4. Planning – Zoning Issues

4 Planning zoning issuesPopulation capacity figures have been discussed previously to attempt to provide numerical guidelines for community consultation and spatial plan design.

There appears to be some acceptance that residential growth is inevitable, as long as it is planned  and considerations are made for community places and linkages, consistent with a rural village theme.

Along with the current Kingseat Road development application, other areas proposed for future growth which generally comply with the principles of liveable neighbourhoods (comprising a 400m walking catchment) are the Askew family owned Patumahoe Road properties adjoining Carter Road, and the block containing properties along the other side of Patumahoe Road, owned by Barry Stephens, Scott Gavin and Dave Puflett.

While the need for additional 3 ha commercial zoning has been identified by the FDC District Growth Strategy, no location for this landuse has been identified.  This may produce a scattershot result with local residents applying for resource consents throughout different locations in the village.

Suggestions from participants

  • The majority of respondents – if not all – would like to see retail and hospitality businesses located in the village centre,
  • Small trades and businesses are also considered appropriate for the centre of town,
  • Other suggestions for permissible business use include: shared office or medical spaces, consultancies and other professional services,
  • A few respondents, including Patumahoe School, commented on the adverse effects on current residents and schoolchildren from the chicken farm located on the outskirts of the village at Patumahoe Road.  This farm is compliant with required standards, but the smell can become quite strong for close neighbours and the schoolchildren depending upon wind direction and strength,
  • Discussions are also underway between our local conservation group, Whakaupoko Landcare, Auckland Council and the neighbour adjoining the chicken farm about creating a link walkway between Clive Howe Bush reserve and wetlands and Henry’s Bush.  This property is on steeply sloping north facing unproductive land which added to it’s proximity to the village residential area – makes it suitable for lifestyle block development.  A condition of development could be the creation of the link walkway.
  • Zoning should provide integration of new residential areas with established areas to retain village aesthetic values,
  • possible location for the 3 ha of light industry or commercial landuse is alongside railway where it can act as a buffer between the railway and residential development.  The adjacent sIde of the railway already has a large timberyard development.  Development of this land property should also consider possible road link to Patumahoe Road.
  • An alternative location could be along Mauku Road including the back of current businesses located in that street,
  • However, it has also been raised that perhaps despite identification in the DGS there is no requirement in Patumahoe village for this landuse, given the close proximity of the Paerata Industrial Park and the large industrial park in proposed for Waiuku.

 

Other considerations:

  • Once again, the proposed Kingseat development and surrounding area patronage provide extra impetus for considered planning.  This will directly affect residences of Patumahoe as the current residents of Kingseat frequent Pukekohe for their local amenities.  Patumahoe village is directly in the middle of this thoroughfare.  With increasing population in Kingseat, traffic volume will substantially increase through Patumahoe;
  • While development of productive land has to be carefully quantified, we believe that discussions between council and landowners should investigate opportunities such as the one proposed above that provide growth opportunity without loss of viable land and community access and ecological benefits to the environment and residents.

 

Franklin District Council – Growth Strategy 2051 (2007)

7.9.1 Live

… Patumahoe has experienced moderate growth (185 people, 42%) since 1991, growing by 14 per annum on average.  Because of its good proximity to Pukekohe, Waiuku and State Highway 22, as well as being located in the more desirable northern rural area, Patumahoe will continue to be a sustainable rural village.  Patumahoe would be characterised by medium-low density housing typifying rural village living.  Over time the mix of household types choosing to live in Patumahoe will change with 50% of households occupied by families dropping to 40% by 2051.  There will be a slightly higher share of singles (25% compared with 21%) and couples (30% compared with 25%) by 2051.

Residential Densities

Patumahoe currently has a dwelling density of 3.5 dwellings per hectare, with a mean section size of 1,230m2.  The target density for Patumahoe is 10 dwellings per hectare as this is considered to be an achievable and appropriate target for Patumahoe, while still allowing a variety of lot sizes and lifestyle opportunities.  Based on this density and an average household size of 2.3 people per household, and additional 18 hectares of future residential will be required.

Table 7.26 sets out estimates for Patumahoe including the total number of new dwellings required through infill or redevelopment and greenfield development.  These estimates are based on existing urban boundaries and future urban areas.  An increasing level of uptake has been factored into the land requirements, beginning with 43% infill uptake by 2021 and increasing to 85% by 2051.

Not all residential growth can be accommodated within the current urban boundaries, even allowing for intensification of the current rural residential zone.  Infill opportunities are limited by an aquifer recharge area to the south.  Constraints such as versatile soils, slope, location of the acquifer and elevation were mapped in order to identify the areas suitable for urban expansion”

Note:  All projections are estimates and given that they are applied to contestable population figures – provide little or no planning guidelines for an accurate plan.

7.9.2  Work:

Patumahoe currently offers employment for 125 people (as at 2004).  By 2021, employment in Patumahoe is expected to increase by 35 jobs (2004-2021 growth at 30%), providing employment for 160 people.  By 2052, employment in Patumahoe is expected to increase by 100 jobs (2004-2051 growth at 80%), providing employment for 220 people.

There will be moderate growth in manufacturing, construction, education and retail sectors…

… Patumahoe currently has 3ha of business zoned land located at the junction of Patumahoe, Woodhouse, Mauku and Kingseat Roads.  Given the anticipated employment growth, Patumahoe will require a further 1 hectare by 2021, and another 2 hectares by 2051.  It is recommended that all economic activity is located on sites adjacent to the existing business zoned land to provide a centre with a cohesive commercial and industrial focus.”

Note:  It is apparent that these projections are utilising district averages – and have not been individually formulated for Patumahoe.  As such, they provide little or no direction for future planning processes.

 

Planning advice:

As mentioned previously, spatial plans should intend to make the village centre as active as possible – avoid large tracts of open space, and include vehicles as well as pedestrians and cyclists in village green area.

Locate industry as far away from residents as possible – or if location is found that adjoins the village – make sure that buffer zones and practices are utilised to divide land use areas.  Eg.  Swales – such as that in Clive Howe Road.

 

CONCLUSIONS / ACTIONS

 

We challenge the current population figures, projections and residential and employment trends inherited from the Franklin District Growth Strategy by Auckland Council.  Given the obvious lack of individual attention given to Patumahoe when compiling these figures, we believe that a specific village planning process allows for this data to be updated.

 

4.1 Initial Spatial Plan for village centre

We would like review of community and commercial spaces of village centre, to create a village spatial plan for these areas that support and enhance the quality of life that Patumahoe village residents and businesses appreciate and value,

 

4.2 Clive Howe Bush Reserve – Henry’s Bush linkway

We would support the plan proposed for the residential development of the properties in Patumahoe Road, as defined and agreed to by Whakaupoko Landcare, Auckland Council and those private landowners which includes the removal of the chicken farm and installation of public walkway proposed in 5.2.2.

4.3 Village walkway/cycleway network

We also support any planning strategies and proposals that provide community links throughout the village, from Patumahoe village to Mauku – and opportunities to link to other networks.  See 5.2.3 for possible future options and 5.3.2 for proposal for initial Patumahoe/Mauku railway corridor route.

4.4 Commercial / Industrial zoning

We would like to determine whether the need identified in the DGS for commercial zoning is accurate.  We would like Auckland Council to undertake the recommendation of The DGS for 7.9.5 Future Actions – Business and Industrial Activity:

“Undertake a study of appropriate land uses for Business zoned land in the village centre.  This may result in changes to the business activities permitted, along with appropriate activities and development standards in each zone.”

“… The location and use of this land should be determined through the structure planning process”.

If so, we would like to ensure that we have a category system that defines appropriate business type for its location.

  • If requirement is warranted and location is identified, categories of business type should apply to any such zones within Patumahoe to ensure that only appropriate businesses are located close to the heart of the village and residential areas.

 

Next page:  5.  Transport

5.1  Traffic

5.2  Walking

5.3  Cycling

5.4  Public Transport