Confidential Meeting of the Kaipitiki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCATION SUMMARY

Zion Road, Blrkenhead WORKING DRAFT

Land Parcel
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. ... . - Information
..
Tranche
SHA Name I Number
, Property Address
I Area(ha)
- ~ -

tlocal
------Board
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SHA Requestor
L.Developer

~ Develo~ment _!'~-~~...!.
Expected yield

- ' . -

'

......

- ~

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.....

. ..

Zion Road, Blrkenhead I 380

5-7 Zion Road, Birkenhead
0.1889
1--- - -

Kaipatiki

. ..

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- - - - - - . - -

--

-7 Oct 2015
I

Joint venture:

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50

The proposal is for the removal of two existing dwellings and the
construction of two four-storey apartment buildings with one common
basement floor parking and commercial areas. The northern boundary of
the proposed site is fronting Zion Road, the southern boundary is shared
with 229-233 Onawa Road. There is an approximately 5.5m level
difference from the northern boundary to the southern boundary of the site.
The contours of the land are sloping down from south to north. The
average slope is approximately 17%.
The upper levels of the development will enjoy views to the city and
Rangitoto. The site is located 2 minutes' walk from Birkenhead town
centre. Real estate agents have advised that the units will sell well and will
be suited ror first home buyers and elderly couples.
Qualifying development criteria
Height restrictions: a maximum number of six storeys, or a maximum height of 27m, whichever is
1
lowest.
Description

Minimum dwelling or residential site capacity: 4.

Affordability criteria: For developments relating to 15 or more dwellings only, 10%, according to
criteria A; or 5%, according to criteria B.

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SHA Establishment Criteria

[~:_~'!.~~e int~~cture exilt~-~r ~~~!kely exist ______ - _________ .. _____]

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i
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to

A. Does adequate (I.e. sufficient and appropriate) infrastructure currently exist to service qualifying
developments in the area?

B. If it does not currently exist, is adequate (i.e. sufficient and appropriate) infrastructure likely to
exist to service qualifying developments In the area?
Stonnwater ---

A. Yes, adequate infrastructure currently exists to service qualifying

developments in the area

B. N/A

Additional Comments

23 October 2015

Summary:
The site is at the top of the catchments that drains through Kauri

Glen Reserve. There is sufficient piped infrastructure within the road

to manage the development of the site. Onsite SW management is
required as the site Is within a SMAF 1 area. This will require both
retention and detention be provid9d to manage all new impervious
surfaces.
CONFIDENTIAL

Print~d:

28-0ct-15

Confidential Meeting of the Kaipitlki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCATION SUMMARY
Zion Road, Birkenhead WORKING DRAFT
f ........

we -comider i"hesire romeei fhe criteria oi tlfior serViCing. Adequate

(i.e. sufficient and appropriate) infrastructure currently exists to

service qualifying developments in the area.
Pipe network
There is a local pipe ntJtwork within Zion Rd that passes the front of
, this site. It is unknown ff the site is connected to this network at the
present but we would expect that the redevelopment of this site
would include a new connection(s) to this line.
r No downstream capacity checks have been undenaken and ii may
be that at development stage the pipes are shown to be under
capacity and onsite detentfon is required.

Flooding:

There are no significant overland flows paths passing through this

sfte and compliance with NZ Building Code would suffice.
i Downstream there is an minor overland flow path shown passing
I' through 4, 6 & 8 Zion Rd before discharging into Kauri Glen Reserve.
Discussion with our catchment planners has indicated no issues with
these siles in lerms of lfooding.
SMAF1

The site is located within a SMAF 1 overland and both retention and
detention is required to be proVIded onsite. While the applicants
engineer has mentioned detention, retention Wills/so be required.
Water Sensitive Design
The developer shaN achieve the expected outcomes of the PAUP
around SW management The implementation of water sensitive
design is encouraged to minimise the Impacts on the catchment
hydraulics

1 - - - - - - - - - - + - - - - ------ - Wastewater
A.

B.
Additional Comments

~~~_w!lh
1

Water
Additional Comments

al]d \Ylli> mcm.QJhe COil]f!I.!IDt

Overtype this with comment In italics if not HPO.

t-

f ~-- - - ; B.

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Overtvoe with Date and who made the comment:

Overtype this with comment in italics if not.HPO.

Transport

B.
Additional Comments

12 Oct 2015 TOG (Traffic Assessment)

Additional Trafflc Movements

As noted earlier the expected peak hour trip generation for the
apartments is around 33 vehicles per hour ("vphj. During ihe
morning peak the majority of the traffic will be heading out of Zion
Road and in the opposhe direction during the evening peak. This
represents a 3.3% Increase on traffic currently travelling through the
Zion Road I Birkenhead Avenue intersection.
Intersection Performance

SIDRA models were developed for the two intersections. Even with
the additional traffiC added generated by the apartment development
the Intersections are expected to continue to perform well with
__ . _ _ _ _ ___ _mJ!!!!n~dtJ!!~j_gue'!ing_f!_nd_t.h!_a'!fl_!_aJI!Ldei~YJgr!JJJhJ !!!.'!.!. _ -

CONFIDENTIAL

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Printed: 28-oct-15

Confidential Meeting of the Kaipltiki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCATION SUMMARY

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Zion Road, Blrkenhead WORKING DRAFT

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1
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moiiarrieiitsciiit of ZiOn Rd being less than 20 socondSper-veiiiiife-on ~

average. As expected, based on the low increase of vehicle
I
movements, the additional trips do not cause any significant changes
1
to the performance of the Intersections of Birkenhead A11'6nue I Zion
Road and Birkenhead Avenue I Onewa Road I Highbury Bypass. The
existing infrastructure is therefore considered to be abts to support
the proposed development with little or no adverse effects.
Psrlcing
. .Hence it is recommended that the apartments provide for at least
one parking space per urnt and 10 addjtfonal spaces for visitors or
general use. Furthermom, the site is located near good bus routes
both on Birkenfread Avenue and Onewa Road and is within walking
distance of a major
shopping centre. This will reduce the reliance on private transport
.
hence a provision of about 61 spaces should satfsfy the objectives of
both the operative DP and the Unitary Plan in trying to divert peDI)Ie
away from private vehicfe use and into public transport.
Access

The site will only be able lo have access onto Zion Road. This should
not be an issue as Zion Road is a local road whtch Is intended to be
primarily for access purposes.
Overtvoe with Date and who made the comment:
Overtype this with comment in italics if not HPO.
A. Yes. Adequate infrastructure currently exists. This area can be
considered for an SHA. Criterion 1B need not be considered.

Parks
i

AddHf~~~ C~.;,~ents

B. N/A
~ - 22-0c
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.

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The proposed SHA Is well-served by a range of parks within easy

walkl'ng distance, although walking distance to a playground (550m to
Nell Fisher Reserl/'6) exceeds the council's target walking distance of
400m to netghbourhood parks within high density residential zones
,
(the sffe ;s within the PAUP's THAB zone).
1 1
~--------------~------------------------------------------~--j
Community Facilities
A No, there is not an adequate provision ol community facilities.
B. Maybe, there are concerns but the development of this proposed
SHA would not impact on the urgency of upgrading existing
community facilities, or creating new facilities.
Additional Comment~>

20 October1
1 Community Social Policy
The proposed SHA will be served within the catchment of several
existing community facilities Including a Birkenhead Pool and Leisure
Centre, Birkenhead library, Highbury Community House and multiple
community leases.
A priority action in the Community Facilities Network Plan Is to
Investigate the need for pools and leisure facilities In North-Shore
area, and provide dlrectfon on the future of Glenfield Pool,
Birkenhead Pool, Beachhaven sports centre and Active Zone. This is
driven by fit for purpose and performance issues. This action does
not currently have CAPEX funding attached. The proposed SHA
would not increase the urgency to conduct this action.
N~.-;deq~~te-lrrtrastr~cture d~; n-ot-exis~th;~a~~itY 1-n-th-e
nearby schools is limited.

, .Educati~----- --r--;;-

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CONFIDENTIAL

B. Maybe, the Ministry of Education is concerned that there is limited

Prfntl!d: 28-0ct-15

Confidential Meeting of the Kaipitiki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCATION SUMMARY
Zion Road, Birkenhead WORKING DRAFT

----- - - - 1 - Site c:apa.cifY irittie surr<>unarng.schools-to be abie respOnd 10 ron.

growth.

~--------------_,--~-------------------------------------------~
.Additional Comments
28 Oct2015 Ministrxof ~d~liQ!1.J~lQ~~he~

I Blrkenhead School already over capacity. Would require additional

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_j cfassrooms.
-

1A)_4f

.;."1"- I

~~

'11f

~~

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: 2. Dema~ or housing - - - - - t:j..M._

/~-~
.
Will there be demand ~r Yes, there is an overall housing shortage in Auckland. In addition,

residential housing in the

proposed SHA?

medium population growth projections estimate that the number of

new dwellings required in the Kaipatikl local Board area is
approximately 327 additional dwellings per year.

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Additional Comments

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7 Oct 2015
:
Auckland is currently experiencing significant housing demands
across the entire region with analysis determining that demand Is
now outweighing supply. The median house price m Auckland has
increased by 62% since 2011 with a substantial inCT9ase in housing
1 supply now considered vital to ensure future generations can obtain
1 quality, affordable housing. W;thout an increase in housing supply
1 there presents a significant risk that owning property In Auckland will
become unaffordable for future generations.
The norlhem regions of Auckland are no dffferent to the wider
Auckland region with demand for hoUStng within Auckland puffing
strains on availability of housing in the northern regions.
Blrkenhead house prices are rising sharply with a clear lack of
apsrtments and affordable homes available In the area. This
development wiff provide much needed housing stock for Birkenhead
to help reduce the cost of housing in the area.
19 Oct 2015 HPO:

The population in the Kaipatik1local Board area was 87,000 in 2013.

By 2018 it is proj&Cted that there will be 91,900, an additiona14,900
people. This equates to a need tor an additional 1633 new dwellings
(an average of 3 people per dwelling) within this five year period, or
327 per year. On the basis of an average of 2.6 people per dwelling,
an additional 1885 dwellings are needed in a five year period.

.
I

i 3.

Note~ The medium projection for growth was used. Considering the
low and high projections for population growth provides a range of
between 2,600 and 7,1 00 additional people above the 2013 base
I, level In a five year period. This equates to between 867 and 2,367
additional dwellings with 3 people per dwelling, or an additional 1,000
to 2,731 additional dwellings with 2.6 people per dwelling.
Note: Growth (increase of population) between June 2013 and June
2014 was 1.5 times more than what was projected for medium
growth for this period. The rate of growth during this period was
l 1.7%.

Demand to Build

Is there evidence of
demand or motivation to
aeate quaiHylng
developments in lhe
proposed SHA?

There is evidence that there is a motivated and experienced

developer who is keen to progress the development.

Adlfdional Commonts

23 Oct 2015
We would expect to lodge (}D no later than April with construction

CONFIDENT1AL

Printed: 28-0ct-15

Confidential Meeting of the Kaipatiki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCAnON SUMMARY

r-------

Zion Road, Blrkenhead WORKING DRAFT

starting -end-oT2016-Prevlous developments:

21 Glenvar Rd, Torbay 6 lot subdivision.

43 Pilkington Road 6 terrace houses

17 Sprott rd Kohimarama 2 lot subdivision .

162 Kyle Road Greenhithe 52 lot subdivision

f 4. Strategic Location

~uld the loc~on of th-;-

proposed St lA support the

1council's plans and
strategies for development
, and land release?

Additional Comments

Yes, the site is within a strategic location. The site is less than 300m
away from the Birkenhead Town Centre and is within a 4 minute walk
of a bus stop on the Frequent Transit Network.

7 Oct 2015

:
The site is strategically located within walking distance to Birkenhead
town centre and near maJor bus routes that provide public transport
access into the city. The site is also located withtn a few minutes'
drive from the terry terminal.
Birkenhead area Is devoid of apartment style developments and
given that the future Intent of the area Is for high density housing and
large scale retail (through the establishment of THAB and Town
Centre zoning} the development is well placed to be the catalyst for
high density housing.
19 Oct 2015 HPO:
According to Google Maps, travel times to:
Takapuna Metropolitan Centre and Smales Farm are both 10 16 minutes by car and 20 - 25 minutes by bus during peak times.
The CBD IS around 12-22 minutes by car and 25 minutes by bus
during mornnlQ peak hour.

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i 5. Yield

Are there likely to be et

least 50 dwellings built in
th~SHA?.
1

Yes, 50 dwellings are proposed.

..

t 6. Contribution to Housing Affordablllly

To ~hat exk;m wiit,the . .... ves:as th~ yieidi~ over-15. ~llings: a per~~tage of atk;rdabie
r, c:teve~op'!lent make a

contnbutton to housing
affordability in Auckland?

dwellings is required. The developer Is aware of the requirement to

provide a percentage of affordable dwellings.

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Additional Comments

I
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CONFIDENTIAL

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7 Oct 201
Housing affoo:Jabifity is a significant issue for many New Zealand
families, the economy and government. Housing affordability includes
the capacity of households to meet ongoing housing costs and the
amount of discretionary income available after housing costs are paid
for. The key factors that Influence housing affordabifity for any
household include housing costs ('entry' and ongoing), household
composition, the number of people in the household, household
income, geographic location, housing quality, and the current housing
market.
The PAUP sets out the need to provide affordable housing In its
Regional Policy Statement where it determines that housing is
fundamental to Aucklanders' social weN-being and Pf(Jvicling a

Printed: 28-0ct-15

Confidential Meeting of the Kalpatiki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCATION SUMMARY

Zion Road, Birkenhead WORKING DRAFT

diVeise"ianie afhoiisTng-choice fs"necessary fur building thriving;- -

1.

mixed communities and critical to support Aucl<land's economic

rformance.
The proposed development will provide a mix of unit and dwelling
typologies that will support mixed corrimunities and provide housing
choice. We are confident that we will be able to satisfy the affordable
housing requirement which is to provide 10% affordable housing over

f-------- --- ------ ' the e!J.!!f!!. dev_f!~'!.,t_.---- - - - - - - - -- -------- -- .

! 7.

Rural Urban Boundary

Is the proposed SUA

located inside the Rural
Urban Boundary?

! 8.

1'

Yes, the site is located within the Rural Urban Boundary.

Brownfield f Greenfield and ZOning

Is tho land zonod in the

Yes, the site is a Brownfield development and is in the Terrace
notified Proposed Auckland House and Apartment Building zone.
Unitary Plan as either
Mixed Housing Suburban,
Mixed Housing Urban,
Terrace Housing and
Apartment Building, Mixed
Use, or Special Purpose
(Maori land)?
Additional Comments

7 Oct 2015

The site is located in the Te"ace House and Apartment Building

zone with the initial concept development demonstrating compliance
with the THAB development controls and controls relating to parking
and access.
~--------------~~~~~~------------------------------------ ----: B. Quality of the Proposed Development and Compatibility with the PAUP
'--

_,. - --"-~ - - oo- -

- -

- ~

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,. WoulD the proposed

The proposed development is likely to be consistent with the
dcvolopmant wHhin an
principles in the Auckland Plan, the outcomes and objectives of the
I SHA advance or foster the Proposed Auckland Unitary Plan and the objectives of the Auckland
i principles in the Auckland
Housing Accord. The location and dimensions of the site are
Plan, tho outcomes
and
objectives
ot the Proposed
I sufficiently generous that a h'19h quaI'1ty deve1opment cou ld b e
Auckland Unitary Plan and ! achteved .
j
1 the objectives of the
1 Auckland Housing Accord? .

r-----.,----------l---
---Additional Comments
7 Oct 2015

,
l
1

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! 10. Local Board VIews

CONFIDENTIAL

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1he proposed development will provide high density housing with the
apartments posiffoned to maximise views to the west across to
Rangitoto Island and access to sunlight provided for most of the year.
Communal and private open space areas will be provided by way of
a central courtyard and private balconies of all apanments.
Additionally, the proposal will achieve a high standard of streetscape
by incorporating appropriate materials and designs for the area and
for maintenance purposes.
Overall, the proposal will provide an attractive. safe and visually
pleasing mixed use development that wiD contribute to re-vitalising
the Birkenhead area.
Furthermore, tho proposal includes high density housing that
provides additional housing supply within the existing urban area in
Une with the intent of the Aucl<land Plan.
. . - - . ..

Printed: 28-Dct-15

Confidential Meeting of the Kaipatiki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCA110N SUMMARY

Zion Road, Birkenhead WORKING DRAFT

i: 11.1WI VIews
Are relevant Mana Whenua
groups supportive of the
area being made an SHA?

Send letter to iwi by 30 Oct

Ngai Tai Ki Tamaki

Ngati Manuhiri
NgAti Maru Ronanga

NgAti Paoa

- - - - ---- ---------

Ngati Rchun Ngatiwai ki

Aotea

I
I

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Ngati Tamaaho

~-I~-.~--~-:-~-~~--:-t-:-~-~-~- --=-=-=-~~- -~~-~~--~:_-~~--~~-~---_--~-----_==__~--_--~~---~----_-___ __--_-_-

-1

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,-- --- ....- .-----r--- -- --------- -- -- --- ----- - --- ------- - - --- --- ---- --J
Ngatiwai
I
r-- .. --- . - - --- -- - - --- - - ------- --- - ------- -- - . - - - -- .. ""1
Te Ahi Waru

Te Akitai Waiohua

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Te Kawerau a Maid

~:~=-:-:rl~ NOatl-- 1----------~------------ --- ------- ---------~ -~

Whatua
Te Uric Hau

WaikatoTalnui - . ... . '-----

Additional Comments
-

'

l 12.land Owner VIews

'

.. - --- -- - --- --- --- - - - -- -- ------ - - - --(insert general comment or delete this row, delete any iwi group
below that is not required)

--~ - --

--,

---- -- ---- -

Are the land owners in the

SHA supportive of the area
being made an SHA?

Yes, the land owners are supportive of the SHA request.

5 and 7 Zion Road,

Birkenhcad

and
are the owners of
these two sites. Thoy advised in an email dated 28 October that they
support the purchaser in regard to the SHA request.

Planning Assessment
! PAUP

. -- -
Provisions

t~one -----~8--- ---------- ----CONRDEN11AL

______ _j
Printed: 28-0ct-15

Confidential Meeting of the Kaipitiki Local Board

11 November 2015
SPECIAL HOUSINO AREA- LOCATION SUMMARY
Zion Road, Birkenhead WORKING DRAFT

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Precinct

N/A

------------

- - - -- - -- - - - - - - - --- Buildings must not exceed 13.5m and four storeys in height or 14.5m and
four storeys in height where semi-basement parking is provided. Semi~
basement parking must not exceed 1m in height.
--~ - -----

Height Umit

o ~ A-. - -

- ~ ~- - -

oL

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---

- -

--

- ~

o , o-

--

- - - -

- -

- -

--

Density

No density controls

Overtays

Built Environment: Air Quality Transport Corridor Separation

Historic Heritage: Pre 1944 Building Demolition Control
Natural Resource: Stormwater Management Area: Waiurutoa Flow 1.
Treaty Settlement Land: Ngati Whatua Orakei Treaty Settlement Area of
Interest.
Landfill I Contaminated Land: Unknown - Unlikely

r . ---- --- -....

i OP Provisions
Zone

5 Zion Road- Residential 8C

7 Zion Road- Residential 4B

Height limit

5 Zion Road- Residential 6C - 9m

7 Zion Road- Residential 48- am

Denslt:r

5 Zion Road- Resldentiai6C: 1 unit per 250m 2 of net area of parent site
where the associated residential unit has been granted a resource consent,
7 Zion Road - Residential 48: Mimmum Net Site Area: 450m 2, provided that:
3-5 units at 400m 2 or greater per unit is a controlled activity More than 5
units at an average of 400m2 or greater per unit is a limited discretionary
activity

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: PAUP/UP Comparison

------- -- -- - ----- -- ------------ --.

. Developmenl-rnreater development opportunity with regards to height and density is

opportunity
afforded under the PAUP rules as the Terrace Housing and Apartment
Buildings zone rules under the PAUP allow for four storeys and no density
limits.

i Planning Comments
Comments

It IS noted that the site is adjacent to the Zion Hill Methodist Church and Hall
Complex Historic Heritage Place.

Planning History

5 Zion Road- No consent records

7 Zion Road -one consent ror the removal of a Norfolk Pine tree (granted
2003)

Area Planning
Feedback

Qverl~~

Submissions .

A word search for "Zion within the Summary of Decisions Requested Submissions to the PAUP returned zero results.

Site VIsit

BOOk car for t 1 Nov

with
and who made the comment:
Overtype this with comment In italics if not HPO.

..

1Ownership information per parcel

CONFIDENTIAL

Printed: 28-oct-15

Confidential Meeting of the Kaipltiki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCATION SUMMARY
Zion Road, Birkenhead WORKING DRAFT

,------ - - - - - - - - Street Address

Owner

---~---

Land identification

------~- T--~Chail

CT Number

SZ1on Road,
Birkenhead

lot 3 DP 22111

CT-499/88

7 Zion Road,
Birkenhead

lot 4 DP 22111

CT-491/40

CONFIDENnAL

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Area (ha)

0.0948!

0.0940

iI

Printed: 28-oct-15

Confidential Meeting of the Kaipltiki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCAOON SUMMARY
Zion Road, Blrkenhead WORKtNG DRAFT

PAUP Zoning:

CONFIDENTIAL

Printed: 28-0ct-15

Confidential Meeting of the Kaipltiki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCA110N SUMMARY
Zion Road, Birkenhead WORKING DRAFT
PAUP Overlays:

CONFIDENTIAL

Printed: 28-0t:t-15

Confidential Meeting of the Kaipltiki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCATION SUMMARY

Zion Road, Birkenhead WORKING DRAFT

- --

~--

- - -

:.

- -

2
Ground Floo Plart

CONFIDENTIAL

Printed: 28.0Ct-1S

Confidential Meeting of the Kaipitiki Local Board

11 November 2015
SPECIAL HOUSING AREA- LOCATION SUMMARY

Zion Road, Birkenhead WORKING DRAFT

Southern BOY

1\lorthern BOY

13.5m height limited

Nature ground levei _ ...

SECTION 1-1

CONFIDENTIAL

Printed: 28-0ct-15