Heads Mangawhai
Cape Rodney
Rehia Oneriri
Cape Rodney South Warkworth Matakana
Tauhoa Puhoi Auckland Central East
Snells Beach North Orewa Harbour East
7
Population
2013
Population aged 65+ European
Maori
Asian
5.9
9.9
Population aged 15 or under
3.1
20%
4.0
20%
56%
24%
3.2
54%
26%
2006 2013
9.3
Warkworth
80.0
2006
Cultural Diversity (%)
87.4
3,909
3,270
2,862
2001 2006 2013
Pacific
Most common occupations
17% Managers 17% Professionals 15% Technician &Trades
Managers 18% Professionals 17% Technician &Trades 21%
3.4 5.5 2006
2013
2013 2006
n/a Unoccupied
1584
1332 Occupied
2006
% earning over $50,000 annually
15.2 29.2
6 6 2006
2013
2013
Deprivation index
2006
2013
2013
Commuting patterns # of people
Dwelling occupation 147
22,800 26,100
24
n/a Construction
Commute out of Warkworth
Commute in to Warkworth
2006 2013
759
Live and work in Warkworth
Demographics
2006
% of unemployment
Median annual income $
768 405 636 1,761 2,028
9
Population
2013
Population aged 65+
8.0
Population aged 15 or under European
Maori
Asian
2.1
26%
0.0
58%
8.5
29%
2.3
61%
16%
10.6
10%
2006 2013
89.4
289
252
2006
Cultural Diversity (%)
75.0
Matakana
201
2001 2006 2013
Pacific
Most common occupations
Median annual income $
24% Professionals 22% Managers 15% Clerical & Admin 2013
28,000 31,500 2006
2013
% earning over $50,000 annually
24.0 27.9 2006
n/a 2.3 2006
2013
Deprivation index
6
n/a 2006
2013
Commuting patterns # of people Live and work in Matakana
2013
Dwelling occupation 9 Unoccupied
117 Occupied
0 Construction
Demographics
% of unemployment
2013
Commute out of Matakana
Commute in to Matakana
2006 2013
30 51 72 63 126
249
11
Population
441
390
2013
17.7
Population aged 15 or under Population aged 65+ European
Maori
Asian
3.3
15%
4.0
65%
1.6
21%
3.2
61%
20%
17.5
18%
2006 2013
88.9
2006
Cultural Diversity (%)
79.8
Leigh
357
2001 2006 2013
Pacific
Most common occupations
22% Professionals 18% Technicians & Trades 18% Labourers
Professionals 20% Technicians & Trades 17% Managers 16% % of unemployment
2006
2006
2013 2006
n/a Unoccupied
183
168 Occupied
12.1 20.2 2006
2013
2013
Commuting patterns # of people
Dwelling occupation 117
2013
% earning over $50,000 annually
7 6
2013
2006
2013
Deprivation index
4.8 6.1
25,700 24,300
0
n/a Construction
Live and work in Leigh
2006 2013
42 48 93
Commute out of Leigh
Commute in to Leigh
Demographics
2006
Median annual income $
105 43 39
13
1,329
2013
18%
25% 18%
European
Maori
Asian
1.6
2.0
Population aged 65+
7.8
Population aged 15 or under
1.4
57%
1.6
22%
2006 2013
9.9
60%
94.4
2006
Cultural Diversity (%)
87.9
Mangawhai
813
2001 2006 2013
630
Population
Pacific
24% Managers 18% Professionals 14% Technician &Trades
Technician & Trades 24% Managers 23% Professionals 11% 2006
2013
2006
2013
2013 2006
n/a Unoccupied
351 Occupied
2013
% earning over $50,000 annually
12.4 18.3 2006
2013
2013
Commuting patterns # of people
Dwelling occupation 579
2006
6 7
3.4 7.0 315
19,700 21,900
Deprivation index
% of unemployment
2006
Median annual income $
0
n/a Construction
150
Live and work in Mangawhai
Commute out of Mangawhai
Commute in to Mangawhai
225
Demographics
Most common occupations
2006 2013
132 228 114 192
15
Population
2013
12% 23%
European
Maori
Asian
2.1
2.9
Population aged 65+
0.6
Population aged 15 or under
3.7
65%
30.8
30%
34.6
10% 60%
2006 2013
72.9
579
537
2006
Cultural Diversity (%) 74.4
Kaiwaka
537
2001 2006 2013
Pacific
Most common occupations
19% Managers 18% Technicians & Trades 16% Labourers
Labourers 26% Managers 18% Technician & Trades 16%
6.1 9.6 2006
2013
% earning over $50,000 annually
13.0 17.1
8 9 2006
2013 2006
n/a Unoccupied
189 Occupied
2013
2013
2006
2013
2013
Commuting patterns # of people Live and work in Kaiwaka
213
2006
Deprivation index
Dwelling occupation
33
20,700 21,500
0
n/a Construction
Commute out of Kaiwaka
Commute in to Kaiwaka
Demographics
2006
% of unemployment
Median annual income $
2006 2013
84 87 93 129 120 105
17
Demographical Summary
Summary
As shown on the following map, we have summarised the key demographics of the Wellsford / Cape Rodney and surrounding areas. The focal points are that the eastern coastal areas show a more attractive environment. They are developing quite quickly in terms of population and housing. Their population growth includes a wider range of cultures and industries hence bringing in more work types and therefore more money to the areas. Cape Rodney area unit follows this pattern but on a much smaller scale, whereas Wellsford hardly has any growth and all industry and socio-economic values have remained much the same as they have always been. The influence that Auckland has had on settlements, such as Warkworth and Matakana, is indicative of the kind of growth that Wellsford can expect. A clear rise in population is paralleled with a change in demographics such as a more skilled workforce. More coastal areas, such as Leigh and Mangawhai, show growth in an elder population (that have moved out of Auckland) and an increase or large number of unoccupied holiday dwellings.
Increasing population
Mangwhai
Increasing housing
$
Higher income earners
Kaiwaka
$
Demographics
Cape Rodney Pakiri
Leigh
Wellsford
Matakana
$
Warkworth
$
19
Future Proposition We are proposing that Wellsford will be the next satellite town, relieving Auckland’s housing problems while creating a self sustaining town that will provide better a better socio-economic environment for its inhabitants. This will improve such items as education and work and therefore will assist people’s financial well being.
Proposal
If we were able to propose the demographics of the future Wellsford it would be similar to the following. Firstly the population will increase. There will be more culture, and potentially more residents from overseas, which will have a positive socioeconomic influence on the region. “Wealthier” occupations will be introduced into the region with this wider collection of people, providing greater financial benefits for income earners in Wellsford. Overall the deprivation index of Wellsford will decrease making the town an attractive and preferred region to live in. As the resident population grows the number of holiday homes will also grow (tending towards the coastal Pakiri town), providing more industry to the area.
Increasing population
Mangwhai
Increasing housing
$
Higher income earners
Kaiwaka
Demographics
Cape Rodney Pakiri
$ Leigh
Wellsford
Matakana
Warkworth
21
References Statistics New Zealand. (2015). 2013 Cenus. Retrieved from: http://www.stats.govt.nz/ Census/2013-census.aspx
Statistics New Zealand. (2001). 2001 Cenus. Retrieved from: http://www.stats.govt.nz/ Census/2001-census-data.aspx Statistics New Zealand. (2016). Commuter View. Retrieved from: http://www.stats. govt.nz/datavisualisation/commuterview/index.html
Demographics
Statistics New Zealand. (2006). 2006 Cenus. Retrieved from: http://www.stats.govt.nz/ Census/2006CensusHomePage.aspx
Statistics New Zealand. (2016). NZ.Stat. Retrieved from: http://nzdotstat.stats.govt.nz/ wbos/Index.aspx University of Otago. (2016). Socioeconomic Deprivation Indexes. Retrieved from: http://www.otago.ac.nz/wellington/departments/publichealth/research/hirp/ otago020194.html
23
Urban Model
Group 7 Leanne Bowater Tuhiena Bhaumik Jinal Shastri Ziyue Zhang(Jason)
Introduction
Urban model is the arrangement of land use in urban areas. Sociologists, economists, and geographers have developed several models, explaining where different types of people and businesses tend to exist within the urban setting. Urban model can also refer to the urban spatial structure, which concerns the arrangement of public and private space in cities and the degree of connectivity and accessibility. And in this research, our group will focus on New Urbanism and Tods to talk about this.
Suburban
•
• •
Section Title
Urban
Urban model is based on the idea that land values are highest in the centre of a town or city. This is because competition is high in the central parts of the settlement. This leads to high-rise, high-density buildings being found near the Central Business District (CBD), with low-density, sparse developments on the edge of the town or city. A city grows outward from a central point in a series of rings. The innermost ring represents the central business district. It is surrounded by a second ring, the zone of transition, which contains industry and poorer-quality housing. The third ring contains housing for the workingclass and is called the zone of independent workers’ homes. The fourth ring has newer and larger houses usually occupied by the middleclass. This ring is called the zone of better residences. The outermost ring is called the commuter’s zone. This zone represents people who choose to live in residential suburbs and take a daily commute into the CBD to work.
3
Main article: Multiple nuclei model Geographers D. Patel and E. L. Ullman developed the multiple nuclei model in 1945. According to this model, a city contains more than one center around which activities revolve. Some activities are attracted to particular nodes while others try to avoid them. For example, a university node may attract well-educated residents, pizzerias, and bookstores, whereas an airport may attract hotels and warehouses. Other businesses may also form clusters, sometimes known locally as Iron Triangles for automobike repair or red light districts for prostitution, or arts districts. Incompatible activities will avoid clustering in the same area, explaining why heavy industry and high-income housing rarely exist in the same neighbourhood.
Urban model suggests is that cities are made up of small "realms" which are self-sufficient urban areas with independent focal points. The nature of these realms is examined through the lens of five criteria: The topological terrain of the area, including water barriers and mountains. The size of the metropolis as a whole. The amount and strength of the economic activity taking place within each of the realms. The accessibility internally of each realm in regards to its major economic function. The inter-accessibility across the individual suburban realms.
New Urbanism New Urbanism creates walkable, environment friendly neighbourhoods. These communities promote a self-sustainable living with most necessities close by in the area and ranges from all sorts of energy efficient homes. Apartments and terraces; two job types being created by the communities. The principals of urbanism are: walkability; most places you need are a 10-15 minute walk from home or work, the design is done in a more pedestrian friendly way and in special cases even no cars at all down some roads. Connectivity; easy walking interconnected street grids with a hierarchy of narrow streets, boulevards and alleyways. Mixed Housing; more affordable housing. Mixed use and diversity; having a mixture of shops, offices and different homes with a diversity of people living in the areas. Quality Architecture; emphasis on aesthetics and human comfort creating a sense of place with beautiful surroundings. Traditional Neighbourhood Structure; public space in the centre, importance of quality, public realm and discernable centre and edge. Increased Density; having more residential and retail shops closer together so everything is at a walkable distance. Green Transportation; having public transport of high quality e.g. trains connecting to the neighbouring cities and towns. Sustainability; energy efficient homes, more local produce e.g. farmer markets for the community, using less fuel, as these communities are based on being pedestrian friendly and walkable.
The benefits of new urbanism for the residents living there are that because everything is in such close proximity, they will be able to save time on commuting. The residents will also have a healthier life style due to having to walk everywhere. The benefits for the businesses is that due to more foot, more profits from spending less on advertising on large signs and an economic scale of marketing. The benefits to developers are more income potential from higher density mixed used projects and faster approvals in communities with lower cost of running building due to the new urbanist design.
Section Title
Quality of life; living in a space designed to better your home and community.
An obstacle with new urbanistic designing is making sure you don’t zone incorrectly. Current codes don’t allow for new urbanism designs to be developed, but do allow sprawl. Adapting TND (Traditional Neighbourhood Developments) and a system of smart codes allows for new urbanism to be built without having to fix old codes.
5
3PBET XBMLJOH QBUIT
7JMMBHF
4VOEFSMBOE "
4VOEFSMBOE $
#VDLMFZ #
3FUJSFNFOU 7JMMBHF
$BUBMJOB 1SFDJODU
#VDLMFZ "
4VOEFSMBOE #
(Hobsonville Land Company Limited, 2016)
Hobsonville Point
Hobsonville Point has a vision to build a high quality urban development which will be very environmentally and pedestrian friendly fit for a diverse community. Hobsonville is separated by precincts. Each precinct identifies locations for houses, schooling, retail, offices and recreational space for the area. Sustainability is a big part of this neighbourhood. 25% cheaper running costs for the houses, 28% lower power usage and 30% lower water use. The houses range from a list of small changes to make the houses more efficient e.g. making sure the houses are facing the sun, water efficient showers, toilets and taps as well as a tank that catches rainwater from the roof to be used in toilets, gardens and laundry.
There will be 4km of coastal path for daily walking, cycling or running and 13 parks and reserves including 11 hectares Bomb Point with 50 mature palm trees. Hobsonville Point is 11km from the CBD Auckland and 25 minutes by ferry. The ferry service runs frequently as do the bus services. With the ferry stop being so close to all the houses, commuting to the CBD is not far for the extra people that might find jobs in the CBD instead.
Section Title
The overall area of Hobsonville Point is 167 Hectares. There will be 3000 homes ranging from ‘Lock and Leave’ apartments to waterfront mansions, 30 heritage buildings and with this in mind they are expecting 8000 will call Hobsonville Point their home. (Hobsonville Point, N/A) Homes from $825000, apartments from $750000 and terraces from $630000.
Hobsonville Point is in close proximity between Albany and Westgate on state highway 18. (Hobsonville Point, 2016)It is easily accessible via the Northern motorway. In Hobsonville there are an array of things to do with the area e.g. farmers market and a few minutes’ drive outside of Hobsonville e.g. Takapuna beach 16 minutes away.
7
'SFF TUBOEJOH IPVTFT
1FEFTUSJBOT
.PSF BòPSEBCMF IPVTJOH OP WJFX PG UIF TFB
*OUFOEFE GPS JOGSBTUSGVDUVSBM CVJMEJOHT IPVTFT
$POUBJOT TFWFSBM CVJMEJOHT JO FBDI CMPDL
3FUBJM XJUI SFTJEFOUJBM BCPWF
-BSHF GSFF TUBOEJOH CVJMEJOHT
(Duany Plater-Zyberk & Company, 2016) (Salden, 2016)
Sea Side.
Seaside Florida is on the Gulf of Mexico about half way between Panama City and Fort Walton Beach in the Florida Panhandle, it is a bit of a mix between a small American town and an English village. It started from a man named Robert Davis that wanted to turn his family’s 80 acres in to a new model for Florida homes. In 1980 the 8 acres were filled with 2000 people. The architectural inspiration was from wanting small wood frame houses with a big porch and since it was a community by the ocean, the houses will have windows that actually open and give good ventilation with the sea breeze. They will have a wide roof that overhangs and provide shade from the harsh sun as well as protection from the summer rains. The architects working on this area started by creating a small town with pedestrian friendly streets and town squares from scratch but probably never would have thought it would later become one of Florida’s main attractions.
The inspiration for new urbanism almost dates back to an era before cars were so common. Since seaside, there have been roughly more than 600 communities created in the United States using the principles of new urbanism. Though most of the residents of seaside are seasonal, it still has a good sense of community about it.
Section Title
The new urbanism idea was the first of its kind in Florida but has definitely inspired other neighborhoods near and far. It emphasizes the concept of a walkable neighborhood with a wide range of houses and commercial uses.
9
MODERNIST urban model: This model came to existence because of the desire to live a more peaceful life outside of the city. People started moving to suburbs with their main job of farming, then selling their crops to city and buy goods from the local merchants.
The change arise with Industrialization. Making the city more livable with the help of faster transportation through trains, allowing people to live relatively close to the city and work inside of it. Dozens of small towns popped up around the city with the introduction of personalized street cars, giving a threat to the city and its inhabitants. Streets started getting clogged with no room to park which lead to the shrinkage of the green spaces.
Modernist architects and planners came up with a solution of combining few city blocks into a super-block by eliminating the streets which once ran through the middle of it and broadening the streets. The housing would be placed in multi-story buildings that would only take up a little part of the site. The rest of the site would be used as park space.
Accordingly, the Modernists’ solution became the most desirable as the house get surrounded by green areas and allow natural air ventilation and flow.
Section Title
CHANDIGARH: Modernist Experiment Architect: LE CORBUSIER Location: the capital of the northern Indian states of Punjab and Haryana. Area: 114 km² Rainfall: 700-1200 mm. Weather: 17°C, Wind N at 16 km/h, 82% Humidity Population: 808,515 (2001)
11
Basic planning concept: ANALOGOUS TO HUMAN BODY Head - the Capitol Complex (place of power) Heart - the City Centre Lungs - the leisure valley, innumerable open spaces and sector greens Intellect - the cultural and educational institutions Circulatory system - the network of roads, the 7Vs Viscera - the Industrial Area
LIVING - the Sectors WORKING AREAS – The Capitol Complex, commercial belts CARE OF BODY AND SPIRIT – Leisure Valley, Lake, parks, green belts, cultural belts and the educational belts CIRCULATION – the 7v network of roads on a modular grid iron pattern
The city plan was conceived as post war ‘GARDEN CITY’ wherein vertical and high rise buildings were ruled out, keeping in view the living habits of the people. Chandigarh was planned as an Administrative Town for a population of 5 lakhs
The City was planned on the principles of modernism urban planning.
Section Title
Built in two phases: Sectors 1 to 30 which formed the First Phase, and Sectors 31 to 47 constituting the Second Phase of its development.
LIVING WORKING MIND, BODY, SPIRIT
Theories defining four major city-functions i.E. Living, working, care of body & spirit, and circulation.
13
ROAD NETWORK OF 7VS WITHIN THE CITY
V1 : fast roads connecting Chandigarh to other towns V2 : arterial road (important institutional and commercial buildings located on them) V3 : fast moving vehicular traffic (Roads between sectors) V4 : Shopping streets cutting through sectors V5 : Circulation roads within sectors V6 : Roads providing access to houses V7 : Foot paths through green belts V8 : Cycle tracks through green spaces
Section Title SECTOR Sector size - 800m x 1200 m (maximum 10 minute walking distance from facilities) Accommodate 3000 to 25000 persons Total 30 sectors in city Bus stop at every 400m Introvert planning with sealing walls along main roads so as not to be disturbed by the fast vehicular traffic outside. Schools along green belts safe for children, dispensaries, shopping, community centres, centrally located in 10 minutes walk and bus stops on main road within walking distance. Parks within 300m Buses were to ply only along v2,v3 and v4 roads. Each sector is surrounded either by a v2 or v3. Each sector was to have only four entry points from v3s no direct entry to houses was permitted from these roads.
Meandering profile of the V4/V5 to enable slow carriageways Comfortable vehicular and pedestrian access right to the doorstep of the house Inter-sectoral connectivity along NS green belts.
On v3 roads parking was provided on the main road. 15
TRANSIT-ORIENTED DEVELOPMENT As major urban centres and metropolitan cities experienced a sudden multiplicity in the urban population due to large-scale influx of migratory rural, suburban and foreign masses, there emerged an urgent need to house the growing populace, create sufficient job opportunities and develop an appropriate spectrum of services and utilities to support them.
Transit-Oriented Development (TOD) was one of the major urban models that emerged as a consequence of the urgent need to contain the haphazard urban and suburban sprawl, resolve the consequential problem of traffic congestion in the urban zones and the need to integrate the highly urbanised segments of the modern city with the suburban housing zones. Additionally, some cities experienced an alarming rise in the pollution levels of urban areas. The TOD urban model aims at developing mixed-use and residential settlements near transit nodes that are designed to promote the use of public transport, are pedestrian-friendly and most distances can be covered by cycling or walking. (Dill, 2006) illustrates that the performance-based definition of the TOD should accomplish five objectives namely:
1.
Location efficiency: Appropriate density of built space, transit efficiency and pedestrian-friendly spaces
2.
Rich mix of choices: diverse use of the land using composed spatially as mixed-use development with offices, retail complexes and residential apartments
3.
Value capture: Enhanced value of a public transport node that becomes the hub of activity
5. Resolution of the tension between node and space: Achieving a balance between the transit station’s role of existing as an access point and the TOD as a neighbourhood with relatively smaller urban and suburban nodal points. TODs are typically characterised by an urban area centred on a multi-transit node with a radius of approximately 400m to 800m (1/4 to 1/2 mile), the distance that reflects an average ten minute walking distance (Dill, 2006). Through public policies, the design of the Transit-Oriented Developments attempt to create a social culture of using affordable public transport as the main mode of transit, instead of driving ((NJDOT), 2009). The transit station becomes the main feature of the city and is landscaped with comfortable seating at transit entrances for the people. Social hubs are created in these spaces for organisation of vibrant cultural activities and community celebrations.
Section Title
4. Place-making: Creating spaces for the people, designing to enrich the existing spatial qualities, make connections between nodes of the city, working with landscape and within the urban and cultural fabric of the place, multi-use spaces and forms, managing investment and designing for change.
The wide pathways focus on pedestrian access and incorporate paths for biking through urban spaces, with well-marked cross-ways, adequate covered cycle parking, lighting and landscape features. Thus, reduced use of private transport decreases the requirement of parking in compact urban areas; reduced congestion on the main streets, traffic patterns are regularised with unhindered movement of public transport (for example the Bus Rapid Transit system) and ultimately, reduced pollution levels within the city centre are achieved. The qualities of the streets improve and consequentially, the value of property rises.
17
(Development, 2007) identifies the following place typologies within a development where TOD nodes are developed: Regional Centre: This is the primary hub of economic and cultural activity with a dense mixed-use built environment catering to the regional markets. This node is serviced by a variety of transit modes and types, with intensification of the area within Âź mile radius of the transit stations. City/ Suburban Centres: Mixed-use developments with lower intensities; this node tends to retain its historic character of buildings and street patterns to a great extent. These are serviced by multiple transit modes and high volume buses. They act as the commuter hubs. Transit Town Centre Urban Neighbourhood: These nodes are primarily developed as residential areas and are well connected to their regional and city centres. They have moderate-to-high densities, and usually feature local-serving retail; Commercial and other employment are often limited to small businesses or historically industrial uses. Transit Neighbourhood Mixed-Use Corridor The nodal stations or the length of the transit corridor are intensified with medium or high rise mixeduse developments, including a variety of residential, commercial, employment, community services, entertainment and/or civic and cultural uses to meet daily needs of the inhabitants of the community, which operate as the main urban zones of the city. These developments have to account for a range of age-groups and incomes to consolidate all segments of the community. Density of developments is higher along the transit routes and urban in character while the suburban developments occur just further from these zones and the industrial buildings are located along the periphery of the community or at the further ends of the transit connections. The densely packed urban form is quite desirable in terms of efficient energy use, as the land surface area of the development is small relative to its large construction volume. Land-use is optimised in such dense high rise mixed-use developments as energy resources, daylight requirements and different sensitivities can be incorporated in a single vertical unit. Alternatively, medium height lower buildings allow for shorter horizontal distances between building facades and thus, the pedestrianized spaces at ground levels can acquire a more intimate social character and can be built in certain urban medium density areas (Sieverts, 2003). In Portland, which is one of the most successful examples of this urban model, three types of TransitOriented Developments were proposed (Peter Calthorpe, 2001) 1.Mixed-Use TODs: High-density developments that were concentrated with activities that create job opportunities, designed in the centre of existing towns which were proposed to be connected via the light rail system. 2.Urban TODs: These were located adjacent to remote transit nodes such as bus, train and metro stations and were of average densities with combined office spaces and housing.
Case Study: Salt Lake Region Development; the region developed as a series of urban and suburban nodes, connected by the Union Pacific Railroad (Cervero, 2004).
3.Neighbourhood TODs: Designed as walk-able mixed-use neighbourhoods located within two miles of a light rail station, conveniently serviced by a feeder bus system.
Section Title Case Study: Curitiba, Brazil Above: Map of Curitiba showing the schematic development of the five main transit routes and the subsequent lateral connecting routes with transit nodes.
Map showing the developmental zones of Curitiba city; Urban regions are concentrated along the main transit route and suburban areas develop from these high density mixed-use zones. The industrial development is concentrated along the periphery of the overall development (International, 2011).
19
MAP OF EXSTING DEVELOPMENT
Section Title
DEVELOPMENT PROPOSAL-1: GREEN CORRIDOR
21
DEVELOPMENT PROPOSAL-2: BY-PASS
Reference (NJDOT), T. N. (2009, February 25). Transit Village Initiative: Transit-Oriented Development. Retrieved March 15, 2016, from State of New Jersey: Department of Transportation : http://www.state.nj.us/transportation/ community/village/tod.shtm 2030-Palette. (2013, July 12). Swatch Profile: Transit-Oriented Development. Retrieved March 12, 2016, from 2030 Palette Blog: http://blog.2030palette.org/swatch-profile-transit-oriented-development/ Cervero, R. A.-H. (2004). Transit-Oriented Development in the United States: Experiences, Challenges, and Prospects (TCRP Report No 102). Washington, DC: Transportation Research Board. Development, R.-C. A.-O. (2007, October 18). Station Area Planning Manual. Dill, J. (2006). Travel and Transit Use at Portland Area: Transit-Oriented Developments (TODs). Seattle: Transportation Northwest (TransNow), Department of Civil Engineering. International, H. (2011). Efficient transportation for successful urban planning in Curitiba, Brazil. United States of America. Marshall, S. (2011). Urban Coding and Planning. London ; New York : Routledge. Peter Calthorpe, W. B. (2001). The Regional City : Planning for the end of sprawl. Washington, DC : Island Press. Philippe Panerai, J. C.-C. (2004). Urban Forms : The death and life of the urban block. Boston : Architectural Press. Sieverts, T. (2003). Cities Without Cities : An interpretation of the Zwischenstadt. New York : Spon Press. Aurbach, L. (N/A). The Town Paper. Retrieved from TND Neighbourhoods: http://www.tndtownpaper.com/neighborhoods.htm AVJennings. (N/A). Hobsonville Point. Retrieved from DISCOVER AUCKLAND’S NEW COASTAL COMMUNITY: http://www.hobsonvillepointliving.co.nz/hobsonville_point
CNU. (2015). What is New Urbanism. Retrieved from What is New Urbanism: https://www.cnu.org/resources/what-new-urbanism Creating Liviable Sustainable Communities. (2016). New Urbanism. Retrieved from Principals Of Urbanism: http://www.newurbanism.org/newurbanism/principles.html Hobsonville Point. (2016). Hobsonville Point. Retrieved from Hobsonville Point: http://www.hobsonvillepoint.co.nz/about
Section Title
CNU. (2015). The Charter of the New Urbanism. Retrieved from The Charter of the New Urbanism: https://www.cnu.org/who-we-are/charter-new-urbanism
Hobsonville Point. (2016). Hobsonville Point - Location. Retrieved from Location: http://www.hobsonvillepoint.co.nz/about/location Hobsonville Point. (2016). Hobsonville Point - Philosophy. Retrieved from Philosophy: http://www.hobsonvillepoint.co.nz/about/philosophy Hobsonville Point. (2016). Hobsonville Point - Precincts. Retrieved from Precincts: http://www.hobsonvillepoint.co.nz/vision/precincts Hobsonville Point. (2016). Hobsonville Point - Sustainability At Home. Retrieved from Sustainability At Home: http://www.hobsonvillepoint.co.nz/vision/living-sustainably Hobsonville Point. (2016). Hobsonville Point - The Point by Numbers. Retrieved from The Point by Numbers: http://www.hobsonvillepoint.co.nz/vision/the-point-by-numbers Hobsonville Point. (N/A). Hobsonville Point. Retrieved from The Living Difference : http://hobsonvillepoint.universal.co.nz/index.php/the-living-difference Michigan Land Use Institute. (2006, April). Michigan Land Use Institute. Retrieved from 10 Principles of New Urbanism: http://www.mlui.org/mlui/news-views/articles-from-1995-to-2012.html?archive_id=678#. Vuj6leJ96Ul Mike Miller. (2016). Seaside Florida. Retrieved from The Definition Of New Urbanism: http://www.florida-backroads-travel.com/seaside-florida.html Samantha Salden. (2008). The Seaside Research Portal. Retrieved from The Seaside Code: The Poster That Started It All: https://seaside.library.nd.edu/essays/the-code Seaside. (N/A). Seaside. Retrieved from A Man a Woman and a Dream: http://www.seasidefl.com/history/community/page/3/ The Smart Communities Network. (1997, November). The Smart Communities Network. Retrieved from Seaside, Florida: http://www.smartcommunities.ncat.org/success/Seaside.shtml Wikipedia, the free encyclopedia. (2016, March). New Urbanism. Retrieved from New Urbanism: https://en.wikipedia.org/wiki/New_Urbanism
23
Master Plan Review - SPA Delhi. (2016, March 14). Retrieved from Master Plan Review - SPA Delhi: http://www.slideshare.net/nosplan/master-plan-review-spa-delhi Wikimapia - Let’s describe the whole world! (2016, March 14). Retrieved from www.wikimapia.org: http://wikimapia.org/#lang=en&lat=30.731507&lon=76.783104&z=12&m=m&show=/object/history/list/?object_ type=1&id=1795187&lng=en&search=chandigarh Avasak, G. (2016, March 13). CHANDIGARH Urban Planning Concepts. Retrieved from www.landlab.files.wordpress.com: https://landlab.files.wordpress.com/2011/04/chandigarh-qt8.pdf Chandigarh. (2016, March 14). Retrieved from www.slideshare.net: http://www.slideshare.net/gridworks2/chandigarh-11952896 Chandigarh Master Plan – 2031. (2016, March 14). Retrieved from www.chandigarh.gov.in: http://chandigarh.gov.in/cmp2031/physical-setting.pdf Chandigarh Master Plans. (2016, March 14). Retrieved from Chandigarh Master Plans, Town, City Development Plans & Zonal Maps: http://www.masterplansindia.com/chandigarh chandigarh.gov.in. (2016, March 14). Retrieved from www.chandigarh.gov.in: http://chandigarh.gov.in/cmp2031/traffic.pdf Chandigarh.gov.in. (2016, March 13). Chandigarh.gov.in. Retrieved from http://chandigarh.gov.in/knowchd_general.htm: http://chandigarh.gov.in/knowchd_general.htm Nagle, B. (2016, March 12). Retrieved from www.blogger.com: https://www.blogger.com/profile/12173055619546410663 Motu Manawa Restoration.(2016). Reteired from http://www.forestandbird.org.nz/what-we-do/projects/motu-manawa
Housing Density Housing Types
Campbell Jones Ben Russell Vishaal Shah Liam Winterton
INTRODUCTION Wellsford is a declining service town, with only 669 occupied residences. Most existing housing in Wellsford is mostly made up of standard sized houses from the 1950’s to the late 70’s era. Recently, there has been some development but not enough to sustain the growth. The balance of housing and nature is relatively high with plenty of green space and farmland surrounding the town, which itself is located upon a ridge.
Through this research, we have developed a number of scenarios which
could possibly reinvigorate the Wellsford/ Pakiri areas using a housing-centric model.
These scenarios vary, using sustainable, community-oriented development to showcase the possibilities of the area to encourage government investment.
Another scenario is introducing a housing Pakiri, on the other hand, is a beachside
location with large open expanses of land that have been earmarked for development. Much confusion and frustration has been expressed over land distribution by local iwi.
manufacturing industry to Wellsoforbd to create job opportunities and economic growth. And Þnally, using the
development in Pakiri to boost Wellsford’s service town persona to create growth, much like Warkworth’s growth servicing Omaha.
STATISTICS Data Sourced From: 2013 New Zealand Census Please refer to reference list for further detail.
473,448 Occupied
Auckland
669 Occupied
Wellsford
20,286 33,360 Unoccupied
1,584 Occupied
5.7 Unoccupied
Warkworth
147
Unoccupied
Occupied
Rodney
1,149 Occupied
Mangawhai
4,185
Unoccupied
1,287 Unoccupied
AFFORDABILITY
$1,750 per sqm
$380,000 Wellsford Median
$700,000 Warkworth Median
$44,937*per ha
$300,000* Wellsford Median
Data Sourced From: 2013 New Zealand Census New Zealand Herald Quotable Value (QV) The Northern Advocate Scoop Independent News Please refer to reference list for further detail.
$600,000* Warkworth Median
$886,539* Rodney Median
Housing
$750,000* Matakana Median
Rodney Rose 2.9% in past 3 months
HOUSE
LAND
Cost per square metre: The current average house cost per m2 in Rodney
is estimated $1,750.00.
Cost per Hectare According to Real Estate and Quotable Value listings, as well as articles on land earmarked for development, the price of a *standard 2ha Lifestyle Sized Section sells for:
Wellsford Median House Cost A standard house (three bedroom, two bathroom)
costs an average of $550,000.
Rodney Median House Cost House: $886,539*
Unit: $613,475
* Up 14% from 2015.
Wellsford: $300,000 Warkworth: $600,000 Matakana: $750,000 Values in Rodney District rose 2.9% over the past three months.
$ 7
CURRENT SITUATION
COOKIE CUTTER Majority of recent residential development in Warkworth and Wellsford can be seen as “CookieCutter” developments. Where standardised ßoor layouts, building materials/methods lack character and sense of place. Most of these houses are pre-designed to meet minimum requirements for regulation. The design of these houses have no appreciation of its context and conform to the western style of living. The mass production of these house designs can create an over expense when it comes to building costs.
DEVELOPMENT TREND
house
house yard
house yard
house yard
This creates competition, not communities.
Current Development Trend
FUTURE HOUSING TYPES house
house
house
yard
yard
house
POSSIBLE HOUSING TYPOLOGIES
yard
House
Apartments
House
House
House
House
House
House
Housing
Garage/ Commercial Space
Terraced Housing
house
house
house
house Garage
Mixed Development ‘Villages’
house
Low Density
house
house
house
Garage
house
yard
house yard
house vegetation
house
house
house vegetation
vegetation 9
FUTURE HOUSING TYPES
MEDIUM DENSITY TERRACED & MIXED Terraced Housing according to the Auckland Design Manual, is housing which shares walls with their neighbours, or is separated by a garage or with integrated garaged accessed from the front or the back of the building. Terraced houses are typically one to four storeys, and have the capability to be converted into individual ßats. They also feature a garden courtyard in the back and/or a green patio in the front near the entrance.
Mixed Medium Density housing provides a mixture of terraced housing with standalone houses in close proximity. Close proximity housing as seen in
Hobsonville can provide the effect of terraced housing, with the notion of knowing that its an individual building. The close proximity between housing types allows for a varied community atmosphere.
Why is this good for Wellsford/Pakiri?
This housing typology is beneÞcial for Wellsford in particular, as the combination of quick construction methods and cheap land accounts for more affordable housing. This may also be a good alternative to the proposed low density large houses proposed in the Pakiri Development, as it gives affordability options making the development more desirable for a wider audience.
Hobsonville house
house
house Garage
house
Garage
house
Breathe Village Christchurch
Housing
South Chase Housing - Essex Alison Brooks Architects
Provides variation to meet the needs of a broader audience
house
house
house yard
house
house yard 11
FUTURE HOUSING TYPES
LOW DENSITY STANDALONE Low Density Standalone housing according to the Auckland Design Manual - New buildings work best if they integrate well with surroundings, and help protect the built & natural environments around them. Therefore any new buildings should be designed to suite the characteristics of the speciĂžc site. The site design is critical to the success of the house. Too often this process is overlooked, or carried out separately from the design of the building.
Work with the site
house
house vegetation
house
house vegetation
house vegetation
FUTURE HOUSING TYPES
APARTMENT BUILDING Apartment Buildings is a housing typology with much denser living. Characteristics of these buildings generally work with a copied ßoor layout copied multiple times vertically. These buildings provide a good solution to people who are inclined to live towards a town/city centre and would not require the maintenance time of a standard house.
Why is this good for Wellsford/Pakiri?
Housing
Since Wellsford is a small community, having apartments will have a central community feel that private homes cant provide.
House House
House
House
House
House
House
Garage/Commercial Space
Wynyard Central “Pavilion” Apartments 13
CASE STUDY Hobsonville Point Auckland Data Sourced From: Hobsonville Point Website Axis Series Homes Please refer to reference list for further detail.
future
CASE STUDY Hobsonville Point Auckland
HOUSE
$825,000*
APARTMENTS
$750,000
TERRACES
$650,000
Housing
Data Sourced From: Hobsonville Point Website Axis Series Homes Please refer to reference list for further detail.
SOCIAL
ECONOMIC Hobsonville Point has been designed to be an easy place to get to work from. The community is served by two motorways, a ferry into the city, and a regular bus service to nearby regional centres and beyond. There will also be local employment opportunities associated with the schools, shops and hospitality providers such as cafes and restaurants. We anticipate there will eventually be around 2,000 jobs here (not including construction related jobs).
Running a business from home is made easier with a number of homes designed to include ßexible workspaces on the ground ßoor with direct access to the street. All homes and business will have high-speed broadband connections.
ENVIRONMENTAL Hobsonville Point is blessed with a beautiful natural environment. Protecting and maintaining it is a key focus of the Hobsonville Land Company. We do this in three main ways:
1. Through maintaining and enhancing the existing natural habitat. 2. Through environmentally aware urban design practices and construction processes. 3. Through designing and building sustainable homes that are lower in energy and water use.
What makes a place great to live in? The greatest beneÞt of Hobsonville Point being government led and planned from scratch is that we’ve had the chance to think long and hard about this question. We’ve studied the best research from around the world and planned a township that puts its residents’ wellbeing and sense of belonging Þrst.
Support for healthy and active lifestyles, meeting the needs of both young and old, and homes catering for all 'ages and stages' are features of Hobsonville Point. Neighbourhoods are designed to be easy and safe to walk or cycle around and have been planned and built to promote community interaction. That means it's easy to get to know your neighbours and other members of the community, which is important because we know from research we're happier and safer that way.
15
FUTURE TECHNOLOGIES
Heat Recovery Ventilation EfÞciency Water storage Natural Ventilation Stormwater storage Reducing need for Grey water Recycling mechanical venting Local Water Sources
VENTILATION
future
WATER RETENTION
Orientation Site Selection Design Choices Solar Gain Heat Storage Heat Transfer Insulation
PASSIVE DESIGN
Solar Hot Water Solar Power Thermal Mass
Solar Cells Wind Turbines Biofuels Thermal Energy Solar Thermal Collectors Seasonal Thermal Energy Store Microhydro Microgeneration ‘Energy Harvest vs. Energy Generation’
SOLAR
ENERGY
CONSTRUCTION METHODS
MATERIALS
WASTE REDUCTION
Prefabrication ‘Sustainable Alternatives’ Reducing Waste
Locally Sourced Renewable No VOC/Treatments Sustainable
Composting Toilets Septic Tanks Compost Wormfarms?
H
Housing Density Housing Types
FUTURE Sustainable Housing
Heat Recovery Ventilation EfÞciency Water storage Natural Ventilation Stormwater storage Reducing need for Grey water Recycling mechanical venting Local Water Sources
About Sustainable Housing Sustainable Means The word “sustainable” means homes that are designed to reduce the overall environmental impact during and after construction in such a way that we can meet the needs of the present without compromising the ability of future generations to meet their own needs. We accomplish this by:
Efficiently using energy, water, land and other resources
Protecting occupant health
Reducing greenhouse gases, pollution, waste and environmental degradation
VENTILATION
WATER RETENTION
Sustainable Housing “A sustainable house is one that uses energy and material more effectively both in production and operation while polluting and damaging natural systems as little as possible.”
(Green Building and Sustainability, John Straube, p.6)
future
Sustainable Development “Sustainable development is development which meets the needs of the present without compromising the ability of future generations to meet their own needs.”
(United Nations Bruntland Commission Report)
Orientation Site Selection Design Choices Solar Gain Heat Storage Heat Transfer Insulation
PASSIVE DESIGN
Solar Hot Water Solar Power Thermal Mass
Solar Cells Wind Turbines Biofuels Thermal Energy Solar Thermal Collectors Seasonal Thermal Energy Store Microhydro Microgeneration ‘Energy Harvest vs. Energy Generation’
Sustainability; the facilitation of a healthy environment to beneÞt the prosperity of the human race.
SOLAR
Net Zero Energy Home
“A net-zero energy home is capable of producing, at CONSTRUCTION MATERIALS minimum, an annualMETHODS output of renewable energy that is equal to the total amount of its annual consumed/purchased energy from energy utilities.” (The Net-Zero Energy Home (NZEH) Coalition, 2010)
Prefabrication Energy Efficient HousingLocally Sourced
‘Sustainable Renewable “An energy-efficient home retains the best quality living environment for itsAlternatives’ occupants living while minimizing the No VOC/Treatments consumption and waste of energy.” Reducing Waste Sustainable (Dennis Crook, 2006)
ENERGY
Housing
FUTURE TECHNOLOGIES
WASTE REDUCTION
Composting Toilets Septic Tanks Compost Wormfarms?
Liam Vishaal Ben Campbell
17
Affordable housing Planning for Affordable Housing Objective: When possible, support the development of affordable housing in our communities through the planning process. Recommendation: 1. During the OfÞcial Plan review, local zoning review, secondary plan review and site plan pre-consultation processes, consider opportunities to support the incorporation of affordable housing early in the development planning process. 2. Negotiate development expenditures to support nearby public physical activity facilities that would beneÞt residents. Site Selection for affordable housing Objective: Provide housing in a community where residents can meet their daily needs for living over a lifetime. Recommendation: 1. When possible, locate affordable housing where convenient and accessible access to a variety of local services and daily amenities is available, such as: employment, health services, full-service grocery stores, educational institutions, recreation and green space, walking paths and cycling networks, and public transportation. 2. When ideal locations are not possible, work with area municipalities and other levels of government to: • Expand nearby outdoor recreational facilities to enable adolescents to engage in more diverse physical activities such as multipurpose hard-surface areas for basketball,volleyball, hockey or soccer in developments with large, grassy, open spaces. • Improve connections to nearby green space networks or trails. • Improve local transit service.
A1 Kit homes We supply the materials, you co-ordinate the build. We’ve been helping New Zealanders into well-priced, well-appointed, durable homes for over a decade. Many of our customers are people who see the value in our Kit Homes and prefer to ‘run the job’ themselves, taking on all the responsibility of building a new home from scratch, contracting ‘subbies’ or completing the home themselves.
A1 Built homes We co-ordinate and build your home, from start to Þnish.
More and more our clients are people wanting us to look after everything associated with the build project. They choose one of our plans that ideally suits, or together we modify to suit, and they turn the entire running of the build over to us. You will always be involved in the wonderfully inspiring process of building your home, while we take care of the day-to-day development. It is an entirely transparent process and boasts no surprises.
About Versatile Established in 1976, Versatile Homes and Buildings is 100% New Zealand owned and operated, and is part of one of New Zealand’s largest building company’s. Versatile manufactures and distributes thousands of buildings each year from its Christchurch head office and state-of-the-art manufacturing plant.
When you choose Versatile, everything is easy. We take care of all the detail and you can relax, knowing you are working alongside one of New Zealand’s most trusted and well-known brands.
The Versatile retail network is continually expanding and consists of 38 franchises throughout the country – from Kerikeri in the far north to Invercargill deep in the south. This infrastructure ensures that customers receive excellent personalised service and local knowledge, as well as the backing and support of a large manufacturer committed to ongoing research and development, and quality production.
The Wellsford Versatile Project A1 BH75 house - 2 bedroom 1 bathroom
H
A1 Northland price - $138932
H
A1 Auckland price - $156582
Versatile has 38 franchises - 25 in the North Island and 13 in the South Island. Bay of Islands, Whangarei, Dargaville all above Wellsford and Auckland (North Shore & Albany), Auckland (West), Auckland (Manukau) and Auckland (South - Papakura - Te Kauwhata) Below. Versatile has the resources to cover the large area missing between Northland and Auckland city with a factory in Wellsford designed for affordable housing for Þrst home buyers and the like to build fast and reliable houses that are council ready for the growing market.
A project Like this will be a ready in 10years to start up, cheap land, labour costs and a growing market looking for who are tired of the growing house prices, growing demand and the daily life Auckland offers.
Wellsford is a developers dream.
Wellsford is a town in the north of the North Island of New Zealand and is the northernmost major settlement in the Auckland Region. Its location almost exactly halfway between Auckland and the northern city of Whangarei also makes it a more notable regional centre. Wellsford is located close to a narrowing of the North Auckland Peninsula caused by an arm of the Kaipara Harbour on the west coast extending inland for 20 kilometres from the body of the harbour, stretching to within 15 kilometres of the east coast. The town's population is around 1,700 it is a major regional centre, being located at the junction of State Highways 1 and 16. Being a rural town, sport plays a big part in Wellsford's day-to-day life with rugby, soccer, netball, cricket, tennis and athletics being amongst the more popular sports played. The Wellsford Golf Club is popular among the locals and also houses squash courts. Rollerskating, archery and indoor and outdoor bowling is also available. Horse riding is also popular in the area.
Houses Currently With an average value of housing in Wellsford around $360,700, and Parakai $391,550, Rodney is a great area for Þrst home buyers. There are lots of 1980s bungalows and villas on the market. The houses would be renovation ready and perfect for young professional families ready for a nice relaxing, family friendly life style. Wellsford also has a primary and secondary school with a good reputation, a well designed library and a growing reputation as a community of the future. Wellsford also has an abundance of state housing.
H
H
H
The pressure on housing in Auckland is freeing up opportunities for residential development in Wellsford, with an 87-hectare block valued at more than $3.5 million for sale in the northern satellite town.
The block was placed on the market for the Þrst time in 85 years through Bayleys Warkworth.
The land borders Wellsford's current urban boundary and has multiple land use designations. Bordered by School Rd and Worker Rd, it is currently operating as a grazing farm.
Under the Proposed Auckland Unitary Plan, 78.59ha is zoned Rural Countryside Living, 7.82ha is Future Urban, with 0.5ha deemed residential.
The dual residential zonings allow for construction of new residential suburbs with a mix of medium density to lifestyle block conÞgurations.
The Future Urban zoning is a transitional zone which allows for land to be used for rural activities until it is released for development as infrastructure needs are planned and provided for.
That zoning deÞnes potential land usage as anything which supports the establishment of new communities including residential development, retail and business activities, schools, healthcare facilities, roads, electricity sub-stations, parks, and public transport hubs.
John Barnett of Bayleys said the Future Urban zoning "supported Auckland Council's drive to increase the population of satellite towns”.
"With Aucklanders also moving north to Warkworth, we are also noticing a number of Warkworth home owners moving up to Wellsford.
"As the pressure on Auckland's housing supply chain and supporting infrastructure has become tighter, developers have been looking further and further aÞeld to identify opportunities with scale. As a result, this land has moved from being a purely rural location," he said.
"The development of this land would ideally reßect a visionary new owner who can see a growing Wellsford over the coming decades - with a thriving residential population, many of whom will be commuters to Auckland thanks to an improved roading network supported by the ability to live in a semi-rural township."
Housing
Wellsford Development opportunity
Wellsford History
A 55ha grazing block in Matakana Rd in Warkworth sold in May 2012 for $2.25 million, at a per hectare rate of $40,909, while a 36.71ha property at Rodney St in Wellsford sold for $1.65 million in July 2014, at a per hectare rate of $44,937.
H 19
CONCLUSION Based off the research compiled as a group, as well as tutor consultation, we
have decided to approach the masterplan from a housing-centric perspective. We have created scenarios for this kind of development.
Scenario 1: THE SHOWCASE
Scenario 2: THE FACTORY
Scenario 2: RICH SERVICE TOWN
This uses a possible development to showcase a mixed typology, affordable
This scenario invites housing prefab factories to set up base in Wellsford.
The development in Pakiri could have a positive effect on Wellsford. This could be
Social. The social aspect is the community living, which works with the
housing begins, this should attract competitors which will boost economic
be serviced by. This trend happened with Warkworth and Matakana, and the same
housing ‘village’, which coincides with the three tiers of Economy, Ecology and
town. Also, by demonstrating new cheaper building methods/materials, making housing signiÞcant more affordable. The economic side of the
development would work by the local government recognising the success of
developments such as these. This could prompt them to invest in infrastructure
and this would boost the resilience of the town. The ecological aspect is the demonstration of sustainable building practices that are less reliant on the redundant infrastructure.
Upon successful integration of this factory, and the building of affordable
diversity. This also creates jobs. The housing would be cheaper, because the combination of affordable land and
reÞned building practices, plus, the
reduced costs of transport. The housing produced at these factories would
promote growth and affordability will
attract younger families. This contributes to ‘brain gain’ for Wellsford, bringing in smarter investors & entrepreneurs.
because the increasing wealthy population in Pakiri would need a town to
model could possibly be applied to Wellsford.
Housing Affordability Community Oriented Design Creating Diversity Breaking down income barriers
Housing
SOCIAL
N O EC
EN ON M E NT
Prefab Factory Local Govt Investment Economic DiversiĂžcation Attracting competition Creating Jobs Opportunities
VIR
Y M O
HOUSING
Prefabrication Local Materials Rating Tools Energy EfĂžciency Sustainable Passive Design
21
Dezeen. (2013). South Chase housing by Alison Brooks Architects. Retrieved from http://www.dezeen.com/2013/01/30/south-chase-housing-by-alison-brooks-architects/ Farmers Market Image. (2015). Retrieved from http://www.hobsonvillepoint.co.nz/media-resources/image-library/farmers-market Hobsonville Footpath. (2015). Retrieved from http://www.hobsonvillepoint.co.nz/images/library/DSC_0950.jpg Hobsonville Point. (2015). About Hobsonville. Retrieved from http://www.hobsonvillepoint.co.nz/about Hobsonville Point. (2015). Media Resources. Retrieved from http://www.hobsonvillepoint.co.nz/media-resources New Zealand Green Building Council. (2016). About NZGBC. Retrieved from https://www.nzgbc.org.nz/Category?Action=View&Category_id=45 New Zealand Green Building Council. (2016). Homestar. Retrieved from https://www.nzgbc.org.nz/Category?Action=View&Category_id=106 New Zealand Green Building Council. (2016). Green Star. Retrieved from https://www.nzgbc.org.nz/Category?Action=View&Category_id=217 Quotable Value. (2016). Wellsford Area ProÞle. Retrieved from https://www.qv.co.nz/suburb/area-proÞle/wellsford-auckland/1897#Wellsford Quotable Value. (2016). Wellsford Properties for Sale. Retrieved from https://www.qv.co.nz/suburb/for-sale/wellsford-auckland/1897 Residential property values rise in main centres. (3 February 2015). Scoop Business.
Retrieved from http://www.scoop.co.nz/stories/BU1502/S00065/residential-property-values-rise-in-main-centres.htm
Statistics New Zealand. (2013). Population & Dwelling. Retrieved from http://www.stats.govt.nz/StatsMaps/Home/People%20and%20households/2013-census-population-dwelling-map.aspx Wellsford block on market as Auckland solution sought. (9 September 2015). The Northern Advocate. Retrieved from http://m.nzherald.co.nz/northern-advocate/news/article.cfm?c_id=1503450&objectid=11510282 Willis Bond & Co. (2016). Wynyard Central. Retrieved from http://www.wynyardcentral.co.nz/
“Weaving the Movement” Project Hackpad, with interview transcripts and notes from virtual group conversations: Retrieved from https://hackpad.com/Home-Pad-for-the-Weaving-the-New-Econom… New Economy Coalition website: Retrieved from http://neweconomy.net/new-economy-coalition CommonBound Conference website Retrieved from http://commonbound.org/ Post Carbon Institute’s Resilience.org website Retrieved from http://resilience.org Guide to Building Thriving, Resilient Communities Retrieved from http://www.resilience.org/communities-guide Thriving Resilient Communities Collaboratory (TRCC) website Retrieved from http://www.thrivingresilience.org/ A1 Homes. (Unknown). Retrieved from http://www.a1homes.co.nz/about-a1homes Versatile Homes. (Unknown). Retrieved from http://www.versatile.co.nz/about-us Unknown. (2015) The Northern Advocate, Wellsford block on the market as Auckland solution sought. Retrieved from http://www.nzherald.co.nz/northern-advocate/news/article.cfm?c_id=1503450&objectid=11510282 Unknown. (Unknown). Resilience,Taking steps towards resilience. Retrieved From http://www.resilience.org/communities-guide-2 River, J. (Unknown). Retrieved from http://www.jaderiver.co.nz/gallery
Unitec Institute of Technology Masters of Architecture Professional + Bachelor of Landscape Architecture Studio 8111 + Studio 7227 Semester 1, 2016 Lecturers: Dushko Bogunovich + Matthew Bradbury
Contents Introduction.................................................1 Section title 1..............................................2 Section title 2..............................................3 Section title 3..............................................4 Section title 4..............................................5 Section title 5..............................................6 Section title 6..............................................7 Section title 7..............................................8 Conclusion..................................................9
Mabbett, H. (1968). Wellsford - Tidal Creek to Gum Ridge . Auckland : Lower North Weekly
History
Group Members Angus Beaton Brooke Foley Erica Van Der Zanden Peta Smith
Maori Origin Ngāti Whātua arrived on the west coast between Kaipara Harbour and Hokianga, all tribes are affiliated with the Māhuhu-ki-te-rangi canoe. Their land boarders four harbours Hokianga, Kaipara, Waitematā and Manukau (Te Ara- The Encyclopedia of New Zealand, 2006). Ngāti Manuhiri are the descendants of the tupuna Manuhiri, Ngāti Manuhiri also have close whakapapa connections with Ngāti Wai. Ngāti Manuhihi community affliates to Ōmaha Marae at Pākiri (Ngati Manuhiri and The Crown, 2011). By the 1850’s Ngāti Whātua had lost majority of the land around Auckland. But by 1865 even more land was lost through questionable purchasing methods by the government. This resulted in 58% of Maori land in the Kaipara district being no longer in Maori Ownership, with a further 50% of the remaining land lost by 1891 through the Native Land Court (Rāwiri Taonui, 2012 a).
Maori Settlement Te Uri-o-Hau, came to control the northern part of the Kaipara Harbour, while Te Taou controlled the south part. The two tribes are relatives and belong to the wider known Ngāti Whātua tribe. Both tribes descended from Haumoewhārangi, who was killed in a dispute over kūmara (sweet potato) gardens. (Rāwiri Taonui, 2012 b) The Kaipara Harbour provided Maori with resources and a means of travel to move between settlements. (Claudia Orange. 2013) Maori welcomed the Albertlanders as they wanted to create a “buffer” (reference) between the current European settlers. Te Uri-o-Hau developed a good relationship with the settlers and in particular with the minister, Willaim Gttos. (Tim Shoebridge. 2012) Te Uri-o-Hau traded with the settlers to help provide food as the Albertlanders struggled with the tough farming conditions in the isolated settlement. During a Full moon the settlers would hold fairs and markets that would allow them to trade food and items with maori The Maori name for Wellsford is Whakapirau after the name of the stream which traverses the area. (Hawkes, J. 2012)
Te Houhanga Iwi: Ngāti Whātua Ōtūrei Iwi: Te Uri o Hau Naumai Iwi: Te Uri o Hau Parirau Iwi: Te Uri o Hau Te Kōwhai Rāwhitiroa Iwi: Te Uri o Hau Iwi: Te Uri o Hau Waihaua (Arapaoa) Te Pounga Iwi: Te Uri o Hau Ōtamatea Iwi: Te Uri o Hau Iwi: Te Uri o Hau Waiotea (Tinopai) Ngā Tai Whakarongorua(Tinopai) Iwi: Te Uri o Hau Iwi: Te Uri o Hau Ōruawharo Ōmaha Iwi: Te Uri o Hau Iwi: Te Uri o Hau Wellsford
Rīpia Iwi: Ngāti Whātua
Waikāretu (Pōuto) Iwi: Ngāti Whātua Puatahi Iwi: Ngāti Whātua o Kaipara
In the Wellsford District, Kikitangeo is our mountain and Oruawharo Te Awa our river. (Hawkes, J. 2012) Kakanui Iwi: Ngāti Whātua o Kaipara
Te Hana
Araparera Iwi: Ngāti Whātua o Kaipara
Te Hana derives its name from 18th Century Maori History. Princess Te Hana, from the Ngati Whatua tribe, fell in love with a warrior from the Ngati Awa tribe. This union had sad consequences with battles right up to the present town of Te Hana. Her love died in the conflicts.
Haranui (Otakanini) Iwi: Ngāti Whātua o Kaipara
Te hana Hall hosts the town mural which illustrates the early history of the river and its links with the people of the land (Reference WOW Wellsford).
Reweti Iwi: Ngāti Whātua o Kaipara
Te Hana Cultural Centre
The Te Hana Community Development Charitable Trust was founded in 2002 by concerned local iwi in a response to serious social and econmic concerns that were affecting the wellbeing of the families and wider community. Volunteers and fundraising helped Te Hana Cultural Centre become the success it is today. The cultural centre displays a traditional Maori Village around the 17th century time before European arrival (Te Hana Te Ao Marama, 2011).
Te Henga Iwi: Te Kawerau a Maki
Orakei Iwi: Ngāti Whātua o Ōrākei Te Puea Iwi: Waikato
Map of current marea locations and iwi.
7
Journey of the Albertlanders
Albertland Special Settlements Scheme, Albertland Spies, and Ships that travelled to New Zealand.
Albertland Special Settlement Scheme
In 1861 Albertland Special Settlement Scheme formed in London (UK) (Hawkes, J. 2012) by William Rawson Brame, a Birmingham Baptist minister. The scheme was part of the last organised British settlement in New Zealand. Mr William r. Brame was the prime mover in the Albertland special settlement scheme, he encouraged the project onto several other enterprises which had been launched in connection with the colonisation of New Zealand. (Brett & Hook, 2003)
Albertland Spies
There were three people appointed as pioneering agents: they were dispatched in the autumn of 1861 to “spy on the land” (Brett & Hook , 2003) and make a full report on the various blocks offered to the association by the government. They were to report back on the character of the soils, sufficiency of timber at hand for building and fuel, nearness to a harbour, river or main road, means of communication with Auckland and other parts of the colony, plentiful food and good water at hand. (Brett & Hook , 2003)
Farewells to the Matilda Wattenbach at the East India Docks in London on May 29th
The spies rowed up a stream in Puhoi to scout the Omokariki block. The Omokariki block was ideal, but Maoris were found to have reserved the land and had settled along the water frontage. (Brett & Hook , 2003) The three agents kept searching and spying on plots of land, and came across a settler that had only been there 15 months who had already sufficiently cleared the bushland around his property and was harvesting and cultivating enough food. But this man had not ventured more than 300m into the bush for fear of getting lost.(Brett & Hook, 2003) The three agents, apon crossing the river from the proposed settlement in Port Albert were wooed over by how welcoming the local “natives” (Brett & Hook, 2003) were towards them, and how they had managed to grow a profusion of peaches, “which literally covered all the trees, and interspersed with these were to be found fig trees in full fruit, patches of maize and pumpkins, watermelons, potatoes, kumara and other vegetables in great luxuriance.” (Brett & Hook, 2003) They were treated to a feast of the vegetables and fruits, aswell as oysters and other shellfish which were fresh from the river. Allthough the site they had inspected for the Albertland inhabitance was found to have poor soil and covered in trees, they were decieved in to thinking they too could yield the great fruits and vegetables the natives had produced. They confirmed back to the Albertland Special Settlement Scheme that they had found suitable land for the Albertlander settlement- the creation of a “Britain of the south” ( Brett & Hook , 2013)
Ships that Travelled to New Zealand
The first Albertland settlers left the East India docks in may 1862, full of hope and enthusiasm for the wonderful new home they had pictured on the other side of the world. Matilda Wattenbach was the first ship to leave the docks, the ship sailed 103 days, and lost both its main and mizzen top masts in a South Atlantic gale. Matilda Wattenbach was the first of the Albertland fleet to arrive in Auckland on September 8th, 1862, carrying 352 people. It bet companion ship the Hanover carrying 366 people by 9 days William Miles was the third ship to dock in Auckland carrying 322 passengers. (Brett & Hook , 2003) By 1865, 3000 had sailed over, arriving on ships: Gertrude, Tyburnia, Annie Wilson, John Duncan, Victory and others. (Brett & Hook , 2003)
The Hanover in the East India Dock - Many of Wellsford Settlers were aboard the Hanover.
Early Routes to Albertland Upon arrival to Auckland many realised the original plan of being offloaded at Port Albert, was now an impossible task, they would have to trek for days to reach the Albertland settlement. Although Auckland was not like England back home, many of the settlers decided that staying in Auckland was a more desirable option then making the journey up to Port Albert. Only about 1500 of the supposed 3000 settlers made the journey to the Kaipara Harbour. A example of the sturdy determination and pluck that was shown by many of the party willing to make the trip to the settlement is the case of a poor woman with three young children, determined to push on to the block. She started from Mangawai with her little charges, and when the children could no longer walk she carried one of them a distance of one to two hundred yards, and then would leave the child by the roadside. She would then return and fetch the others one by one, which would have amounted to be a long and painful journey. For those that did make the expedition up to the settlement, after trekking for days, you can only imagine the disappointment when the Albertlanders reached the settlement and found that the land was completely uninhabitable. The land found on arrival, was covered in dense bush and scrub, far from the English meadow they expected. They soon realised that the mere getting their much talked about blocks of land was work even for a strong man, not taking into consideration all the women and children. (Brett & Hook, 2003). The blocks extended along the shore of the Kaipara over a distance of thirty miles meaning the settlers were scattered in a manner that had not been contemplated when they started out. The separation was fatal to the cooperative life they had initially intended. (Brett & Hook, 2003)
9
Albertland Settlements First Settlers and Old Wellsford
The settlers were cut off to any markets for there produce and much of the land was extremely poor quality, and unfit for proper agricultural operations. This unfortunate circumstance spread through the passengers and many settlers that arrived from ships chose to stay in Auckland. Many who did settle in Port Albert returned to Auckland due to the conditions of living - winter rain would soak their tents, which were un-adequate in keeping them dry. In summer the mosquitoes would swarm and with the continuation of the long hot days drought would set in and water would become scarce. It was becoming an increasingly hard environment to live in and severely different to the Old Country they were accustomed too. Over time tents became bush Whares, then evolving into small wooden houses. (Brett & Hook , 2003) As the Albertlander community slowly became established the community still was struggling to produce their own food for the first few years as they cleared the land for agriculture use, and also due to the poor soil conditions. During this period the Kauri Gum Industry began to boom, and this became a major source of income, and acted as a form of currency to trade for such things as kumara with the natives. The settlers of the Hanover boat realised upon arrival the extent of the poor soil conditions. Rather than continue to clear fruitless land, the Worker, Watson, White, Edgar, Levet, Lester, Simpson, Scott, Stark, Stewart, Foster, Oldfield, Ramsbottom, Rushbrook, Richworth and Dibble families decided to move inland where the soils were richer and there was still a natural water supply (Hawkes, J. 2012). The name Wellsford was created through merging all the letters of the pioneering families last names. (Hawkes, J. 2012) The installation of the train line in a town formally known as Whakapirau in 1907, prompted the Wellsford town to relocate to this area, which they renamed “new� Wellsford. (Brett & Hook , 2003)w
Windmill used for grinding wheat and maize.
Group of early Albertlaner settlers. Gathering the apple harvest at Mr Becroftd Orchard
Pioneers of Wellsford
Plan showing the position of the Opou Block
Early Port Albert Home
Mr James Bell the Albertlander Medical Man
11
Landscape and Wildlife
Past and present landscape modifications and endangered native flora and fauna.
The route of SH1 was the dividing line between gum land and native bush along a ridge.The arrival of steel rails brought ecomonic development which concentrated settlement around the railway. The northern half of the North Island was once covered with 1.6 million hectares of kauri forest. The Kauri was logged for timber because of the straight desirable grain, easy to work, strong and durable features. During the 19th Century kauri was milled at an average rate of 236,000 cubic metres a year. After 70 years of kauri logging the public’s growing concern for the last remnants of the indigenous forests caused the government to protect through legislations in 1973 (TerraNature, 2003). Since the indigenous habitat has been cleared for settlement and industry the landscape has changed to areas of rolling pasture, alluvial plains, forested ranges, areas of estuarine and duneland habitats. The small remnants of native forest suffer from constant pressure from surrounding land use, pest animals and weeds.
Farming
Albertlander John Becroft arrived on the Matilda ship, his family established fruit orchards in Te Hana, three kilometres out of Wellsford. The district was one of the country’s great fruit-producing areas during 1900-1930. Lewis Becroft operated a 30acre apple orchard on his property named ‘Pinegrove’. His brother, Peter Becroft, had adjoining orchard, ‘Sunnyside’. The wilderness was starting to bloom with a community of 3122 people and would in years provide food for a multitude. Families had a series of allocation, producing potato crops, figs, grapes, mixed vegetables and a sea of grasslands, hosting products of animal husbandry, barley, hay and other crops. Settlers came to farm the dairy and Dairy Farming remains a major economic industry in the district. Te Hana was home to the huge complex of the Albertland Dairy Company. In 1968 the output was at 9000 tons of dairy product.
Endangered birds
Mangawhai, Waipu and Ruakaka Wildlife refuges are the three most significant shorebird nesting sites in the Whangarei area. The Kaipara harbour is also an important habitat for migratory and non-migratory birds. The sand hills of Kaipara’s South Head enclose a series of dune lakes which are important wildlife habitats for shorebirds and waders (McClure, 2015). The New Zealand Fairy tern is critically endangered, there are only 45 left in the world. Mangawhai Wildlife Refuge is the most important site for the fairy fern with most pairs breeding. The steep decline in fairy terns is due to habitat loss, predation, disturbance and stormy weather or high tides during their breeding season.
Endangered birds around Pakiri include the fairy tern, oystercatcher, caspian tern,New Zealand dotterel and the white-fronted tern. Threats to the birds include disturbances by people, dogs, horses and vehicles, being preyed upon by rats, cats, hedgehogs, ferrets, stoats, weasels, black-beaked gulls, and Australian harriers and stormy weather and high tides are also threats. The Department of Conservation is helping protect the birds with predator control, monitoring nesting areas and techniques for managing shorebird recovery (Department of Conservation).
13
Industry
Timber and Kauri Gum.
“The Kauri Gum Industry was without any doubt the sheet of Old Wellsford, indeed of North Auckland as a whole, probably giving a greater net return than all the country’s gold production in those times”- Julie Hawkes (Auckland Council).
Timber Trade
A well known Albertland centre and trade was the timber trade. Mr R Nicholson brought over with him from England a sawmill plant and erected it at the junction of the Topuni Creek and the Oruawharo River. As the settlers had little money much of the timber was just traded between Mr R Nicholson and the settlers of cattle which was then sent up to auckland to be sold. The Kauri Timber Company Mill in 1863 took over Mr R Nicholson mill when it was destroyed by a fire. (Brett & Hook, 2003) In 1888 Messrs. Mander and Bradley built a sawmill on the Maori owned land of Raekau opposite Port Albert. The areas of felled forest steadily expanded in the 19th centuary and this saw their sawmill move to various locations as they felled down different sections of land. By the 1900 timber from the north supplied many of Auckland’s mills. (Brett & Hook, 2003) (Claudia Orange, 2012)
Kauri Gum The Kauri gum digging was a major industry for Old Wellsford and Northland from 1870 to 1920. Kauri trees forms ooze resin from their bark, leaves and cones which build up and drop to the ground over time. This ooze resin builds up in the forks of the tree, around the roots, which builds up into large amounts of resin. When the kauri tree dies or is cut down the gum is often buried over time by leaves and organic material. Kauri gum is only found in New Zealand, particularly in Northland because of desirable climate for fast growing kauri trees. The trees are endemic to New Zealand and grow for hundreds of years to reach maturity and maximum growth. Before Europeans arrived in New Zealand the indigenous Maori found many uses for the kauri gum. Some of these include chewing fresh gum from the trees, softening older gum so it would be chewable by soaking it in water and milk. They used it as a torch for night time fishing by burning it and used the black soot left for facial tattoos. When the Europeans arrived they sent some gum back to be tested, it was found to be a superior ingredient in varnish. This was then exported to manufacturers in London and America and the gum digging industry was started. By the 1930’s cheaper synthetics were developed for making vanish which caused the price of gum drop rapidly causing the end to the industry (Walround, 2012).
15
Infrastructure Road and Rail.
The route of SH1 was the dividing line between gum land and native bush along a ridge.The arrival of steel rails brought ecomonic development which concentrated settlement around the railway.
Road Before Europeans arrived, Maori either walked or used on rivers or along the coast. The road network of New Zealand has its origins in these tracks and paths used by Maori and later by Europeans in their early travels through New Zealand (McLintock, 1996). Wellsford has grown up on a ridge, on an old time gum ridge, where the State Highway strides along on its way to the north, avoiding the maze of little valleys which would dispute its progress.The route of SH1 was the dividing line between gum land and native bush along a ridge. Once a grey impoverished area of manuka, flax and clumps of toi plumes.The first road was tramped out by bullock teams. Road grading was still being completed by bullock or horse teams in 1913. Wellsford Township has grown up on transport. Motor vehicles and the Railway replaced the wagon and coastal steamer of earlier days (Hawkes, J. 2012). State Highway 1 (SH1) is the main inter-regional route between Northland and Auckland. It connects the Far North, to Whangarei and Auckland, and beyond. Within the next 25 years the Auckland region is projected to grow to two million people. This growth includes growth of around 100,000 people (30% increase) in the current Rodney and North Shore District Council areas. During the past 10 years, significant investments have been made to upgrade SH1 from Auckland north. Puhoi to Wellsford roading upgrade will add an additional 38km of motorway/expressway between Auckland and Northland. This will enhance inter-regional economic growth and productivity, improve movement of people and freight, improve connectivity between medium to long term growth areas in the northern Rodney area.
Rail Kiwi rail grew from the 1960’s onwards by colonial treasurer and Premier Sir Julius Vogel in a programmme to develop the colony in 1870 (Kiwi Rail, 2014). The railways were present for most of the period of significant European settlement (McQueen, 2014). The earliest lines were short, linking ports to their immediate vicinity, or mines to ports (McQueen, 2014).By 1880 New Zealand Railways (NZR) was operating more than 1,900 kilometers of track, and carrying almost 3 million passengers and 830,00 tonnes of freight a year. This was the ‘golden age’ for rail (Kiwi Rail, 2014). Coastal shipping played a major role for internel transport during the 19th century, but was diminished over the years as railway routes were extended. The railway became a national network, serving a majority of towns and cities (McQueen, 2014). During the first half of the 20th century the North and South Island had main trunks which formed the backbone of the national transport system. That decade also saw the completion of important secondary lines between Auckland and Whangarei (1925). The railway station was a familiar landmark in many cities and towns, a vital community hub at the heart of commercial and social life. New Zealand once had more than 1,350 stations (Kiwi Rail, 2014). By 1953 the rail network reached peak network reach at 5,689 kilometres, air and road transport began to cut into its competitive advantage (Kiwi Rail, 2014). The Railways department was reorganized in 1982 to become a governmentowned corporation with a commercial mandate. The same year, the government began degregulation of the transport industry, removing statutory proctections for rail against competition by road. In 1980, rail carried approximately 30 percent of all goods, but following deregulation, its market share dropped significantly (Kiwi Rail, 2014). The process of deregulation, commercialisation and privatisation saw a reduction in the number of employees, from 21,00 with the Railways Department in 1982 to 3,757 with Tranz Rail in 2002. After the sale in 1993, the New Zealand Railways Corporation continued as a residual government body (Kiwi Rail, 2014). The Crown undertook to invest $200 million in improving rail infrastructure while Toll undertook to invest $100 million in new rolling stock. In 2004, ownership and management of the network and its assets was vested in the existitng Railway Corporation of New Zealand which adopted the name KiwiRail Network (Kiwi Rail, 2014). .
17
Wellsford Through Time 1906
1907
1909 - 1911
1911 - 1912
1913 - 1914
Pre 1900 Old Wellsford was a small farming/ logging community with one general store located near the schools.
Proposed train line
The little village began to decline with the line workers moving to the next town - 500 workers left Wellsford and travelled north.
Wellsford became a ghost town and ‘stopover’ village.
Arrival of cars
Building of the northern train line created a spike in the towns economy and Wellsford began to grow. Wellsford began to revolve around the train lines.
Returning soldiers took over majority of land.
The board house shut down.
More building started to pop up: • • • • • • •
First Church Butchery Government building Police station and lock up Boarding house Post office Accommodation
1920’s
1930’s
1960’s
1970’s - 1980’s
1980’s - 2016
Cars began to give people access to rural lands.
A little town began to emerge, Wellsford town grew in population. Bakery’s, hardware stores, salons and Hotels were getting built majority being strategically placed on State Highway One.
Wellsford began to grow once again.
As transport and roads began to get better Wellsford began to feel the hit and a decline of population and economic growth occurred.
Wellsford is still heavy orientated around farming and is still used as a large stop over town for travelers heading north or south.
Wellsford developed along the ridge of the gum ridge. State Highway One roughly cuts the ridge into sections Kauri Forests and native bushes. The past 30 years farmers slowly began to see the potential in Wellsford and began forming a community of progressive farmers.
19
Wellsford Now Meeting with Brenda Steele Chairperson of Rodney Local Board. Brenda is part of the Local Board that is responsible for local board planning, long term planning, bylaws, finance, policy feedback, iwi relationships, communications, and engagement.
Growth
Wellsford has affordable housing and land because of a more rural setting and the distance from Auckland. This has allowed families to buy on the outskirts of Wellsford. This reinvigoration of younger families has benefits and constraints for Wellsford. The families are expecting the same services that they were receiving in the Auckland areas that Wellsford doesn’t have the resources to provide. The closest hospital to Wellsford is North Shore, there are no mental health agencies the closest is North Shore and a lot of services the Wellsford community need are in Warkworth.
Road and Traffic
There have been huge changes for the community and transition of lots of things that make the township tick. The community love their township but struggle being able to connect with other community amenities and people because of the highway running through the middle of the centre. “There is far too much traffic and it is too dangerous for nana with her walker to get across” (Steele, 2016). There are businesses which line the main highway, and people will only stop if they can get in front of the business they want to get to, or people won’t stop because there isn’t enough parking or they don’t want to be fumed out by the trucks and the other vehicles coming through. The local board have received a lot of complaints this year because of local businesses saying the fumes from vehicles are too overpowering while they are trying to operate.
Rail
Kiwirail only operate when they have to pick up wood. It is not a regular service, there is no passenger trains only freight. The freight only comes as far as Wellsford. It doesn’t go any further north. The community and Rodney local board has made it very clear, that they want to retain the northern line. This is because it makes common sense for them; it is the only northern line to the north and goes as far as Whangarei, which is where the main ports are for the north. The vision is to be able to get the freight off the road and on to the rail, there are also lines through Kawakawa and along to Dargaville, as this was the main way of transportation previously. It is imperative the northern line is retained. Ideally – give it to the Germans or someone who will sink some money in to it, to get the line up and utilised. In the future it could be the most remarkable railway system in the country. The local board would like to see it leased for free, for a hundred years to “get us up and into the real world” (Steele, 2016).
Sports and Green Spaces
The local sports field is down by the industrial area, behind the rail waythe Wellsford showgrounds. It is huge great place, with all the facilities. Children can’t cycle all the way down to the showgrounds because there are fears the kids will get run over by the busy highway traffic and no bike lines or wide pedestrian areas. The grounds house, rugby, netball, tennis club, the amp showgrounds and a lot of land and open space for utilisation. The councils encourage community groups to take leases over parts of land. The issue with that is the community groups have to pay for all the maintenance and upkeep because they are leasing the land. The community groups can’t afford the upkeep of the pieces of land e.g to replace netball courts, the cost of this is huge, and for them to be able to fundraise in a small community for upgrades is unmanageable. The community groups go back to the council, and the council say’s it’s your land, we can’t afford to pay for the upkeep. Although it is the resident’s land it then means for the council to deal with it, it will take 5 years or more as there are budgets etc. The community then gets disheartened, and for the council, they can’t just pull money out of the sky and say go and do your hard courts, everything has to be planned with the council. This is one example, the showground has held a lot of events, the community and the volunteers work tirelessly to keep the showgrounds going. There has recently been a truck show held at the show grounds, which was fantastic for the community.
Iwi
There are three iwi around Wellsford: Ngati Manuhiri, which is Pakiri. Te Arai, Ngati Whatua which is south Kaipara, and Te Uri-o-Hau Ngati Whatua, which is the northern side of the Kiapara. They are all relatives, but very particular about land ownership. Pakiri hapu have aspiration to have papakainga housing at Pakiri. Council have put zoning maps in place, which under the coastal zone it doesn’t allow them to build houses. The iwi want to look into sustainable, low impact housing to be able to build up to twelve dwellings on their land. Building technologies have expanded so that you don’t need major infrastructure to be in a coastal area, they want environmental systems that are small, useable and can work for small dwellings. Pakiri and Te Arai are pristine locations; Ngati Manuhere and Te Uri-o-Hau Ngati Whatua have commercial business going on in Te Arai, which include a golf course and partners in subdivisions. Ngati Whatua South Kipara have interest in Wellsford but take a back set and let the other hapus in the area have say on what happens. They keep to the harbour and focus on environmental issues, cleanliness of water, aquaculture and opportunities for business propositions or joint ventures.
Community Growth
Kaipara Harbour
Kaipara Harbour is one of the biggest harbours in the SouthernHemisphere, it is a huge phenomenon and almost twice the size of the Manakau Harbour. Because of the location it is often overlooked and is not well known. There has not been a lot of environmental work done on the harbour, collecting data, technical reports, water quality, value of the harbour in its natural state. There have been occasional uproars around the whole harbour, when government decided to support industries like electric turbines been put into the harbour. Environmental consequences of that on the harbour and how it will affect the people have not been properly researched.
Community
The community have done a lot of work in Wellsford. The community have been swept up in the super city, yet they are not being supported by Auckland. They know that they are part of a highway one system, yet there is a consistent struggle to get any infrastructure such as upgrades in to the main township. Simple things such as street banners can’t be done because they have to deal with different agencies in a council structure that keep passing to a different sector over and over again. They can’t have street banners as they simply do not have any street light/poles to hang the banners from. Simple things like this, sound small, but when you get a lot of issues they become a big problem, because if you can’t deliver a small thing, the townspeople loose faith in it very fast. The local board have been working constantly along side them to get them going in this direction, i.e. this is who you need to talk to.
There is a big divide between the old and the new. “Over in Helensville for example: if your not fifth generation who are you?” (Steele, 2016). You get that in small communities, Wellsford is no different. If you haven’t been here for 5 generations your just a newbie. That is the attitude of small communities, it takes them awhile to absorb change. But for young people, they’ve had a gutsful and they are over it, everything is to hard as it is too ‘clicky’, it is not modern, the younger generation walk around with their phones in the air as there is no constant broadband or internet connection. Homework is a struggle, hence the new library. Students can sit in the library all-day, everyday and work on Wi-Fi for free. Wellsford is also a deprivation 9 township, deprivation 10 being the worst. This isn’t a wealthy community, adding to the frustration. The young people that love being in Wellsford will be the ones of the future business owners in Wellsford. They are the ones with grandparents living in Wellsford and have always been in Wellsford. They will keep coming back and saying we don’t want change, when actually we do need change otherwise we will not grow. There is a pull and a tug. Children and grandparents- the parents have gone somewhere else to work while the grandparents have stayed. Because of social issues the children have stayed with the grandparents. The parents go to Auckland or Whanagarei and come back on the weekends. Then you’ve got the alternative where the parents travel to Hamilton for work everyday. Some of the commuters commute several hours everyday. It’s not unusual if your playing sports to commute two hours one way and two hours back, you are limited to what you can attend. If you fall out with someone your very limited, the gossip is outrageous and the people will move to another club. Sports clubs and sports are the glue to this community, if your not in a community group of some sort, wether it be hippy, sports play group etc. your actually outside the group. You’ve got no one to actually connect with who knows anything. Such as a modern social connection as facebook- which people use in Auckland is not used in Wellsford as it is dominantly older townsfolk who do not accept change or want to adapt to the new social. The internet connections is bad, making it difficult for people who even want to use facebook. A small trial run of a public bus run in Wellsford to Warkworth, two ladies ran the service. They folded within 3 months, due to the fact these two particular ladies ran the service no one wanted to use them. Which contradicted what the townspeople had been saying “we need a bus!” (Steele, 2016).
Community Future
Your aspirations for rural communities will only happen if you involve them in the process completely. It’s like going back to 101 rules- “you need to plant the seed first, come back a month later, water it a little, go back another month later see how its going, give it a little fertiliser and just keep tending to it until it is able to grow properly” (Steele, 2016), you need to encourage growth in rural communities as they don’t accept change well. Yet once its done they can see how great change can be. The townspeople of Wellsford had once apposed the new library, the often argued why a large sum of money was spent on a library rather than lots of other things. Yet the design process was dramatic and caused many arguments, the simply could not understand how they could benefit from a modern way of living. The younger community tipped the plans upside down and wanted a modern building, they then took these plans back to the community where it cause more dramas, yet through the people being involved in the process they felt needed and finally came up with a building. And when built, a great outcome.
21
23
Where to Go From Here... The Future of Wellsford
One of the main arguments for the existence and development of large cities is the notion of agglomeration economies. Wellsford itself currently only has the provisions for small earnings. At present wellsford profoundly depends on the small amount of retail shops servicing predominantly the public who pass by, or through, Wellsford. Currently there are few other job opportunities for the community in Wellsford, pressuring residents to look widespread for work, driving Wellsford furthermore into a destitute state. There are certain action strategies that help to develop and mould country towns into a high performance community. These strategies include; utilizing their resources to provide jobs, income and growth to the township and ensuring modern technologies are used to the full advantage, for providing knowledge, awareness, interest and participation in the community. As we have established from researching into the history of Wellsford and the surrounding areas, that the area was a thriving country town around the 1960’s. Wellsford succeeded as a farming town, and prospered purely because of the resources that were available to them, ie vast amounts of land that were suitable for agricultural farming. As time progressed, the township struggled to use their land for anything other than cattle or dairy farming due to the poor quality of the soils, and the extreme influxes of droughts and flooding due to the elevated nature of the land. From what we have understood, Wellsford prospered when there were ample amount of jobs and income in the area. We propose, to strategize, like the 1960’s, by using their resources to their full advantage. These resources being the rich history, and using this to encourage tourism in the area. Making appropriate use of the land, by adapting modern technologies and the “smart farming” concept. Wellsford essentially acts as a centre Hub for the surrounding areas, such as Pakiri, Port Albert, Te Hana and North and South Kaipara Harbour. All of which are rich in cultural history. The abounding areas, host as sites to European early settlement and also Maori ancestral sites and villages. Te Hana obtains an indigenous Maori cultural centre and is only ten minutes further up State Highway One. Currently cruise ships are stopping in Whangarei, then continuing on down to Auckland, many of these tourists are arriving in Auckland and then driving three or more hours down to Rotorua to visit similar cultural sites to Te Hana. Hence there is a huge opportunity to bring in tourists from either Whangarei or Auckland due to the proximity and closeness of Wellsford. Developing the capacity to attract and nurture advanced technology will not only increase jobs, but also enrich a town economically. The natural resources around the area are currently boundless. Whether it be adopting ways to pull electricity from the high tidal currents in the kaipara harbour, or smart technologies which can level out the huge surges of drought and flood in the area, or allowing Wellsford to harvest their own food. Our next strategy for wellsford is to adapt new technologies for smart farming: Wellsford will thrive as a service town if they can provide locally grown produce, it will create a boutique type town which people will travel to, to eat. It will also service the tourists visiting, and of course service their own needs.
25
References Websites Rāwiri Taonui. (2012) ‘Ngāti Whātua - European contact’, Te Ara - the Encyclopedia of New Zealand. Retrieved from http://www.TeAra.govt.nz/en/map/1206/ngati-whatua-land-loss-1850 Rāwiri Taonui. (2012) Ngāti Whātua - The tribes of Ngāti Whātua’, Te Ara - the Encyclopedia of New Zealand. Retrieved from http://www.TeAra.govt.nz/en/ngati-whatua/page-2 Claudia Orange.(2013) ‘Northland places - Upper Kaipara Harbour’, Te Ara - the Encyclopedia of New Zealand, Retrieved from http://www.TeAra.govt.nz/en/northland-places/page-14 Claudia Orange. (2012) ‘Northland region - European settlement: 1840–1900’, Te Ara - the Encyclopedia of New Zealand, Retrieved from http://www.TeAra.govt.nz/en/northland-region/page-8 Tim Shoebridge. (2012) ‘Methodist Church - The settler church’, Te Ara - the Encyclopedia of New Zealand, Retrieved from http://www.TeAra.govt.nz/en/methodist-church/page-2 McLintock, A. H. (1996). Roads. Retrieved March 8, 2016, from An Encyclopaedia of New Zealand: Retrieved from http://www.teara.govt.nz/en/1966/roads Kiwi Rail. (2014). History of Rail. Retrieved March 7, 2016, from Kiwi Rail: http://www.kiwirail.co.nz/about-us/history-of-kiwirail McQueen, E. (2014). The Rail Heritage Trust. Retrieved March 7, 2016, from Kiwi Rail: http://www.kiwirail.co.nz/about-us/history-of-kiwirail/150yearsofrail/stories/rail-heritage-trust.html Carl Walrond. (2012) ‘Kauri gum and gum digging’, Te Ara - the Encyclopedia of New Zealand, Retrieved from http://www.TeAra.govt.nz/en/kauri-gum-and-gum-digging/source Ngati Manuhiri and The Crown. (2011, May 21). Deed of Settlement of Historical Claims. Retrieved March 17, 2016, from Deed of Settlement of Historical Claims: https://www.govt.nz/dmsdocument/4831.pdf Te Ara- The Encyclopedia of New Zealand. (2006). Te Ara- The Encyclopedia of New Zealand. Auckland, New Zealand: David Bateman. Te Hana Te Ao Marama. (2011). Te Hana Te Ao Marama About Us. Retrieved March 17, 2016, from Te Hana Te Ao Marama: http://www.tehana.co.nz
Books Hawkes, J. (2012). WOW Wonders of Wellsford. Wellsford: Auckland Council. Brett, S. H., & Hook, H. (2003). The Albertlanders Brave Pioneers of the 1860’s . Auckland : The Brush Press. Mabbett, H. (1968). Wellsford - Tidal Creek to Gum Ridge . Auckland : Lower North Weekly .
Image References Page 6
Retrieved from http://www.teara.govt.nz/en/artwork/1205/apihai-te-kawau
Page 7
Retrieved from http://www.maorimaps.com
Graph of Quantity of Gum exports, 1853–1962. Retrieved from http://www.teara.govt.nz/en/graph/12974/ gum-exports-1853-1962 Graph of Value of kauri gum 1853-1962. Retrieved from http://www.teara.govt.nz/en/graph/12974/gumexports-1853-1962
Page 16
From top down 5th April 1946. Looking down Station Rd, Wellsford. Before sealed roads. Retrieved from https://www.facebook. com/157761660957993/photos/a.342993529101471.79900.157761660957993/913001868767298/?type=3&theater Aerial of Wellsfords roads. Retrieved from: Brett,
Page 8
1&2 - Brett, S. H., & Hook, H. (2003). The Albertlanders Brave Pioneers of the 1860’s . Auckland : The Brush Press.
Page 9
1- Brett, S. H., & Hook, H. (2003). The Albertlanders Brave Pioneers of the 1860’s . Auckland : The Brush Press.
Page 11 1-4,6,7 - Brett, S. H., & Hook, H. (2003). The Albertlanders Brave Pioneers of the 1860’s . Auckland : The Brush Press.
the 1860’s . Auckland : The Brush Press.
S. H., & Hook, H. (2003). The Albertlanders Brave Pioneers of
Looking down Rodney Street. Retrieved from: Brett,
of the 1860’s . Auckland : The Brush Press.
S. H., & Hook, H. (2003). The Albertlanders Brave Pioneers
Page 17
From top down Public train. Retrieved from book? Wellsford train station.1972 - 1976. Retrieved from http://www.nzmuseums.co.nz/account/3031/object/476887 10th June 1956. Auckland to Whangarei railcar came through Wellsford every day. This railcar was carrying the Springbok
5.- Mabbett, H. (1968). Wellsford - Tidal Creek to Gum Ridge . Auckland : Lower North Weekly .
team. Retrieved from https://www.facebook.com/1577616609
Page 12
Page 19
1&2 - Brett, S. H., & Hook, H. (2003). The Albertlanders Brave Pioneers of the 1860’s . Auckland : The Brush Press. 3. - Fairy tern. Retrieved from: http://nzbirdsonline.org.nz/species/fairy-tern
Page 13 Photo’s taken by Erica Van Der Zanden
Page 15
From top left.Helensville Timber Company built large mill on the Kaipara River. Closed in 1890. Retrieved from http://www.teara.govt.nz/en/photograph/16107/helensville-mill A sawyer’s clearing in a forest of kauri trees on the banks of the Kaipara River, 1845. Retrieved from http://www. nzhistory.net.nz/keyword/kaipara First drawing of a kauri tree by unknown artist, published in Frenchman Julien Crozet’s 1783 bookVoyage à la mer du sud. Retrieved from http://www.teara.govt.nz/en/artwork/12731/drawing-of-a-kauri-tree Retrieved from http://www.terranature.org/kauriLogging.htm Retrieved from http://www.terranature.org/kauriLogging.htm Retrieved from http://www.terranature.org/kauriLogging.htm Old Wellsford Map. Retrieved from Brett, S. H., & Hook, H. (2003). The Albertlanders Brave Pioneers of the 1860’s . Auckland : The Brush Press.
Retrieved from Brett, S. H., & Hook, H. (2003). The Albertlanders Brave Pioneers of the 1860’s . Auckland : The Brush Press.
Page 20
Photo’s taken by Brooke Foley
Page 21
Photo’s taken byBrooke Foley
Page 22
Top images retrieved from Brett, S. H., & Hook, H. (2003). The Albertlanders Brave Pioneers of the 1860’s . Auckland : The Brush Press. Bottom Images Rerrieved from: Council, Auckland. (2015). Wellsford Greenways. Wellsford: Auckland Council.
Page 23 Council, Auckland. (2015). Wellsford Greenways. Wellsford: Auckland Council.
Page 24
Maps by Angus Beaton
27
Opposite Image: Wellsford Urban Form. (Rodney Local Board, 2015)
The Urban Public, private, form, structure and shape
Basma Bajallan Sofia Fourman Gabrielle Howdle Giordano Santana
Scale 1:50 000
Context
Wellsford, Pakiri
Wellsford is located in the northern part of Auckland. Situated within the rural landscapes of Rodney, bordering the Auckland - Northland boundary line. A small linear town developed along the main State Highway 1 north bound route and is surrounded by productive farmland.
This chapter looks at the current, proposed and predicted urban form and landscapes of Wellsford, as well as its neighbouring towns Pakiri and Mangawhai, along with a similar formed town; Warkworth. The chapter looks into public and private space and analyses the urban form, shape and structure.
The Urban
A town challenged with its geographical and political location, differing on whether they are a small northern town, or a developing satellite town of Auckland. This debate has led to how and if the urban form of Wellsford will develop. Raising the question ‘What will Wellsford’s urban form look like in the future?’
How did Wellsford develop its current urban form? What predictions can we make from these trends and comparison to similar townships for Wellsfords development?
5
Urban Layout
Town Centre Comparison
Wellsford
Warkworth
Wellsford is a linear township, most of the destinations are located along the main route; State Highway 1 (SH1). These include commercial ventures, businesses, a community centre and library. Schools are located just off the main road on School Road. The town centre is dense around the main route and this brings business to the area because it is the most visited part of the township. A train line runs north-south at the eastern side of town which is currently underutilized. Residential and industrial areas lie just off the main route to the east and west.
Warkworth is clustered around the main intersection of SH1, High Street, Matakana Road, Sandpit Road and Elizabeth Street. To the east of the intersection are the commercial ventures, and local library. To the south east; small residential housing. Further south; industrial areas which are away from the main roads. The west holds a mix including schools, residential areas, lifestyle blocks and some small industries. The north is comprised of small residential areas. Radiating further from the town centre; rural production land with some scattered lots. The river bordered by riparian planting intersects the town.
Mangawhai
Pakiri consists of two separate destinations. At north; the beach and an adjoining camp-ground and at south; a few houses including a town hall, church, all age school, tennis courts and reserve. The beach is a popular destination for visitors, especially during the summer months. For development to proceed here some investment will need to be made into infrastructure such as convenient stores for the locals.
Mangawhai township consists of mainly residential properties, a local school, church and a few shops off Moir Street and Molesworth Road. Molesworth Road connects to Mangawhai Heads which covers the coast and mimics a suburb with small lots, some lifestyle blocks and visitor accommodation. It is a beach township featuring mostly accommodation so is mostly visited during the summer months. Over the years it is gaining popularity and further development in this area is inevitable.
The Urban
Pakiri
7
Figure Ground Diagrams We are aiming to design buildings that are not just objects, but aim to become a fabric of the city, integrating them with public spaces. Wellsford takes the form of a quite concentrated linear township. The structure of the town can perhaps be easier understood from the road layout. Wellsford is highly based around the relatively straight vertical road going straight through the city (SH1). This is where the ‘urban’ area of the town is located which is then quickly disintegrated in all directions into the suburban, peri-urban and rural areas. With the structure of the town
Wellsford
being linear made up of many smaller buildings on the main road this can give the potential for development on either side of the existing strong linear form. The roads are not in any structured order, they seem to break off at any angle in any direction off the main road. The current structure of Wellsford is heavy in terms of open space where the current aim is to expand Wellsford therefore the building density would have to increase.
Warkworth in comparison with Wellsford is a more structured and developed township. The building density in Warkworth is much heavier than in Wellsford. The ‘urban’ sector is on the northern side of town where the larger buildings are shown in this figure ground diagram. The development of the city centre could have been developed much more effectively to maximize the amount of buildings in the area in an orderly form. A more careful understanding of the structuring of space around buildings to open up a new element of public spaces
would have ideal in Warkworth. The suburban areas of the town are semi structured in a more grid style arrangement. This grid structure creates good linkage from street to street. The town’s form gives a good basis to potentially develop the town effectively in any direction, especially towards the east. This township is developing in a radial manner around the town centre.
The Urban
Warkworth
9
Figure Ground Diagrams Pakiri is very loose and lacks any clear structure or form to it. In terms of building density and road layouts it is very open with two main clusters of buildings. Perhaps a linkage could be formed between Wellsford and Pakiri Beach in terms of building density spreading east from Wellsford toward Pakiri.
Pakiri
Mangawhai has developed in a way relative to the beach. The structure of the town can be understood from the building density, the towns shape extends vertically along the beach and towards the west. The grid style roads where the buildings are most dense create good linkage between streets. The town is very heavy in density on the eastern side of the main road. This structure could perhaps be translated to Wellsford
development plan in regards to developing a town structure around one main road. Mangawhai is similar to Wellsford in terms of being linear in shape, which shows that Wellsford could actually be developed in a similar manner.
The Urban
Mangawhai
11
Urban, Sub-Urban and Peri-Urban Wellsford can be seen to have a concentrated linear urban core, with the suburban and peri-urban spreading in a linear form from this central core. The peri-urban is a limited area, containing the residential and infrastructural zones of Wellsford, before reaching pure rural. Warkworthhas a small urban core, located relatively central to the overall development. Warkworth can be seen to have a relatively even radial growth, with the suburban catchment spreading generally around the urban core, which then has an even growth of peri-urban space. Warkworth still includes a surrounding rural landscape, as it does not border any towns or cities. Pakiri is predominantly peri-urban, with two small patches of sub-urban which contain residential and accommodation facilities. The urban catchment is void in Pakiri, with no dense population or a developed township existing. Mangawhai has an extremely small urban zone compared to its overall shape. Located in a new development off the original township, the small urban zone is not central to the growth pattern. Mangawhai has a large linear in shaped suburban zone, surrounded by a one sided peri-urban zone that breaches the coast and the rural zone.
Wellsford
Warkworth
Urban: defined by a high human population density, within a dense built environment in comparison to its surrounding area, areas may be cities or towns. In this case they are focusing on town centres that hold the commercial, community and industrial facilities.
Urban
Sub-Urban: predominantly residential areas, existing as part of a city or urban area or as a separate residential community within travelling distance of a city or town centre.
Suburban
Peri-Urban: the landscape interface between town and country, or also as the rural urban transition zone where urban and rural uses mix.
Peri-urban
Rural: a geographic area that is located outside towns and cities, traditionally countryside or farmland.
Mangawhai
The Urban
Pakiri
13
Wellsford Urban Form
Public vs Private Scale @ A3 1:10,000
From public and private spaces, to the natural landscape, local amenities and the proposed future development.
This map shows the distinction between public and private space. Wellsford is a residential town, and therefore majority of the town is private property. Central town shops, schools, sport reserves and the library quarter are the predominant public zones. As seen in the map the public space is dispersed tightly north and south of the spine road (SH1). However due to two main roads that dissect the town, these amenities are disconnected and access is often poor.
The map on the opposing page shows the current vegetated landscape. The relationship between the roads and the predominant vegetation is insignificant. However multiple patches of indigenous vegetation exist that are in close relation to the town, creating unique natural landscapes within the urban fabric. Wellsfords vegetation is limited, with most of the area being zoned as (low to high) productive grassland farmland. This is typical of small towns, where farming, labour and production are the main sources of income.
Public Space Private Space Building Footprints Streams/Rivers Roads Railway
Ecological Landform
The Urban
Scale @ A3 1:10,000
Productive Grassland Indigenous Vegetation Orchard/Vineyards Exotic Forest/Shrubs Streams/Rivers Roads Railway 15
Amenities
Scale @ A3 1:10,000
Education Health Golf Course Railway Station Community Building Religious Building Park Accommodation Sport Facilities Commercial Industrial Residential Conservation/Reserves Roads
PAUP
Scale @ A3 1:10,000
Proposed Plan Wellsford
This map shows the Proposed Auckland Unitary Plan and its impact on the urban form of Wellsford. The categories show the proposed and predicted spaces of urban development and recognise spaces of growth. Future Urban development is predicted to happen predominantly to the North-East and minor developments to the north and north-west. The area zoned as future urban development is approximately .72km2.
Wellsfords proposed development is limited, with industrial sites staying the same, and there is no predicted growth of public space, informal or conservation areas. The town is seen as a residential growth town, and therefore assumed that residents will work outside Wellsford, from home or in existing jobs.
Country-Side Living Education General Coastal Marine Rural Production
The Urban
Additionally the zones categorised as single dwelling, also includes currently undeveloped areas, and therefore propose that these spaces will be developed. The area is approximately .35km2..
The opposing map shows the general layout of the amenities within Wellsford. The amenities are scattered north and south of the spine road (SH1) and range in type. However places such as medical, economic support (WINZ) and a sufficient supermarket are missing. The map also shows the relationship between the main road and the attraction spots, with the amenities at the northern end being clustered and all common amenities being situated within walking distance of each other.
Commercial Town Centre Public Open Space-Informal Public Open Space- Conservation Industrial Single-Dwellings Future Urban Roads Strategic Transit Corridor 17
Pakiri Urban Form
Public vs Private Scale @ A3 1:10,000
From public and private spaces, to the natural landscape, local amenities and the proposed future development.
This map shows the relationship between public and private space. Pakiri is a holiday destination, and therefore there is not much of a town. Rather, Pakiri consists of a small cluster of residential houses at the southern end, whilst tourist accommodation takes key place at the northern end, bordering the beach. There is limited public space, but with a small township and limited population a range in spaces is not required. The beach is seen as the predominant public and recreational space. However as seen at the southern end the public space is clumped around the main intersection.
Pakiri’s vegetation is largely re-vegetated. The exotic forests are waning as locals, councils and other benefactors are replanting slopes with indigenous vegetation. Currently the steeper slopes to the north and the south-west are dense with indigenous vegetation and scattered indigenous plants line the beach front. As a small coastal-rural town Pakiri also sees the predominant land cover as (low to high) productive grassland.
Public Space Private Space Building Footprints Streams/Rivers Coastline Roads
Ecological Landform
The Urban
Scale @ A3 1:10,000
Productive Grassland Indigenous Vegetation Herbaceous Water Vegetation Exotic Forest/Shrubs Sand/Gravel Streams/Rivers Roads Railway 19
Amenities
Scale @ A3 1:10,000
Beach Education Community Building Religious Building Park Accommodation Sport Facilities Residential Conservation/Reserves Roads
PAUP
Scale @ A3 1:10,000
Proposed Plan Pakiri
This map shows the Proposed Auckland Unitary Plan and its impact on the urban form of Pakiri. The categories show the proposed spaces of growth and use. Pakiri being a small coastal town, is seen as a tourist destination and therefore within the Proposed Auckland Unitary Plan there is no future urban prediction or plans. Pakiri is not seen as a site of development, with the majority of the site labelled as Rural-Coastal or Rural-Production. However spaces categorised as Public Open Space- Informal are predicted to be situated along the coastal edge, ideally these would be conservation spaces as well, but the spaces are likely to be for tourists and visitors.
The opposing map shows the layout of the amenities in Pakiri. The amenities are few, but are well located in the residential district. The amenities are based around communal needs and recreation, with a town hall, tennis court and general reserve. However there is no health facilities or businesses within Pakiri, clearly categorising the town as a tourist/holiday destination or retirement area.
The Urban
Housing is limited in Pakiri and there are no predictions that single dwellings or more dense development will happen, seen by current inhabitants labelled ‘country-side living.’
Country-Side Living Education General Coastal Marine Rural Production Coastal Transition Rural Coastal Public Open Space-Informal Roads Streams/River Strategic Transit Corridor 21
Warkworth Urban Form
Public vs Private Scale @ A3 1:10,000
From public and private spaces, to the natural landscape, local amenities and the proposed future development.
This map shows the relationship between public and private space. Warkworth is a developing town and due to the urbanisation and population growth in Auckland, Warkworth is a fully developed town. The public space is dispersed from the town centre, following roads, rivers and residential hubs. Warkworths private space is predominant, due to the fact that the town developed as a residential housing development. The mass areas of private tend to situate around highly developed housing.
Warkworths vegetation is divided between small clumps of exotic forest, a boundary of mangroves, scattered growths of indigenous and predominant grasslands. Though Warkworth has limited patches of exotic forest, its indigenous and mangrove cover are limited to the boundaries of the river. Leaving very little vegetation with the urban area of Warkworth. As a former farm, the existence of productive grassland is typical and is sited as barren of any significant land cover.
Public Space Private Space Building Footprints Streams/Rivers Coastline Roads
Ecological Landform
The Urban
Scale @ A3 1:10,000
Productive Grassland Indigenous Vegetation Mangroves Exotic Forest/Shrubs Streams/Rivers Roads Railway 23
Amenities
Scale @ A3 1:10,000
Education Health Golf Course Dock/Ports Community Building Religious Building Park Accommodation Sport Facilities Show Grounds Retirement Village Commercial Industrial Residential Conservation/Reserves Roads
PAUP
Scale @ A3 1:10,000
Auckland Unitary Plan Warkworth
This map shows the Proposed Auckland Unitary Plan and its impact on the urban form of Warkworth. The categories show the proposed and predicted spaces of urban growth and recognise spaces of development Future Urban development is predicted to happen mostly at the northern end of Warkworth, with smaller scatterings throughout already existing residential areas. The area zoned as future urban development is approximately 3.5km2.
Education General Coastal Marine Rural Production Commercial Town Centre Coastal Transition Public Open Space-Informal Public Open Space- Conservation Industrial Mixed Rural Single-Dwellings Future Urban Roads
Warkworth proposed urban form within the plan is to continue to grow in conjunction with the increase of Auckland’s population. The majority of the plan is residential in some form, with outlying areas categorised as mixed-rural, industrial or public open space-conservation.
The Urban
Country-Side Living
Additionally the zone categorised as single dwelling housing, which also includes currently undeveloped areas, are proposed to be developed into housing. This area is much smaller due to it being excess land, than the proposed future urban, with an approximate area of .45km2.
The opposing map shows the general layout of the amenities within Warkworth. The amenities are diverse and are generally clustered within the town centre, specifically the commercial town. Warkworth contains the general amenities such as parks, public space, health and educational as well as a range or sporting and religious facilities. Warkworth is the closest town which services Wellsford, Pakiri and all the townships in-between for hospital care and economic help (E.g. WINZ, jobs). The map shows the general relationship between the areas of living and the areas of commerce or business (work); with most amenities being located with the working area. Warkworth’s development is clearly residential, but with poor planning, as seen through limited parks and public space within these zones.
Streams/River Strategic Transit Corridor 25
Mangawhai Urban Form
Public vs Private Scale @ A3 1:25,000
Public vs Private
This map shows the relationship between public and private space. Mangawhai is a ex-rural town that has had medium development along its coastal and inlet boundaries. Public space is predominantly along the coast (due to the beach) and as large patches through residential areas (private space). Mangawhai Heads and Mangawhai township both hold relationships between public and private space, but there is limited to no public connection between the two areas.
Public Space Private Space Building Footprints Streams/Rivers Coastline Roads
27
The Urban
Walking Distances
How accessible is the town centre on foot?
The following maps show the walking distances from key locations at a leisurely walking rate of 3km/h.
Wellsford
Warkworth
Community destinations School
The Urban
Pakiri
29
15
14
NO H RT C AU D AN KL LIN
BO SH
ER S
LA NE
E
LO V
ER R
OA D
BOSHER ROA D BOSHER RO
CL1 HW HIG 1
RO AD
AY
M
cG IL LIV
RA Y
Current Statistics WELLSFORD VA
LLEY
RO AD
CL2
McGILLIVRAY
ET (S
ID
LA NE
H 1)
AS TR
M2
AS TR ID SC H
OO LR OA D WAT SON PLAC E
ROAD
STRE
M1
NEY ROD
Population of Wellsford – 1740 483 Families currently reside in Wellsford 600 Households Majority of population 15-64 years’ old
LA NE
• • • •
F
E AT ST
Wellsford Form, Structure and Shape
APPENDIX 6
F
ML1
SC H
OO LR
OA D
NO H RT KL C AU E LIN
PL A
Y
CE
AD RO
STREET
A RO
ROA D
D
M
AS
ET RE ST
ST
H 1)
M10
G
ET RE
BA TT EN
TO
(S
CL4
ET RE ST
G
I W
JOHN SINCLAIR AVENUE
UK BR TO WO RKER
CL7 AI NOW MO
CL3
AP O
CL5
LI1
MATHESON ROAD
MATHESON ROAD
NO
RT H
RO AD
AU CK LA ND
1) (S H STRE ET RODN EY
STRE ET
HOOD
ROAD
RK PA
H (S RO AD
STREET
AD RO
ER OV H AN
16 )
RNIA PL
HA ZE LM ER E ST
ND LI NE
ROAD
BELLEVUE
DA
VIE
S
GST FLA
AVENUE
PRICTOR
CKLA
H 1)
AV EN UE
PORT ALBERT ROAD (S H 16)
H AU NORT
E VU
(S H 16)
LLE BE
VE SA VIE DA
ERT ROAD PORT ALB
(S STREET RODNEY
PO
RT
ML6
AL BE RT
AD RO
TOTA RA VIEW
ON
R KE OR
HARRISO N STREET
ROAD RKER WO
TYBU
N IO AT ST
ES TH MA
W
Community
ML5 ML4 M7
CENTENNIAL
M6
M11
OLYMPUS ROAD
ML3
LIN E
M5
CE PLA
M9
M8
RO
RK PA
A
AD
TE N
NIA
L
RO AD
CE N
The town of Wellsford is currently at deprivation level 9, which contributes to its slow moving to no growth of the current urban life. The main backbone of the town is its current community, who would like to urbanize the town yet are resistant to any major development or change. The most efficient way to encourage change within the town has been to hold public information days, where developers and architects can personally explain the changes we want to take place in order to develop the town. Seeing as Wellsford is an extremely small town, the population & their needs/wants become a huge hurdle to overcome. Empowering the community and proving that if done the right way, intensification and urbanization in Wellsford can maintain the beauty of landscape and protect natural heritage. It can also keep its population comfortably living in sustainable housing whilst providing a more urban central area, creating a hub, and making access into Auckland city extremely easy.
AR
LG KE
Y NE
•
M4
M3
D RO
• • • •
Majority of Wellsford city centre spans along one road (SH1), main amenities and public areas all within close vicinity to each other, this is not a case of strategic planning but rather a result of an extremely small city. The rural town of Wellsford is surrounded with agriculture and forest. Homes are placed on outskirts of amenities and services (between urban street & bare nature). Sprawl of housing in the town is already forming, no clear and organized system for housing happening. Wellsford being placed between Auckland and Whangarei, next to the railway line shows the potential for urban and economical growth for the city. According to Resource Management Act studies, people are finding it difficult to see why people would want to settle in Wellsford as it strikes most as a “zero growth node” between two urban cities. Rather than seeing this as a negative factor, people should start looking at the potential the location of Wellsford has for the urban growth of Auckland (Linear city).
ML2
E AG MIT AR
•
D AN
Form, Structure and Shape of Wellsford
RO DN
14
EY
15
WELLSFORD STRUCTURE PLAN AREA Legend Medium Intensity Urban
M
Development Units
Medium-Low Intensity Urban
ML
Development Units
Countryside Living
CL
Development Units
Sites Bounded by
Light Industry
LI
Development Units
are within a Structure Plan area subject to Rules in Section 13.9
Auckland Council District Plan (Rodney Section) 2011
FIGURE 7
Passive Reserve (park, walkway) Conservation Future Urban
Scale 1 : 10 000 0
100
200
300
400
500 Metres
Effects Of Urban Growth • • • • • • • • •
• • • • • •
Fragmentation of productive land Domesticate and commercialize rural landscape Sensitive land uses introduced into working environment Insufficient use of developable land Lifestyle blocks grew by more than 25000 ha between 1996 and 2010 Potential loss of indigenous vegetation and significant alteration to landscape character Increase of traffic- automobile dependency and increase in air pollution and business Displacement of habitat and ecological communities Impact on social lives; less social due to moving outside the social city centre, although a strong community hub can increase social interaction Public expenditure; change and upgrade of infrastructure Water overconsumption; typical in low density or suburban areas due to land ownership Increase racial and economic disparity Disinvestment in existing suburbs Loss of rural heritage and open space in town centre Need to improve walkability, bike accessibility, public transport due to an increase in traffic
The Urban
Long term consequences:
31
Wellsford Town Centre To Pakiri Landscape Character
Commercial
Industrial
Residential
Rural Town Centre.
Gently slopping rural landscape.
Rural undulating residential landscape.
SH1 runs along a ridge in Wellsford. Commercial ventures and most of the businesses are located along this road.
The industrial area lies on the border of the town centre, often on the slopping land of the ridge. Thus most industrial areas are not visible from the main road.
Rural development lies in flat or gently slopping pockets of land. Rolling farmland and pockets of native vegetation is a common view from houses.
Coastal
The Urban
Rural
Rolling rural productive landscape.
Modified, rolling coastal rural production landscape.
Land mostly used for cattle and some agriculture. Highly modified landscape with some visible erosion and patches of vegetation.
The rolling rural land meets Pakiri Beach which is a low lying coast and beach bordered by sand dunes. Mixture of native and exotic vegetation patches, mostly rural landscape with small pockets of development.
33
Commercial/Community
Industrial
Residential
Coastal
The Urban
Rural
35
Creating an Urban Environment The Urban Growth Of Auckland’s Favourite Spots
It is not until a development has been finished, that the people of the town start to understand a better urban life and the enjoyment it brings. Many of Auckland’s favourite and most successful urban/suburban hubs would have been argued against at one point in time. Wellsford has major potential for an urban environment that architects and planners have been aspiring for since the beginning of an urban city. It is understandable to resist future growth within a small town, but current projects prove there are benefits of developments on the urban richness of a city.
Takapuna Similar to Wellsford, Takapuna is surrounded by beach views and was a huge tourist attraction area on the North Shore. It has currently moulded into a mixed use urban shared space, providing amenities and housing. Takapuna’s new urbanized developments allow public users to make the most of all the views of the beach whilst having a place to dwell in public.
The Urban
Britomart
Albany and Westgate
Auckland’s viaduct is a key area in Auckland city, providing amazing views and creates a beautiful aspect to urban city life. Britomart have spaced out the density of the city with green areas, low density 2 story buildings and a park in the middle of the city. This has helped in combining qualities of country (Nature, Fresh Air) with city (amusement, high wages, social opportunity) which according to Ebenezer Howard, is the perfect recipe for a garden city, which Wellsford has amazing potential to successfully create.
Once a farm, today Albany has become a huge social and economical hub for the North Shore, through carefully planning public spaces and enhancing SH1 motorway, access to the end of the North Shore has become easy and quick. This is the result of successfully developed rural area. Similar qualities are seen developing at the moment in Westgate, although further than the North Shore and not close to Auckland city, Westgate is slowly developing into its own suburban centre, giving itself life and character, drawing people from all over Auckland into the area. It is likely to be a key destination for residents in the west.
37
Greenway Plan
Wellsford’s Proposed Greenway Plan
The overall greenways network is an aspirational vision and will be reviewed on a regular basis as priority routes are constructed and as other related projects are completed. Key destinations are also shown on the draft greenways maps, and how the greenways can link these, including; schools, parks, community facilities and ecological areas. The map shows priority routes selected from the overall network of the ‘Overall Wellsford Greenways network’. There are five in total: 1. Matheson Road to Harrison Street via Olympus Road and Station Roads 2. Wellsford Centennial Park Road and Wellsford Centennial Park (complete a circuit within the Centennial Park) 3. Wellsford Village to Stockyards. Connection over the railway from town to Stockyards via overbridge (advocate to further connect into Centennial Park via Stockyards or adjacent land) 4. Connection over State Highway 1 5. Kaipara Highway (section of footpath)
Greenways connect not only our local parks and reserves, they can connect the community to key destinations such as schools, local shops, libraries and other community facilities. From an environmental perspective, greenways encourage opportunities for ecological restoration as they align with streams, estuaries and other natural resources. Community organisations in an area may be interested in improving the natural environment and particularly the streams. The benefits of restoration are not limited to the natural environment - as these areas are looked after and as their natural beauty is restored, they will attract more people to the greenways network. This will, in turn, help to ensure their ongoing stewardship and build community support. Current and future planned projects are a key part of planning for our greenways. The draft network incorporates proposed connections along future reserves and road corridors such as Centennial Park Management Plan and the land proposals in the Wellsford Structure Plan. Documents such as the proposed unitary plan are also integrated into the greenways planning process. Council-controlled organisations, Auckland Transport and Watercare, are also influential from a funding and timing perspective.
(Rodney Local Board, 2015)
Amenities
The Plan
Priorities For Future Environment
From Greenways Plan: • • • •
Look after natural Heritage All new developments to be environmentally friendly and sustainable Treasure far outskirts of nature, protected land, beach views Enhance inter regional and national economic growth and productivity
The Greenways plan has been introduced as an idea for Wellsford’s future development as a city. The Greenways plan clearly shows the benefits for Wellsford, which include more recreational activities, creating a safe alternative form of transport that is good for the environment and encourages interaction between residents, which enhances social aspects of the town. It is clear that any public amenity introduced into such a slow growing town would make a huge impact on many aspects of urban life. It is now up to the architects, planners and landscape architects to actively and sufficiently create new public spaces, which successfully merge together the aspects of town & farm life. Mixed use low density buildings with a public ground floor area should be a priority for the town at this point in time.
The Urban
PAUP
(Rodney Local Board, 2015)
“Our rural areas are beautiful and productive areas between our towns and villages, but without a car they can be a barrier for residents to go about their daily business. Walkways and cycleways are a healthy alternative to vehicles. They provide safety for cyclists and students travelling to school. They are also fitness trails and a low-cost way for people to connect with each other without having to get into a car. Many of our rural villages have incomplete networks of footpaths that we need to complete. Footpaths are not a luxury but a basic need that will make a huge difference to our daily lives and that is why this is a key focus of this plan...” (Rodney Local Board, 2014) 39
Future Development Wellsford
We predict development in Wellsford will occur in a linear manner along the main road. Development will come off as nodes off the main road to create mini-neighbourhoods. Perhaps the limbs of linear development will occur along ridges so the residential developments can enjoy the beautiful views of the area. Alternatively development may be restricted to valleys so that the views from surrounding properties are not obstructed. Development may also be proposed around the train line if this is to run again. There is potential to link this to an introduced local public transport route, which can provide the means to travel locally to key destinations around the township and out to neighbouring towns such as Warkworth and Auckland.
Wellsford’s Future Urban Environment: • • •
• •
• •
Integration of activities, between work/living/public/private (Create a town where it is all easily accessible). Environmentally friendly and sustainable (Self sufficient city). Provide amenities within close proximity to everyone as well as sufficient transport (intensify amount of people coming in and out of city). Maximize town and make connections – to beach, to city, housing and urban life, public/private. Grasp all natural aspects of the town and merge new technologies into town to create better living and environment (new urban city). Create public spaces, carry character and are unique to Wellsford (Landscape). Productive agriculture and industry zones.
Influences On Urban Design
Design Response
It can be argued that intensifying Auckland city is not the smartest plan for the future of the city. According to Rowe, there is a “massive loss of public space in a modern city due to rationalized form of housing and dictates of vehicular activity”.
The trigger issue is State Highway 1, its layout was and is the catalyst for the past and current development in the area. It influences the urban form and developments which are expanding off the main spine road as branches of development.
Modern Urban cities are trying to “de-urbanize” the city and create more of a garden city. There is a huge shift in attitude towards city and street as public space, the aim is to have air, light and open space in the middle of today’s cities.
Coastal development of significant size is limited in effectiveness due to the lack of necessary infrastructure in the area. The residents will need to travel to Wellsford or Warkworth for their needs. A small scale bach or retirement development is possible in the area but may not be as successful as Mangawhai which is relatively close and offers more facilities. It could provide a cheap holiday location or retirement location.
Le Corbusier “Aims in Urbanisme” 1. 2. 3. 4.
Decongest centre of cities Augment density Increase means of getting about Increase parks and open spaces
Jane Jacobs recommends four pillars of effective city neighbourhood planning: • •
•
•
To foster lively and interesting streets. To make the fabric of the streets as continuous a network as possible throughout a district of potential sub-city size and power. To use parks, squares, and public buildings as part of the street fabric, intensifying the fabric’s complexity and multiple uses rather than segregating different uses. To foster a functional identity at the district level.
From the perspective of the existing urban form and its development, there is potential for Wellsford to intensify the main route (SH1) with services and build off the main road to create mini-neighbourhoods or cul-de-sacs of housing. The town centre will therefore remain linear. A range of houses in a mixed development can appeal to a range of demographics. For the wealthier population there is the appeal of large lots on ridgelines for the enjoyment of the country views and the proximity of the beach. Affordable housing can also be proposed for the less wealthy residents as a developed centre can provide jobs in farming, existing industries and shops. Affordable housing will appeal to those that can work from home or struggle to afford living in Auckland.
“You can’t rely on bringing people downtown, you have to put them there.” Jane Jacobs
Proposed areas of potential development Predicted intensification of services
Wellsford
The Urban
Scale @ A3 1:10,000
41
References
Image References
Corbusier, L. (1971). The city of to-morrow and its planning. Cambridge, MA: M.I.T. Press. Jacobs, A., & Appleyard, D. (1987). Toward an urban design manifesto. Journal of the American Planning Association 53 (1). 112-120. doi: 10.1080/01944368708976642 Lynch, K. (1996). The City Image and its Elements. The City Reader 5. 499-510. New York: Routledge. Mcshane, O. (2016). The Puhoi to Wellsford highway- The bad news- Smart growth lives on in the NZTA. Retrieved from http://www.rmastudies.org.nz/library/34-centre-digest/468-the- puhoi-to-wellsford-highway?start=3 Statistics New Zealand. (2004). Population. Retrieved from http://www2. stats.govt.nz/domino/external/web/prod_serv.nsf/htmldocs/ Population Rodney Local Board. (2015). Wellsford Greenways. Auckland Council. Retrieved from http://www.aucklandcouncil.govt.nz/EN/ AboutCouncil/representativesbodies/LocalBoards/ rodneylocalboard/Documents/wellsfordgreenways2015.pdf Rowe, C., & Koetter, F. (1978). Collage city. Cambridge, MA: MIT Press. Wikipedia. (2016). The Death and Life of Great American Cities. Retrieved from https://en.wikipedia.org/wiki/The_Death_and_ Life_of_Great_American_Cities
1. UpShotImagery. (2015). Mangawhai Housing. Retrieved from http://www.upshotimagery.co.nz/wp-content/ uploads/2015/11/real-estate-3a.jpg 2. Railey, S. (2012). Mangawhai Beach Front. Retrieved from http://www.magicalmangawhai.co.nz/Headings/Activity- around-the-Boat-Ramp.jpg 3. Netlist. (2012). Mangawahi Shops. Retrieved from http://www. magicalmangawhai.co.nz/Headings/Mangawhai-Heads_ Shops_2.jpg 4. Cayford, J. (2014). Takapuna Beach Development. Retrieved from http://4.bp.blogspot.com/-zstxNaJZarM/Uu249HSbliI/ AAAAAAAAGrY/aloYtINsPsU/s1600/4394_1.jpg 5. Latitude 37. (2014). Britomart Development. Retrieved from http://www.latitude37.co.nz/assets/uploads/2014/02/ britomart-outdoor.jpg 6. L, M. (2015). Rose Garden Apartments. Retrieved from http:// transportblog.co.nz/wp-content/uploads/2015/03/Albany- Rose-Garden-Location.jpg 7. Rodney Local Board. (2015). Proposed Greenway Plan. Auckland Council. Retrieved from http://www.aucklandcouncil.govt. nz/EN/AboutCouncil/representativesbodies/LocalBoards/ rodneylocalboard/Documents/wellsfordgreenways2015. pdf
8. Rodney Local Board. (2015). Proposed Greenway Plan 8. Auckland Council. Retrieved from http://www. aucklandcouncil.govt.nz/EN/AboutCouncil/ representativesbodies/LocalBoards/rodneylocalboard/ Documents/wellsfordgreenways2015.pdf 9. Auckland Council. (2011). Wellsford Structure Plan Area. Retrieved from http://www.aucklandcity.govt.nz/council/ documents/districtplanrodney/appendix6_fig7.pdf Figure 26. View over School Road and Rodney College. Jay Farnworth, 2014.
1.0
Regionalism and Infrastructure Churches, fences, vehicles, people – these are but a fragmentary presence compared to the elemental permanence of stone, river, sky.
Al Newsome Jordan Scott Luke Veldhuizen Tiffany Hamilton
Case Study Sa l t Lak e C i ty
Baseline Scenario
Quality Growth Strategy
Resilient, infrastructure based urban development • Mid 1990’s Utah was experiencing an unprecedented growth spurt; Auckland is experiencing a similar population boom • When comparing the suggested, linear development scenarios the two models have striking similarities, but in differing scales. • Both city regions are approaching a ‘tipping point’ away from unsustainable growth patterns and demographic shift from traditional patterns. Away from aimless sprawl to towards resilient multi-functional settlements. • Utah set up Ensiage Utah 2050 programme, very like our Unitary Plan. • Salt Lake City has used a bottom-up, inclusive process of regionalism where consultation and co-operation have driven progress. • Sets up a dynamic for transit-oriented development, using public transit investments to bring about reuse of underutilized land. The strategy includes the car as a reality for the foreseeable future but builds in public transport capacity. • It doesn’t require new roads. It’s further development of what’s already developed. • Reduce private vehicle dependence overall. • Higher-quality forms of public transit than would otherwise have happened. • Outcomes - Change land use - Commuter Rail Environmental policies. • Different pressures but similar needs and concerns to Rodney/ Wellsford.
Image: 01
Image: 02
Case Study Up p er & Low er H utt - Ne w Z e a la n d • Both Upper & Lower Hutt within a 25min drive or 40min train ride from Wellington; Wellsford, Whangarei, Kaiwaka are all potentially within a 40mins train ride from Auckland • The settlements take pressure off Wellington. They don’t try to replicate what Wellington has, instead they play to their own strengths which is lifestyle but with easy access to major metropolitan areas as well as natural surroundings. They create a ‘Wellington style’. • They are not simply dormitory towns as a result but thriving localities in their own right. • They have industry but not just one kind, they include manufacturing, tourism, retail recreation. The area is renowned for its many parks, recreation areas and rural attractions, art and heritage. • The valley utilises its own infrastructure, rail, rivers and topography.
Image: 03
• Potential to create educational and recreational centres. • Can provide regional structure and urban development without losing balance of local services. • This urban structure utilises what is already there, topography, infrastructure such as rivers and valleys and therefore does not seem contrived and out of scale. • The rail network enables the structure to work and relive pressure on roads going to and from major urban areas. • This system is more resilient that having one single urban area and creates a sense of the ‘Wellington Region’. • Voted among Lonely Planet’s best new world travel experiences in 2015. Image: 04
Case Study Em s c her Lands c hafts p a r k f o r G e r m a n y The Ruhr region represents a polycentric German conurbation. Auckland is part of a smaller scale, under utilised conurbation, Warkworth, Wellsford, Hamilton etc, form the backbone of urban development. The largest urban agglomeration in Germany. The Auckland region is New Zealand’s equivalent. Several large cities such as Dortmund and Essen and many smaller cities such as Hamm & Hagan. Similar to Auckland in that large cities are interconnected with smaller towns which are rolled into one administrative package. Different scale but similar pattern that can be adapted to the Auckland region. All public transport companies in the Ruhr under the umbrella of one organisation (Verkehrsverbund Rhein-Ruhr) which provides a uniform ticket system valid for the entire area. This could be used as a blueprint for transport infrastructure in Rodney District. Politically, the cities are run separately, there are 17 local authorities and a population of 5.3 million people, of whom 2.5 million live in the industrial centres and therefore little obvious incentive for them to work across boundaries. Similar situation to Auckland although Super-City status may help streamline policy making for common good.
Image: 05
Ruhr political/landscape initiatives: • Emscher Landscape Park • Regeneration of the Emscher River System (existing infrastructure) • Housing Construction and Urban Development • Social Initiatives, Employment and Training • Streamlining Government Policies • Land use and transport Improvements • Energy consumption and greenhouse gas emissions • Mobility and the environment • Launched a Framework Programme (Ruhr 2050) to raise awareness of the future challenges of green energy transition for the area.
Image: 06
Numerous overlaps to Auckland region. How can we create a similar series of initiatives local to Rodney/Auckland that are mutually beneficial? Possible Auckland/Rodney political/landscape initiatives: • Rail Corridor, development of passenger rail and increased freight services • Housing Construction, master planning • Social Initiatives • Streamlining Government Policies • Land use and transport Improvements • Energy consumption and greenhouse gas emissions • Mobility and the environment • Unitary Plan - Framework Programme
Image: 07
Regionalism Regionalism
Satellite Towns
Systems
Regionalism definition - Is the economic, cultural, or political affiliation in a geographical region rather than central systems. Establishing a common sense in collective action creating, expressing and implementing of an particular ‘identity’ and shape in a region.
A satellite town or satellite city is a concept of urban planning that refers essentially to small metropolitan areas which are located somewhat near to, but are mostly independent of larger metropolitan areas.
• TODs
Satellite towns are a balance of, - Residential - Commercial - Industrial
• A whole systems approach, with each scale nesting into the other, can deliver the kind of transformation we now need to confront climate change. We must evolve our cities into more integrated forms, establishing a seamless interface
In order to create a self sufficient resilient town, a community that is walkable, mixed used, human scaled, and diverse in population is essential. Promoting a balance between the consumption of resources such as, time, money, and energy with comfort, safety, security, access and productivity being crucial to the success of the areas development. The car is here to stay for the immediate future, but that should not be made essential by design. A well planned metropolitan area would densify along mass transit corridors and around major urban hubs. Smaller, yet dense, urban nodes are seen as micro- zones of medium level density. It encourages optimum sharing of public land, roads, facilities, services and infrastructural networks, reducing per household costs, while increasing affordability, productivity, access and civic viability. A regional city needs to incorporate a balance of transit, nature and tradition; in many forms and densities while being adaptable and supporting to public live. A new development needs to be undertaken in a way that puts resilience at the core, integrating planned interventions with existing cultural assets. With attention to the human scale encouraging the connection to the ground level, pedestrian oriented urban patterns, based on anthropometric dimensions. Appropriate technology needs to run through with forms construction techniques, infrastructural systems and demographic planning.
While planning for, - Optimum living conditions - Appropriate land use - Economic and social spectrum of habitants and activities A satellite town must be considered within their natural limitations. Services that are not required in a satellite town but are designed to service a larger segment of the population like Auckland, require such things as a airport, stadium, port and art museum. Nevertheless, if regional cities have the presence of an efficient ‘transportation’ system, that is available to the public while being regularly maintained/ affordable and functional. Regional cities start to become desirable for the working class that can’t afford and are currently struggling to live and work in main center.
• Not suburb versus city but a strategy of reintegration into sustainable regional forms
• A regional wide plan can create a framework for communities of differing scales and intensities, for transportation choices that can significantly offset car dependence, and for environmental systems that function at both the large and small scales • We need regional circulation systems utilising existing infrastructure at an appropriate scale Cities need a fundamental shift in the way our regional systems are perceived and consequently funded • Infrastructure investments • Financial structures • Public Funding • Zoning • Technology
Infrastructure Challenges for Auckland
Transit - Wellsford
Opportunities
Auckland’s progress to the year 2050 relies heavily on the development of new and existing infrastructure. Transport networks are vital in successful cities, with the estimated population growth in Auckland to reach over 700,000 in the next 30 years. Construction of new infrastructure takes time and comes at a cost that requires wise investments. The goal must be to deliver cultural, social and economic assistance to support well functioning transport systems, to keep up pace with the growing population by taking logical/ manageable and believable steps of development such as revitalising the existing rail infrastructure to connect the wider regions to the central city.
• State Highway One is car-centric system
• Better and more a affordable housing
• All local and regional trips are forced to turn onto and off the state highway, causing overload
• Cohesive and balanced communities
• The road is inhospitable to pedestrians and cyclists without really delivering convenience for cars and splits the town in two • Such roads have reduced transportation to moving as many cars as fast as possible, rather than the broader goal of providing accessibility for people • Pedestrian-friendly housing or main street shops cannot front onto the typical main road • The standards for speed, dimension, and design do not vary by place— the design is the same whether in a rural, suburban, or urban • Existing but unused rail network • Create more opportunity for mid-skill workers to commute to family-supporting jobs via public transportation.
• Resilient ecosystems and economies • Public and private transport initiatives • Improved community facilities, wastewater etc • Pooling and coordination of agricultural, natural and cultural resources Economic development • Intergovernmental cooperation Robust policy making
Key Questions • How can we make anti-fragile systems - not big box ideas
Regionalism and Infrastructure
The scale and location of the wider regions of Auckland makes an exciting opportunity and potential to create a attractive place to live and work; while maintaining flexibility to adapt to future changes in technologies/ communication and behaviour’s as the emerge. The decentralising of Auckland is crucial in terms of easing the housing shortage and addressing affordability housing. The future growth needs to be shared along the country in regions, situated along State Highway 1 (SH1) this being the main inter-regional route between Northland and Auckland it connects the Far North, to Whangarei and Auckland, and beyond.
• The highway is designed for speeds that it never delivers
• How can we use urban modeling that follows key Regional infrastructure, rivers and roads etc, to add to what is already there rather than importing costly and potentially unsuited models • How can we draw from the context of the site? Opportunity exists to escape oneness in design and to develop a Rodney/Wellsford vernacular
• Shorten commute times and improve transit reliability to reduce the burden on working families. • Make the region a more attractive place for employers by expanding transit access to more of the region’s mid-skill labor pool. • Increase non-car commuting options to reduce our impact and reduce carbon emissions.
7
Mangawhai
Kaiwaka
Pakiri
Wa l k s - Fi s hi ng - Gol f - Div in g - M a r k e t s
A r t s a n d C r a fts - Bi r d Wa tch i n g - F l y F is h in g
Be a ch e s - Sw i m m i n g - H o r se Riding Wi l d l i fe - Su r fi n g
Mangawhai languishes at the south west on the border of the Kaipara Harbour. The area is remarkable with diversity of natural elements including a natural harbour, sand spit and ocean frontage. The sand spit of dramatic dunes forms a protected channel of water connecting the Heads and Village with outlying areas.
Kaiwaka “the little town of lights” is a settlement in Northland, New Zealand. The Kaiwaka River runs from the east through the area and joins with the Wairau River to form the Otamatea River, which drains into the Kaipara Harbour.
Pakiri is one of Auckland’s most beautiful coastlines. Take in the views on a guided horse ride, hit the surf or just catch some rays on the beach. Pakiri Beach’s white sand and clear water stretch for over 14 kilometres, so it’s easy to find your own space.
Matakana
Warkworth
Puhoi
Ar ts and C rafts - B eac h e s - Co u n t r y s id e Win e ri es - Mark ets
Wa lk s - Hi sto r i ca l Si g h ts - H o r se R i d i n g Ca f é s - Ka ya ki n g
C a fé s - Wa l ks - H i sto r y - Ka ya king
Matakana’s beautiful beaches, boutique vineyards and local arts scene make this region a divine destination. Stroll through the specialist shops in the picturesque village centre and don’t miss the superb Matakana Farmers’ Market on the river’s edge for gourmet goodies.
Warkworth is a captivating historic village in a picturesque spot on the banks of the Mahurangi River. As well as the nostalgic charm of Warkworth’s heritage buildings and boutique shops, its scenic native bush and meandering riverside boardwalk make Warkworth a great place to explore on foot.
Puhoi is a picturesque historical gem in scenic surrounds. Get a glimpse into early village life in rural Auckland and enjoy the historical walks in this small community. Go kayaking up Puhoi River or stop for lunch at the renowned café and cheese store or the lively pub.
Mangawhai Kaiwaka
Matakana Warkworth
Regionalism and Infrastructure
Pakiri
Puhoi
9
Transport Links The existing road network provides incomplete access between towns and settlements. At the moment direct rail and bus travel is not possible between many of the local and regional towns, for example Wellsford to Glorit. With out the rail way as a key piece of infrastructure, this area is potentially one of the least utilised areas in the region. If the rail way is redeveloped the Kaipara side, including Glorit, Mangakura etc. becomes a more connected part of the system which also begins to bring the harbour area in to the wider regional conversation. As it stands there is little incentive to visitor otherwise interact with this side of the region.
Collector State Highway Rail Arterial
The evidence available on this map points to the entire region being in dire need of transport links. Note that while a train station technically exists in Wellsford, this is totally unused in a commuter sense, and very rarely used for the transportation of timber – estimated at 3x per year. This is clearly a wasted opportunity as to open the line to passengers not only allows for local and regional travel but allows the movement of goods, information and people across New Zealand and potentially unlocks access to and from a socially deprived Northland region.
Regionalism and Infrastructure
Transit Nodes
Bus Stops Airports / Helipad Train Stations
11
Primary Transit Routes Journey Times Wellsford to Kaiwaka • Car 26mins • Bus 36 mins Wellsford to Auckland • Car 1hr7mins • Bus 1hr58mins • Train N/A Auckland to Mangawhai • Car 1hr23mins • Bus information not available Wellsford to Pakiri • Car 24mins Wellsford to Warkworth via SH1 • Car 18mins Wellsford to Matakana • Car 29mins Wellsford to Brynderwyn • Car 21mins Wellsford to Whangarei via SH1 • Car 1hr4mins Wellsford to Dargaville via SH1 • Car 1hr38mins
By strengthening and utilizing the existing rail network and how that can be used in a strategic way, further strengthening of the regional urban framework may be possible by bringing the settlements of Kaipara Flats, Woodcocks and Hoteo into the net work. They can be used as passenger or freight nodes on the rail network. In turn this can lead to further local commerce and housing opportunities. This infrastructure already exists and runs from Whangarei to the rest of New Zealand. It provides a level of self sufficiency and resilient economy not seen else where in NZ
Regionalism and Infrastructure
Rail Corridor
13
Population Immediately visible, Wellsford appears as the largest cluster in its environs. With future growth in mind, further population increase and infrastructural investment may lead to Wellsford being an ideal Regional City and hub connecting Northland to the greater Auckland region. The size of population and the potential change in demographics across the Auckland region lead us to the conclusion that the capacity for growth in and around Wellsford is appropriate and sustainable. There is capacity in the system.
625 - 1899 256 - 624 154 - 255 79 - 153 0 - 78
Using the same data as the population map, we see visibly here vast expanses of low-density, with a slight increase at Wellsford, and significantly more as we approach Auckland – with its North Shore visible at the bottom of the map in the darkest blue. If anything the density of population may be too low. For a vibrant, resilient community it is arguable that more density around transport nodes gives more strength to the regional system.
Regionalism and Infrastructure
Population Density
10
01
15
Civic Immediately visible is a dearth of civic infrastructural amenity. The closest Courthouse is in Auckland, and almost all the towns in the region have no library. In this map, Wellsford’s new library and community hall lies hidden beneath the post office marker. With its existing facilities and future potential, Wellsford offers the opportunity as a regional provider of services. This information on civic amenities highlights how the fragmentary nature of social support in the area reinforces the problems faced by the community, compounded by poor transit options. Participation in a wider community (and global) conversation depends on a feeling of belonging and this extends to being able to interact with government institutions and support facilities. In other words, having your voice heard.
Courthouse Post Office Community Halls Government Organisation Library
The entire region appears peppered with primary schools, suggesting at the very least that populations living in smaller towns may have to consider longer transport options for its children from ages 10+. Again, working against the idea of robust community is not having easy access to local secondary education. Often acting as a primary point of adult as well as child interaction, schools are fundamental in driving local initiatives.
College / University
Regionalism and Infrastructure
Education
High School Schools Middle Schools Primary Schools Childcare Preschool
17
Emergency and Medical At a glance, almost all medical-related services are in Auckland, with a steep drop-off after the Silverdale/Red Beach locales. Again, Wellsford as a node at the confluence of existing transit infrastructure and by extending its range of services and amenity, the region surrounding it may benefit from such an upgrade. Statistical evidence points towards a generally aging population in western societies, therefore planning for robust health support seems vital. Also, a healthy population, engaged with pro-active health initiatives relieves pressure on expensive and time consuming primary healthcare.
Police Fire Station Hospital Physician St Johns Medical Pharmacy Dentists
The Deprivation Index is an index of socioeconomic deprivation, and combines census data relating to income, home ownership, employment, qualifications, family structure, housing, access to transport and communications. It groups deprivation scores into deciles, where 1 represents the areas with the least deprived scores and 10 the areas with the most deprived scores. A value of 10 therefore indicates that a meshblock is in the most deprived 10% of areas in New Zealand. This is the evidence, if any were still needed, that what Rodney and Wellsford currently have in terms of civic amenity, education and access to employment is not what should be expected on the near edge of New Zealand’s biggest economic powerhouse. Clearly the wealth created by Auckland is not being distributed to this area.
Regionalism and Infrastructure
Deprivation Index
10
01
19
Summary Given its proximity to what could be a rail corridor, it’s position relative to main transit routes and its subsequent ability to influence the strength of road and bus routes, the potential site for master planning is to the east of Wellsford town Centre, on the way to Pakiri.
Conclusion Pr o p os ed Loc ati on Wel ls f o r d
We propose this on the following points: • The overarching strategy is to create a regional hub, based in part on transport infrastructure but also on the need for a degree of self-sufficiency and self-determination in terms of power, waste and economy. • Local access and regional mobility are vital considerations and Wellsford’s geographic location and untapped potential means that we can avoid further degrading coastal settlements such as Pakiri and instead focus on connected yet under utilised areas. • The need to expand the city limits of Auckland as a city, coupled with the massive underdevelopment of Northland means that looking to underdeveloped towns such as Wellsford offers the opportunity act as a bridging point, alleviate regional economic problems and in doing so provide an ideal point at which to move people, goods and information around the region. • Any development needs excellent links to rail, road and bus routes in and out of the town.
• In order to develop a resilient and sustainable Wellsford there needs to be room to add to the master plan in the future, the proposed site allows us to do this. • The availability of suitable land and its proximity to a multitude of key infrastructure, i.e. an existing rail network, SH1, local and national roads. The land is also flat and well drained. • Roading around the site, while in need of upgrading, already exists. • Although Wellsford is currently bisected by SH1, this option at least allows for a degree of autonomy within the development whilst allowing easy access to SH1. • The Wellsford area is highly deprived in New Zealand terms. Employment opportunities and very limited and social and community facilities are either poor or non-existent.
Regionalism and Infrastructure
In conclusion, by analysing the available information, as a design group we propose developing a civic hub, incorporating government offices, community resources, commercial opportunities, housing and recreation facilities on the western side of SH1 on land between Wellsford and Pakiri using Wellsford Train Station and the sports ground as anchor points.
• Pakiri is fragile in terms of resilience, infrastructure and ecology. We add little of regional value if we simply exploit an irreplaceable natural landscape with mass housing when less fragile systems exist elsewhere. • Pakiri may potentially offer one small section of society a luxury lifestyle. It does not, however, offer balance in terms of economy, productivity or societal benefit. There are other regional areas better suited to this activity, for example Mangawhai.
• Water and utilities infrastructure is already in place in the surrounding area.
21
Self Sufficiency Equality Natural Landscapes
Livability
Connectivity Public Spaces
Security Mixed Use
Stream Restorations Waste
Affordability
Ecological Landscapes Zoning Social Hubs
Resilient Community
Blue Infrastructure
Green Infrastructure
Regional Initiatives
Housing Energy Consumption
Rail Land Use
Mobility Environmental
Roading Infrastructure Government Policies
Sustainability Industry Economy
Re searc h
Images
All GIS mapping data; Land Information New Zealand (LINZ) and Koordinates.
01 & 02:Transportation For America. (2013). Inclusive planning, bipartisan support and ambitious investments are fueling economic prosperity. [Website]. Retrieved March 8, 2016, from Public address website: http:// t4america.org/maps-tools/local-successes/salt-lake-city/
Auckland. (2016). Discover Auckland; North Auckland. [Website]. Retrieved March 8, 2016, from Public address website: http://www.aucklandnz.com/discover/areas/ north-auckland Ministry of Transport, (Feb, 2016). Auckland Transport Alignment Project; Foundation Report. [Website]. Retrieved March 8, 2016, from Public address website: http://www.transport.govt.nz/assets/Uploads/Land/Documents/Auckland-Transport-Alignment-Project-Foundation-Report.pdf Organisation for Economic Co-operation and Development. (2016). Regional Development. [Website]. Retrieved March 10, 2016, from Public address website: http://www.oecd.org/gov/regional-policy/ Sieverts, T. (2003). Cities without cities: An interpretation of the Zwischenstadt (English language ed.). New York: Spon Press.
03: NZ Fishing. (n.d). Hutt River Map. [Website]. Retrieved March 8, 2016, from Public address website: http://www.nzfishing.com/FishingWaters/Wellington/WgtnMaps/HuttMap.htm 04: Hutt City Council. (2016). History of the Hutt Valley. [Website]. Retrieved March 8, 2016, from Public address website: http://www.huttvalleynz.com/About-Hutt-Valley/ history/ 05: Wandern, Wundern, Weltkultur. (2016). RuhrtalRadweg; immer am Fluss. [Website]. Retrieved March 7, 2016, from Public address website: http://www. metropoleruhr.de/freizeit-sport/rad-wandern/ruhrtalradweg.html
Regionalism and Infrastructure
References
06: Master Plan of the Emscher Landscape Park “connections to the outside and inwards” Source: Projekt Ruhr GmbH (nd), p 9 http://www.ruhrgebiet-regionalkunde.de/erneuerung_der_infrastruktur/freiraum_und_ gruen aechen_/emscherpark.php?p=2,4, 07: Master Plan of the Emscher Landscape Park “Five compartments for the east-west green corridor” Source: Projekt Ruhr GmbH (nd), p 8. http://www.ruhrgebietregionalkunde.de/erneuerung_der_infrastruktur/freiraum_ und_gruen aechen_/emscherpark.php?p=2,4,
23