Studio 6225 Karaka

Karaka Urban Development Strategy Chloe Nelson, Michelle Ineson, Morgan Taylor, Nick Sisam

Introduction

Urban Growth History

Context

1-2

Context

3-6

Surrounding Settlements

7-8

Transport Network

9-10

Land Cover

11-12

Landuse Capability

13-14

Significant Ecological Areas

15-16

Coastal Considerations

17-18

Hydrology

19-20

Slope and Elevation

21-22

Maori Cultural Heritage

23-24

Fault Lines

25-26

Supporting Land Owners

27-28

Obstacle Limitations Surface

29-30

Development Constraints

31-32

Proposal Strategy

Proposed Development Model

33-34

Urban Growth Strategy

35-36

Ecological Connectivity

37-38

Cycling Connectivity

39-40

Walking Connectivity

41-44

References

45-46

Contents

1

From the 1950s urban growth decisions were implicitly tied to the development of the new motorway network when the balance between public and private transport was tipped in favour of the car’. Transport orientated connectedness meant that all sectors of the urban area experienced significant suburban development. The rapid expansion of the motorway network, combined with a lack of emphasis placed on public transport, was the beginning of a soon-to-be-dispersed urban area.

The established motorway network guided extended urban growth southward. State housing had a strong influence on the form of this expansion, especially in south Auckland. By the early 1970s, the proportion of state houses in Otara was over 40%, and almost all the houses in Otara were built within 12 years from 1971 with 5,000 dwellings on 1,200 acres. Other state housing developments were located at Mangere Bridge and Papatoetoe.

The trend of growth outside central Auckland continued into the 1980s as the outer areas grew enabled by the reliance on private transport and the motorway system. New suburbs continue to develop on greenfields resulting in lost productive land and ecological degradation of catchment areas.

There has been growth in residential levels just outside of the urban limits with the increase in countryside living or ‘lifestyle blocks’ e.g. around Pukekohe, Kumeu and Whenuapai, and along the coastal areas of Whangaparaoa Peninsula and further north. This progression of residential rural living has in part encouraged the integration of urban and rural realms and opened opportunities to intensify development on rural or productive land.

Urban Growth History

2

Auckland urban growth projections anticipate the need to accommodate an additional 400 000 extra dwellings by 2040. The draft unitary plan suggests that infill development will be prioritized and is anticipated to provide 70% of these additional households, yet provision must be made for around 40% of these new homes and businesses to be accommodated on land currently outside the existing Metropolitan Urban Limit (MUL). Of this land, the Auckland unitary plan has identified a number of Greenfield areas of investigation, North, West and South of the current urban limits. The Southern cluster including Pukekohe, Papakura, Drury and Karaka are the focus of this analysis.

At a regional scale the principals outlined in the Draft Auckland Unitary Plan encourage new development strategies to demonstrate compact urban form that avoids the most highly productive farmland, addition to this, planning and design should consider risks from natural hazards and address the requirements for development resilience to future natural system change and planning should encourage a modal shift to walking, cycling and public transport through a well-considered development footprint and connected, multi use transport network. (Addendum to the draft Auckland Unitary Plan- 15.03.2013)

3

Auckland

New Zealand

Context

4

Karaka

5

Presently the Karaka region consists of mostly open, low-density farmland, sited on a peninsula extending to the Manakau Harbour South of Auckland.

The proposed development site is 1682 Ha and the topography is, in the most part flat or gently rolling. The steeper sections are limited to slopes running down to many streams and harbour inlets vegetated predominantly by mangroves. Native vegetation on the site is minimal, comprising of a small patch on the Southern boundary, extending slightly southward of the site. Other vegetation is predominantly private gardens, shelterbelts and smaller areas of rotational cropping.

6

The majority of the land is utilised for grazing sheep, cattle and horses. A number of Thoroughbred stud farms and the National Bloodstock Sale Complex with a $100 million p/a turnover, is located within the area, making horse breeding and stock farming key to the local and national economy.

The surrounding districts, specifically Pukekohe, provides 25% of the country’s vegetable crop. This productive land is key in supplying national and export markets. Low density, rural housing is widely dispersed over the area along with built farm infrastructure and lifestyle blocks.

7

Mangere - 55,000

Manurewa - 6,000 Takanini - 11,000 Papakura - 28,000 Drury - 3,500

Pukekohe - 26,000 Arterial Roads Surrounding Settlements Scale 1:150,000

Waiuku - 6,000

Surrounding Settlements

8

The Karaka development site is located South of the present Auckland MUL, 36.5 km from the Auckland CBD. It lies West of the southern motorway (SH1) and North of the SH1/ SH22 interchange at Drury.

Presently these provide the primary access routes. Manukau city center lies 18km North of the site, with the satellite town of Pukehohe (population 26,000) 14km to the South. (2006 census)

9

Proposed Transport Connection Arterial Roads Karaka Scale 1:150,000

Transport Network

10

A proposed link from Weymouth to Karaka via a bridge and road running parallel to SH1 to the west would potentially split the southbound traffic and act as an alternative Southern arterial route. In its self, this would considerably alter the character of the Western half of the Karaka site and would also effect the community of Weymouth but opens opportunities to link the Auckland CBD and International Airport, through Weymouth and Karaka to the Pukekohe town center and the major southern railway corridor.

11

Broadleaved Indigenous Hardwoods Deciduous Hardwoods Flaxland Herbaceous Freshwater Vegetation Herbaceous Saline Vegtation Indigenous Forest Major Shelterbelts Magrove Manuka / Kanuka Mixed Exotic Shrubland Orchard and Other Perennial Crops Other Exotic Forest Pine Forest - Closed Canopy Pine Forest - Open Canopy

Scale 1:150,000

Land Cover

12

Mapping areas of vegetation highlighted the lack of connectivity and patches within the site.

Urban development has removed vegetation connectivity through the South Auckland region. Through the redevelopment of Karaka their is potential to revegetate the land and increase the biodiversity and connectivity across the wider context.

13

High Producing Land 2e4 2s4 3e3 3e5 Scale 1:30,000

Land Use Capability

14

A Land Use Capability (LUC) rating of the ability to sustain agricultural production, based on an assessment of the inventory of rock type, soil, slope, present type and severity of erosion, and vegetation.

Used to represent the potential use for development based around soil types.

Best quality soil to be put aside for continued agricultural use.

15

Coastal Boundary Significant Ecological Areas Herbaceous Saline Vegetation Indigenous Forest Mangrove Herbaceous Fresh Water Vegetation Scale 1:30,000

Significant Ecological Areas

16

The Unitary Plan has recognised the sprawl character and important features of this area and has included provisions for protecting and managing these.

17

Coastal Environment Karaka Coastal Protection Yard Scale 1:30,000

Coastal Considerations

18

The coastal environment includes at least the coastal marine area, the water, plants, animals, and the atmosphere above it and its environment in which the coast is a significant part.

Priority to limit the level of high density within this area and focus more on low and medium density development and maintaining access to the coast.

19

Flood Plains Streams Scale 1:30,000

Hydrology

20

Streams: assessment to provide ecological buffers and erosion protection within areas of development.

Terrain modelling was used to show the relationship between the land and water.

Floodplain data used to avoid major developments.

Floodplains are often desirable due to the availability of flat land, fertile soils, proximity to water for immigration and recreation.

Developing these areas would increase the potential risk of flooding and are undesirable for development, but are potential areas for revegetation and recreational space.

21

Elevation Low

High Slope >15 0-15 Scale 1:30,000

Slope and Elevation

22

Development of slopes >15 degrees was avoided in order to avoid erosion and compound sedimentation of waterways.

These areas provide potential for revegetation and enhancement of riparian areas.

23

Maori Land Scale 1:30,000

Maori Cultural Heritage

24

Indicates areas that have a unique legal and governance framework for land subject to Te Ture Whenua Maori Act 1993.

Areas of Maori land and cultural significance are to be left undeveloped and able to be developed under a separate integrated Maori land development plan to enable a range of activities and development appropriate to the area.

25

Scale 1:30,000

Fault Lines

26

Fault lines running through Karaka site will need to be considered during development of subdivisions.

27

Scale 1:30,000

Supporting Land Owners

28

Existing land parcels, would in the short term, effect the progress of this proposed development. Presently a significant group of landowners have put forward this development proposition. They are driving the idea and envisage including more neighbouring properties in the overall scheme. In considering this landowner push, plus land obtained via Transit NZ for upgrading roading infrastructure and rate rises pressuring other lot holders to downsize or consider subdivision much of the site could be available in the medium (20yrs) to long term (50yrs).

There is an opportunity to maintain blocks of productive farmland that could potentially provide some form of urban agriculture with a degree of public recreation access. Land swap arrangements may open the possibility to create linked green corridors that would link habitats, provide green infrastructure opportunities especially in water management and help to maintain the rural character and amenity of the site.

As can be expected, this proposal does not have the support of all the local landowner, many of which have established viable farming operations over consecutive generations.

29

Obstacle Limitation Surface Arterial Roads Scale 1:30,000

Obstacle Limitations Surface

30

These surfaces should be free of obstacles and subject to control such as the establishment of zones, where erection of buildings, masts and so on are prohibited.

Things also to be considered are wildlife hazard management, surface water, and trees.

31

Retired Land Potential Development Arterial Roads Scale 1:30,000

Development Constraints

32

Overall the site is relatively flat with gentle rolling hills, suggesting most of the land could, topographically be considered for development. There are some areas with slope grater than 15 degrees where the land descends to small streams and more significant tidal inlets.

The coastal proximity and low contour of the area could, in the future be vulnerable to rising sea levels and erosion while poor catchment management may result in stormwater containment problems unless considered in the overall design. Waterways and riparian areas are sensitive and would require a minimum 15m buffer to built development but could provide an opportunity to enhance vegetated habitat corridors and stormwater management infrastructure as well as the associated amenity values.

Our development planning approach has focused on preserving existing natural and cultural resources to create primary conservation areas. These exclude development on the most highly productive land, waterways, flood plains, sensitive coastal margins, erosion prone slopes, significant cultural and heritage sites and land restricted through proximity to the airport flight path.

33

Cluster Development Model

34

Cluster developments allow for residential and commercial development, preserving the rural character and environmental features while allowing for more open space.

This periurban form is a process of urban growth dispersed in a rural setting. It is characterised by certain land uses supporting urban growth and preserving the ecological and rural character of the area.

Cluster developments situate dwellings on smaller lots and there is less emphasis on minimal lot size. The remaining land, which in a traditional linear development would have been allocated to individual housing lots is now used as protected open space and shared by the residents of the development and the community.

Increase in more open space allows for greater ecological connectivity, recreational activities and all round health and well-being of the residents that live in the developments. These areas also preserve the most significant natural and cultural resources of the area.

35

Walking

36

High-density areas within each cluster are located within a 10min walking distance of each other with the aim to encourage walking cycling and public transport.

37

Cycling

38

Each settlement cluster sits within a 1.5km or 5min cycle radius and link to the adjacent cluster within a 10min cycle. This is accessable to the coastline, public open spcaes, recreational areas and commercial developments.

39

Ecological

40

Habitat connectivity –re-vegetiated land patches within 1.5km of each other and situated to protect waterways and land susceptible to erosion.

Yet not shielding significant coastal views.

41

Proposed Bridge High Density Karaka Gateway High Density Mixed Use Medium Density Revegetated Land Retained Productive Land Low Density Lifestyle Scale 1:15,000 @ A0

Urban Growth Strategy

42

Cluster development principals as applied to the Karaka site result in a small built footprint with communal open space organized at a large scale to ensure ecological functionality. Of the total site area of 1700ha, 1100ha is un-developed creating opportunities for re vegetation, open space, recreation areas, water management facilities and high intensity farming operations. Of the remaining 600ha, mixed density residential, retail and commercial development is proposed in clusters filtering southward from the main gateway center sited on the peninsular with a new bridge linking Weymouth to the Karaka site. This node was selected to provide a sense of arrival to the area, maximizing the coastal location and gentle topography. The total development is projected to create 8000 new dwellings with potential to expand this further through exploring the possibility of buildings above the three stories used to calculate our figures. This proposal would currently accommodate a population of around 20 000.

43

Arendt, R. (n.d) Conservation Subdivison Design: A brief overview. Retrieved from http://www.greenprospects.com

44

Auckland Regional Council. (2010) A brief History of Auckland Urban Form. Retrieved form http://www.arc.govt.nz Auckland strategy and research (2013) Auckland Draft Unitary Plan Addendum. Southern Rural Urban Boundary Greenfield Investigation. Initial engagement and feedback report. Retrieved from http://www.aucklandcouncil.govt.nz Bowden, D. Crawcroft, G. Murphy, G. Smail, A. Viljevac, Z. (2002) South Auckland Ground Water, Kaawa Aquifer Recharge Study and Management of the Volcanic and Kaawa Aquifers. Technical Publication 133 Conservation Subdivisions (n.d). Retrieved from http://www.des.gov/organization/divisions/water/wmb/repp Franklin District Plan. Retrieved from http://www.aucklandcouncil.govt.nz Harland, B (n.d) Look back and learn – Flatbush revised. Retrieved from http://www.planning.org.nz Housing New Zealand (2005) Housing at High Densities. Retrieved from http://www.hnz.co.nz The Auckland Unitary. Retrieved from http://www.aucklandcouncil.govt.nz Theobald, M. Thompson Hobbs, N. (2002) A framework for Evaluating Land Use Planning Alternatives: Protecting Biodiversity on Private Land.

Retrieved from http://www.consecol.org/vol6/iss1/art5

References