MIXED USE TRANSPORT TOWN
KAUAROA BAY WAIHEKE ISLAND
PART OF THE GREENFIELD RESILIENCE GROWTH STRATEGY
John Allan
INTRODUCTION
The Greenfields Resilience growth strategy aims to create highly liveable spaces through two models: Mixed use transport towns (MUTT) and 1600m2 lifestyle options. The shared goal behind these models is to achieve a quality, sustainable lifestyle, providing for Aucklanders now and in the future. A positive move towards the goal of being the most liveable city in the world.
This study focuses on applying the MUTT model within the context of the south east coast of Waiheke Island. This is an area that was identified as a potential place for a mixed use development based on new ferry infrastructure. Using a similar landscape ecological approach to the large scale analysis, the south coast area is analysed in further detail.
GREENFIELD RESILIENCE LARGE SCALE ANALYSIS & GROWTH STRATEGY
Based on the analysis from the large scale study, the south coast of Waiheke Island has been targeted as a potential area of future Auckland Growth. The initial study looked at inserting an new transport node, in the form a ferry on this south coast area to initiate population growth. Using the Mixed Used Transport Town Model in partnership with the 1600 Lifestyle model, there is potential to stimulate urban densification.
NATIVE FOREST EXOTIC FOREST REVEGETATION FOOD PRODUCTION 1600M2 LIFESTYLE MIXED USE TOWNS
MIXED USE TRANSPORT TOWN DESIGN DRIVERS LOCAL POWER GENERATION
CYCLE + WALK + WATER INFRASTRUCTURE
ECOLOGICALLY SENSITIVE DESIGN FOR BIODIVERSITY
LOCAL PRODUCTION FOR LOCAL CONSUMPTION
MUTT
LOCAL WASTE MANAGEMENT BUSINESS WASTE EXCHANGE
LOCAL FOOD NETWORKS
LOCAL TRADE + CURRENCY
MIXED USE TRANSPORT TOWNCENTRES
EDIBLE PARKS
SITE CONTEXT WAIHEKE ISLAND, SOUTH COAST
The south coast of Waiheke Island is largely undeveloped, it consists of patches of native vegetation, secluded beaches and agricultural pastures, with a more recent introduction of vineyards and olive orchards. The area of study is south of Rocky Bay (Omiha) which is the end of the line for the public bus. To the north there is 250 hectares of old growth native forest and wetlands known as the Whakanewha Regional Park.
The area of study is a mixture of headlands and bays, consisting of steep slopes, coastal forest, open pasture and secluded beaches. Views from the ridge lines are out to the Hauraki Gulf and back across towards Auckland.
WAIHEKE LIFE “Waiheke has these days become an eclectic community, made of all social strata. Luxury homes pepper the hills and coastline, while the valleys are still full of modest houses and batches” (Waihekepedia)
From the early history of weekend batches and holiday homes for the privileged few, the introduction of the fast passenger ferry service into Matiatia in 1986 made Waiheke commutable for city workers, and since then the population has flourished.
a flourishing wine industry and emerging artisan producers of olive oil and related products. The wine & food festival, jazz festival and arts scene attracts many visitors, with the recent addition of sculpture park with associated walks and tours a huge success.
It is this premise that makes this study worth exploring.
Cycling is a popular recreational past time on Waiheke, with a well used bike hire service at Matiatia ferry terminal. (Source Waihekepedia.org)
Current population of Waiheke is 8000 ‘permanent’ residents with an influx over the summer holidays boosting it to over 25,000. The island enjoys a rich cafe culture,
CASE STUDIES Zurich - Seewurfel - Lake Cubes Mixed Use Regeneration Development “New centre for working and living … integrates … harmoniously into the existing historic fabric of the area.” Low density 15 dwellings per hectare - 666m2 sections 64 people per hectare Offices and/or retail lower three floors Upper two floors apartments Shared recreational spaces Alternative geothermal energy use (Arpa, Mozas, & Per, 2007).
AUCKLAND APARTMENTS
Beach front Apartments - Tamaki Drive The success of the beach front apartments along Tamaki Drive in Kohimarama, Mission Bay and Saint Heliers can largely be attributed to the proximity to beach and stunning harbour views. Beach front apartments are valued at over $1 million each.
LAND USE CAPABILITY The majority of the land in this area is rated as 6e9 - non arable land with moderate limitations to crop production, more suitable for forest. Slopes in these areas are highly prone to erosion. A small proportion of Woodside Bay is rated at 3w1 - slightly wet land suitable for crops or pasture.
KEY 6e9 - Non arable 3w1- Arable
VEGETATION Vegetation patterns are a mix of some planted exotic pines with some old growth coastal forest ecosystems, and areas of naturally regenerating Manuka and Kanuka regrowth from formerly clear felled kauri forests. The remaining land open pastures.
KEY Indigenous Forest Exotic Forest
SLOPE The majority of the coastal edge is steep cliffs, with some flat land in the Woodside Bay valley area. Slopes larger than 18ยบ are retired.
KEY 0-5ยบ 5-18ยบ 18ยบ+
ASPECT Due South facing slopes (above 5ยบ) are identified for retirement.
KEY South Facing
HYDROLOGY Overland flow paths and major streams within the study area show the need for further riparian planting. The notable stream in Woodside Bay is highlighted to show the 25m zone either side allocated to riparian planting.
EXISTING OWNERSHIP Existing built form is scattered through the site, an extremely low density settlement of lifestyle blocks and vineyards, with some cliff top mansions, holiday rentals and simple beach batches. There are only 15 titles within the are of study, with the largest parcel encompassing all of Kauaroa Bay.
COMBINATION By combining the retired areas of slope, aspect, indigenous forest and hydrology, areas suitable for development remain. Kauaroa Bay emerges above Woodside bay as a larger area, with the existing jetty, and single landowner, it is the most viable option for a MUTT settlement. Remaining areas are retired for ecological or recreational use.
KEY Suitable Land Retired Land Cadastral Lines
PROPOSED SETTLEMENT Settlements are placed in the suitable areas. Using the MUTT model and the lessons from Tamaki Drive apartments plot sizes are allocated to Terrace 250m2, or apartments on 500m2+. Apartments are given preference over terraces based on their proximity to parklands, beaches and views of the water. Roads are configured based on minimising the impervious surfaces.
TRANSPORT CONNECTIONS Based on the position of the ferry terminal in the position of the existing private jetty in Kauaroa Bay, the study area is analysed for distance travelled from this node, to help with the necessary location of a further transport node in the form of a bus station, this can be the potential site for further intensification.
RECREATION NETWORK The revegation and coastal edges are used as a connective tissue between settlements, beaches and potential park areas. Recreation opportunities exist along the edges of settlements and connecting them up with a network of pathways and cycle tracks creates a more livable settlement.
MASTER PLAN COMMUNITY CENTRE + GARDENS
86 TERRACE HOUSES + 180 APARTMENT BUILDINGS
MUTT - KAUAROA BAY FERRY
CONCLUSION 181 Hectares - 2250 New Dwellings = 12D/Ha
The south coast of Waiheke Island can provide Auckland with an area of growth and new urban development, provided the public transport infrastructure is installed from the outset of the development.
Building successful apartments in Auckland relies on targeting the luxury market, this coastal area can reach that market with its magnificent views and beaches. The use of the MUTT model in
partnership with a landscape ecological approach has provided desirable outcomes for the environment, potential residents, and city as a whole.