Council Evidence 081 South Auckland Overview

BEFORE THE AUCKLAND UNITARY PLAN INDEPENDENT HEARINGS PANEL
IN THE MATTER
of the Resource Management Act 1991

and the Local Government (Auckland
Transitional Provisions) Act 2010
AND
IN THE MATTER
of TOPIC 081 Rezoning and Precincts

(Geographical Areas)
AND
IN THE MATTER
of the submissions and further

submissions set out in the Parties and
Issues Report
STATEMENT OF EVIDENCE OF MARC REN MICHEL DENDALE

ON BEHALF OF AUCKLAND COUNCIL
SOUTH SUB-REGIONAL OVERVIEW
26 JANUARY 2016
TABLE OF CONTENTS
1. SUMMARY .................................................................................................................... 3
PART A OVERVIEW AND BACKGROUND ....................................................................... 3
2. INTRODUCTION ........................................................................................................... 5
3. CODE OF CONDUCT .................................................................................................... 5
4. SCOPE .......................................................................................................................... 5
5. STATUTORY AND POLICY FRAMEWORK .................................................................. 5
6. RELEVANT PLANNING DOCUMENTS ......................................................................... 6
PART B - SUB REGIONAL OVERVIEW ............................................................................. 15
7. DESCRIPTION OF SOUTHERN AREA ....................................................................... 15
8. STRATEGIC OVERVIEW OF INFRASTUCTURE........................................................ 23
9. KEY PROJECTS WITHIN THE SOUTHERN AREA ..................................................... 23
10.
PRECINCTS WITHIN THE SOUTHERN AREA........................................................ 30
11.
APPROACH TO ZONING WITHIN THE SOUTHERN AREA.................................... 30
12.
OVERVIEW OF BROAD SUBMISSIONS ................................................................. 43
13.
CONCLUSION ......................................................................................................... 43
Marc Dendale Unitary Plan Topic 081(f) South Planning 26 January 2016
Page 2
1.
SUMMARY
1.1
The purpose of this Evidence Report (Report) is to set out an overview of the pattern
of zoning and precincts under the Proposed Auckland Unitary Plan (PAUP) for the
southern area of the Auckland region. The southern area insofar as this evidence is
concerned, comprises the local board areas of Howick, taraPapatoetoe,
Manurewa, Papakura, Franklin and part of Mngere-thuhu (thuhu is dealt with
in the evidence for central Auckland). In preparing this statement of evidence, I have
relied upon the evidence of John Duguid dated 3 December 2015, for Topic 080
Rezoning and Precincts General (Topic 080) and Topic 081 Rezoning and Precincts
(Geographical Areas) (Topic 081) which sets out a strategic overview of the councils
approach to zoning and precincts within the PAUP. In his evidence Mr Duguid
quotes the strategic direction provided by the Auckland Plan, including how to
achieve the development strategy. A key direction of the development strategy for
urban Auckland is to create a stunning city centre, with well-connected quality town,
villages and neighbourhoods. Mr Duguid also mentions three priorities for urban
Auckland from Section 10 of the Auckland Plan, namely to achieve quality compact
urban environments, to demand good design in all development and to create
enduring neighbourhoods, centres and business areas.
1.2
The Auckland Plans development strategy also provides strong direction with regard
to rural Auckland, namely to keep rural Auckland productive, protected and
environmentally sound. The two priorities are to create a sustainable balance
between environmental protection, rural production and activities connected to the
rural environment as well as supporting rural settlements and communities.
1.3
The Auckland Plans priorities have strongly influenced the approach the Auckland
Council (Council) has followed with respect to zoning and precincts in the southern
area of Auckland. The proposed focus of future growth in the southern area is
largely on existing urban areas and particularly those with good existing infrastructure
such as along the Otahuhu Papakura spine which has a well-developed road and
rail network.
1.4
The southern area is experiencing significant population growth and the proposed
zoning approach strives to ensure that most development will occur in the current
urban envelope. However provision is also made for urban expansion and for
example, Pukekohe which is a priority satellite town, is anticipated to grow
Page 3
substantially. It also ensures that the southern area retains its strong economic
function and that business areas are continued to be provided for. Housing New
Zealand Corporation which is a key land owner in the south, has sought to increase
its ability to redevelop its housing stock more intensively in the future through the
PAUP process and will be an important contributor to achieving the goal of becoming
a quality and compact city. The southern area is host to a range of activities and
infrastructure of vital importance to the wider Auckland region such as the water
supply from the Hunua ranges and the Waikato River, horticulture, Auckland
International Airport, electricity transmission corridors, liquid fuel and gas pipelines
and roading and rail networks and the Mngere Wastewater Treatment Plant.
1.5
The zoning approach proposed ensures a balance that will enable development to
occur while safeguarding the values and qualities that make the southern area
unique and special. Mana Whenua have strong cultural and historic links with many
parts of the southern area and these are reflected in the approach taken in areas
such as Puhinui.
1.6
Although the urban population of the southern area far exceeds that of its rural
hinterland, a very significant proportion of the southern area is rural in character and
land use, offering a range of rural lifestyle choices. In view of their attractiveness,
there is considerable pressure for certain rural and coastal settlements, most of
which have limited infrastructure, to expand. The approach adopted through the
PAUP which is proposed to be retained, is that the expansion of these small
settlements be carefully managed and growth be concentrated in existing urban
areas or serviced rural towns and villages, to ensure value for money on
infrastructure investment and to ensure that rural production activities can continue
on rural land with high productive potential. However, there are parts of the southern
area that experience natural constraints that do affect urban development such as,
for example, flooding in the Takanini area and steep topography to the north of
Pukekohe.
1.7
The southern area is also blessed with considerable natural attributes such as its
elite and prime land, very long and diverse coast, featuring surf beaches, wetlands,
streams and a variety of different coastal margins, as well as large conservation
areas such as the regional park in the Hunua Ranges.
1.8
The zoning approach for the southern area is aligned with the two priorities for rural
Auckland which are to create a sustainable balance between environmental
Page 4
protection, rural production, and activities connected to the rural environment, and to
support rural settlements, living and communities.
1.9
The rural south is well served with facilities and the motorsport events at Pukekohe
are well known, as are the sports events held at the Ecolight Stadium, home of the
Counties Manukau Steelers. Examples of high quality facilities in the urban part of
the southern area include the Auckland Botanical Gardens at Hill Road, Manukau
which is a key attraction for residents across the region. Other major facilities include
Middlemore Hospital, the Manukau Institute of Technology, Auckland University of
Technology, Auckland International Airport as well as Ardmore Airport, north of
Papakura, which is New Zealands premier location for general aviation and flight
training.
PART A OVERVIEW AND BACKGROUND

2.
INTRODUCTION
2.1
My full name is Marc Ren Michel Dendale. I hold the position of Team Leader,
Planning South at Auckland Council. My qualifications and experience are provided
in Attachment A.
2.2
The purpose of this evidence is to set out a sub-regional overview of the approach to
zoning and precincts within the southern area of the Auckland region.
3.
CODE OF CONDUCT
3.1
I confirm that I have read the Code of Conduct for Expert Witnesses contained in the
Environment Court Practice Note 2014 and that I agree to comply with it. I confirm
that I have considered all the material facts that I am aware of that might alter or
detract from the opinions that I express, and that this evidence is within my area of
expertise, except where I state that I am relying on the evidence of another person.
4.
SCOPE
4.1
The scope of this Report is to address the following matters:

(a)
a brief geographic description
(b)
an overview of infrastructure
(c)
an overview of key transformational projects and
Page 5
(d)
an overview of the PAUP approach to zoning and precincts in the southern

area.
4.2
I have relied upon the evidence of John Duguid for Topics 080 and 081 which sets
out a strategic overview of the Councils approach to zoning and precincts within the
PAUP. I have also relied upon statements of evidence for Topics 080 and 081 from:
(a)
Mark Bourne (Watercare Services Ltd)
(b)
David Mead, (Zoning and Natural Hazards)
(c)
Deborah Rowe (Pre-1944 Overlay Zoning Principles)
(d)
Lisa Mein (Historic Character Overlay Zoning Principles)
(e)
Peter Reaburn (Volcanic Viewshafts and Height Sensitive Areas);
(f)
Alastair Cribbens, Steve Wrenn and Liam Winter, (joint statement Auckland
Transport (AT))
4.3
4.4
In addition I have relied on the following evidence for Topic 081:

(a)
the AT witnesses' sub-regional overview joint statement of evidence
(b)
Ruth Andrews (Planning - Rural Zoning)
(c)
Dr Fiona Curran-Cournane (Land and Soil Science Rural Zoning)
(d)
Stephen Brown (Landscape Values Rural Zoning)
(e)
Natalie Hampson (Economics Hingaia Local Centre)
In some places in my evidence I have also referred to the following statements of

evidence that were prepared for the recent PAUP hearings about the appropriate
location of the Rural Urban Boundary (RUB):
(a)
David Blow, Chris Allen and Andre Stuart (joint statement of evidence
Watercare Services Limited for Topic 016 RUB North/West (Topic 016) and
Topic 017 RUB South (Topic 017))
(b)
Theunis van Schalkwyk, Evan Keating, Alastair Lovell and Scott MacArthur:
(joint statement of evidence Strategic Overview AT for Topics 016 and 017)
(c)
Michael Luong, Cindy Yin and Patrick Clearwater (joint statement of evidence
Planning - Rural and Coastal Settlements South for Topic 017).
Page 6
(d)
5.
5.1
David Wong (Planning - Puhinui for Topic 017)
STATUTORY AND POLICY FRAMEWORK

The statutory framework is detailed in the evidence of John Duguid, dated 3
December 2015, and has not been repeated here.
6.
RELEVANT PLANNING DOCUMENTS
6.1
The evidence of John Duguid makes specific reference to the New Zealand Coastal
Policy Statement 2010 (NZCPS), the Auckland Plan and the Regional Policy
Statement (RPS) in the PAUP.
6.2
In his evidence Mr Duguid highlights the provisions of the NZCPS that are of
particular relevance for zoning. While these provisions are not repeated here, they
are of relevance to the southern area which has a long and diverse coast. It includes
the rugged beaches of the Awhitu peninsula, the wide expanses of the Manukau
Harbour, the Tamaki estuary which penetrates deep into Otahuhu and Otara, the
Tamaki Strait off Howick and the Firth of Thames in the east. The coastline of the
southern area is a prime asset for the communities of Auckland and is not only
significant due to its amenity values but it is also of environmental, cultural and
economic importance.
6.3
Mr Duguid also highlights the importance of the Auckland Plans development

strategy. Zoning and precincts are crucial tools in achieving a quality and compact
city by focussing growth in urban areas in accordance with the development strategy.
6.4
The existing urban form of many parts of the urban south is generally well aligned
with the goals of the Auckland Plans development strategy 1. Not only does the
south consist largely of a historic linear form, but the existence of core infrastructure
such as rail and road as well as existing centres will reinforce the quality compact
urban form sought. The zones proposed in the southern area seek to deliver the
three priorities for urban Auckland as outlined in Strategic Direction 10 of the
Auckland Plan:
(a)
Realise quality compact urban form
(b)
Demand good design in al development
(c)
Create enduring neighbourhoods, centres and business areas.
John Duguid, Topic 080 and 081, EIC, paragraph 5.15
Page 7
6.5
While Chapter 10 of the Auckland Plan focusses on Urban Auckland, including how
to achieve the development strategy, a significant proportion of the southern area is
rural. Strategic Direction 9A in the development strategy for Rural Auckland
indicates the need to keep rural Auckland productive, protected and environmentally
sound.
6.6
Mr Duguids evidence outlines the key sections of the Regional Policy Statement
which need to be given effect to through the application of zoning and precincts. This
is relevant to the southern area where zones and precincts have been applied to
provide for growth in a way that achieves a quality compact urban form and
supported by adequate infrastructure whilst taking into account the values associated
with a sustainable city and region. Mr Duguid also lists key principles that underpin
the zoning proposed by the Council. The zoning approach for the south proposes
urban growth within the Metropolitan Area 2010 and concentrated around existing
centres, for example, Papakura, Botany, Papatoetoe and Manurewa. While it allows
for growth the zoning approach also maintains a balance by protecting those features
and qualities of importance to Auckland such as historic character and cultural
values.
Housing Accords and Special Housing Areas Act 2013

6.7
The Auckland Housing Accord was signed by Auckland Council and the New
Zealand Government in October 2013. The Housing Accords and Special Housing
Areas Act 2013 (HASHAA) is the enabling legislation for the Auckland Housing
Accord. Its aim is to consent approximately 39,000 new homes and sections over 3
years. Special Housing Areas are a tool provided for within the Councils agreement
with the government, the Auckland Housing Accord, and accompanying HASHAA
legislation to accelerate the supply of housing in Auckland, including affordable
housing.
6.8
Of the 106 Special Housing Areas (SHA) in Auckland, the 28 SHAs listed in Table 1
and depicted in Map 1 below, are located in the southern area 2:
Table 1: Special Housing Areas Tranche 1-8: South
Tranche
Special Housing Area
Tranche 1
Alexander Crescent, Otara
SHA within
the Future
Urban zone
Yes
Topic Area
Urban (Central and

West)
http://www.aucklandcouncil.govt.nz/EN/ratesbuildingproperty/housingsupply/Documents/overviewofalltranches.pdf
Page 8
Tranche 2
Tranche 3
Tranche 4
Tranche 5
Tranche 6
Tranche 7
Tranche 8
Flat Bush School Road, Flat

Bush
Murphys Road, Flat Bush
Yes
Weymouth
Yes
Urban (North and

East)
Urban (North and
East)
Urban (South)
Addison, Takanini
Yes
Urban (South)
Wesley College, Pukekohe
Yes
Rural
Anselmi Ridge, Pukekohe
Yes
Rural
Hingaia
Yes
Urban (South)
Belmont, Pukekohe
Yes
Rural
Walmsley Road, Mangere
Yes
Otahuhu Coast Strategic

Area
Flat Bush Strategic Area
Yes
Oruarangi Road, Mangere
Yes
Takanini Strategic Area
Yes
Urban (Central and

West)
Urban (Central and
West)
Urban (North and
East)
Urban (Central and
West)
Urban (South)
Extension to existing SHA
Yes
Urban (South)
Bunnythorpe Road,
Papakura
Harbourside Drive, Hingaia
Yes
Urban (South)
Yes
Urban (South)
Bellfield Road, Papakura
Yes
Urban (South)
Point View Drive, East

Tamaki
McLarin Road, Glenbrook
Yes
No
Urban (North and

East)
Rural
Bremner Road, Drury
Yes
Urban (South
Kirkbride Road, Mangere
Yes
Pacific Events Centre Drive,

Manukau
James Road, Manurewa
Yes
Yes
Urban (Central and

West)
Manukau and
Puhinui
Urban (South)
Great South Rd, Manurewa
Yes
Urban (South)
Takanini Road, Takanini
Yes
Urban (South)
Mill Road, Alfriston
Yes
Urban (South)
McAnnalley Street,
Manurewa
Yes
Urban (South)
Yes
Yes
Page 9
Map 1: Special Housing Areas: Tranche 1-8
Other Strategies and Plans Prepared under other Acts

The Southern Initiative
6.9
The Southern Initiative (TSI) is a customised programme of action focussing on

areas of high social need and significant economic opportunity. This extends across
four southern local board areas, namely Mngere-thuhu, tara-Papatoetoe,
Page 10
Manurewa and Papakura. TSI operates in partnership with government agencies,

the local community and other key stakeholders. The purpose of TSI is to address
high social need and develop the human and economic potential of the area, with an
emphasis on early childhood education, skills, pathways for young people after they
leave school, employment for local residents and housing. The Southern Initiative is
one of two key place-based priorities in the Auckland Plan and is made up of a
number of priorities over a 30-year timeframe. The zoning approach proposed for
the southern area ensures that land for a range of business activities is provided for
which would contribute to the generation of employment opportunities for local
communities 3.
Area Plans
6.10
Since 2011 the Council has completed a number of area plans for the southern area.
These are spatial plans and follow the same geographic boundaries as local boards
and are intended to:
(a)
help implement the directions and outcomes of the Auckland Plan at a local
level
(b)
reflect local aspirations such as those included in local board plans (where
these are consistent with the direction set by the Auckland Plan)
(c)
provide long-term strategic direction to progressively inform land use policy of

the Unitary Plan into the future
(d)
inform future versions of the Long-term Plan (which determines Council

spending over a 10-year period). This enables the Council to prioritise and
budget for projects set to achieve area plan goals.
6.11
The following area plans have been adopted by the Council in the southern area over
the past three years:
(a)
The Mngere-thuhu Area Plan outlines how the Mngerethuhu area is

envisaged to change over the next 30 years. It presents key moves, desired
outcomes and supporting actions to assist in achieving the vision for
Auckland and Mngere-thuhu, as set out in The Auckland Plan and by the
Mngere-thuhu Local Board within its local board plan. This area plan
http://theplan.theaucklandplan.govt.nz/aucklands-people/#the-southern-initiative
Page 11
informed the development of planning provisions for the Mngere-thuhu

area in the PAUP.
(b)
The tara-Papatoetoe Area Plan provides a framework to support the growth

and development in the tara-Papatoetoe Local Board area over the next 30
years. It sets out a vision, key moves, projects and initiatives to support the
needs of the diverse ethnic and youthful community in the area.
(c)
The Pukekohe Area Plan outlines the Franklin Local Boards vision on how
Pukekohe will grow and change over the next 30 years as well as outcomes
and actions that will help achieve this vision. It identifies the areas of Future
Urban zoned land that could potentially be zoned for residential, business and
industrial use in the future, subject to structure plan investigations and plan
changes. The Auckland Plan identifies Pukekohe as a priority satellite town
for 50,000 people and employment for 9,000. This area plan was the basis
for the location of the RUB in the notified PAUP and for the extent of the
Future Urban zone proposed in the PAUP for Pukekohe.
(d)
A further spatial plan developed in the southern area is the Pakuranga Master
Plan. This plan presents the Howick Local Board's aspirations for the
Pakuranga town centre and provides a 30 year vision for the future of
Pakuranga. It is also closely integrated with the Auckland Manukau Eastern
Transport Initiative (AMETI) project. This plan also informed the activities and
intensity of development in the draft PAUP for the area around the Pakuranga
town centre.
Spatial Priority Areas

6.12
Ten Spatial Priority Areas have been identified as priority areas of focus across
Auckland in the Long-term Plan. Five of these are located in the southern area and
are listed below. The zonings proposed for these areas will allow for development
that is aligned with the infrastructure investment envisaged.
(a)
thuhu-Middlemore
(b)
Manurewa-Takanini-Papakura Corridor
(c)
Manukau Central
(d)
Pukekohe-Wesley
Page 12
(e)
Flatbush. 4
Strategic Projects and Growth Initiatives

6.13
The Councils ten year plan identifies a number of significant projects either
underway or planned in the southern area that will influence and help to support
rezoning.
Transport
6.14
The following transport-related initiatives are planned for the southern area 5:
(a)
the implementation of the AMETI. This involves a package of transport

improvements in the Glen Innes - Panmure - Pakuranga - Botany corridor.
The aim of AMETI is to provide a high quality strategic transport link between
the eastern suburbs and to unlock the economic potential of the area by
improving transport links in the area. Major components of AMETI include:
(i)
an urban busway between the Panmure, Pakuranga and Botany

centres
(ii)
new bus stations at Panmure and Pakuranga town centres
(iii)
roading improvements at traffic bottlenecks, including a new northsouth Panmure road and replacement of the Panmure roundabout
with traffic lights.
(b)
improving EastWest Connections. This is a joint NZTA / AT programme

focusing on the Onehunga, Mt Wellington, thuhu, Penrose, Mngere and
East Tmaki areas, and aimed at improving freight efficiency, commuter
travel, public transport and walking and cycling options in Aucklands
industrial heartland over the next 30 years.
(c)
Progressing Airport and Mangere rail. This will include undertaking

improvements to roads, public transport, and cycling in the vicinity of the
airport and improved connections between the airport and the city centre.
This initiative seeks to establish a direct rapid transit connection to airport and
peripheral commercial/industrial areas and improve transport choices for the
Auckland Council Long-term Plan 2015-2025, Volume 2 pp 14 21
Joint Statement Of Evidence: Phillipus Theunis Van Schalkwyk et al, Topic 016 RUB North/West; and 017 RUB South, 14
October 2015
Page 13
communities in south-west Auckland. It will also aim reduce congestion on

airport road links and supporting growth in the broader south-west and
providing economic benefits to the region as a whole. It further aims to
enable improved public transport efficiencies for the whole rapid and frequent
service (RFN) network.
(d)
For public transport, roll out of ATs New Network is a major initiative aimed
at maximising bus travel patronage around a core of rapid and frequent
services. The structure of the New Network and how and where it is to be
applied in the South is explained in Parts C and D of Auckland Transports
joint statement of evidence for Topics 080 and 081.
(e)
The construction or upgrade of public transport stations and interchanges at

Otahuhu, Manukau and Pukekohe.
(f)
Undertaking park and ride extensions at Pukekohe and Papakura.
(g)
In addition to the above initiatives, AT has identified a number of projects that

will be required to support land release and alleviate key issues related to
this. Many of these projects are not budgeted for and do not have a definite
timeframe; nevertheless information on them has previously been provided to
the Panel and can be found in the joint Strategic Overview statement of
evidence of the AT witnesses for Topics 016 and 017.
Water and Wastewater

6.15
As indicated in the joint statement of evidence of David Blow, Chris Allen and Andre
Stuart for Topics 016 and 017 dated 14 October 2015; Watercare Services Ltd has a
number of key projects and initiatives that are influenced by growth drivers planned in
its current Asset Management Plan. Examples of these are the Hunua No. 4
Watermain, the East Tamaki No. 3 Watermain, the Mangere Biological Nutrient
Removal and Solids Stream and the 13 kilometre-long Central Interceptor between
Western Springs and the Mngere Wastewater Treatment Plant.
6.16
Investigations are at an early stage to assess potential population growth in the

Kingseat, Waiuku and Clarks Beach areas, referred to as the South-West growth
area. There are options for discharge and uncertainties regarding the maximum
population that the new sub-regional wastewater treatment could serve, depending
on the selected option and the ability to obtain discharge consent. The investigations
Page 14
will inform a discharge consent application for a new sub-regional wastewater

treatment plant at Kingseat intended to be lodged in October 2016.
6.17
In view of above, rezoning in the South-West part of Franklin to provide for expansion
of serviced rural towns and villages is generally not supported beyond what is
provided in the notified PAUP 6.
Stormwater
6.18
In the southern area, a number of major stormwater projects are being implemented,
mainly in the Takanini area to remove constraints on development of greenfield areas
that have been zoned for urban development 7. These include the following:
(a)
Artillery Tunnel Project. This is a one kilometre long tunnel from McLennan
Park to the Pahurehure Inlet which is to service growth in Takanini and is
programmed for implementation between 2015 and 2017. This tunnel will
reduce the risk of widespread flooding for the future residents, properties and
infrastructure in the Takanini 2a and 2b areas that form part of the Tranche 3
Special Housing Area known as the Takanini Strategic Area.
(b)
Takanini Conveyance Cascades. This is a new open channel incorporating

cascading weirs and associated green space to convey the 100 year flood.
This is also to service the Takanini 2a and 2b areas which are located in the
floodplain. The project is scheduled to be completed by 2019.
Panuku Development Auckland

6.19
Panuku Development Auckland, Aucklands new urban regeneration agency, has

been established to facilitate the redevelopment of urban locations, mostly in town
centres, to create vibrant places that accommodate housing and businesses and to
optimise the Councils property portfolio. In accordance with the following
accompanying principles the centres below in the southern area have been identified
for long-term improvement 8.
(a)
Transform: ie create change through urban regeneration Manukau

metropolitan centre and surrounds
7
8
Auckland Council Long-term Plan 2015-2025, Volume 2, pp 49 65
Auckland Council Long-term Plan 2015-2025, Volume 2 pp 66 - 70

http://www.panuku.co.nz/manukau-and-onehunga-spearhead-selection-of-19-development-locations
Page 15
(b)
Unlock: ie act as facilitator to create opportunities for others: Ormiston town

centre and nearby Flat Bush sites and Old Papatoetoe,
(c)
Support: ie enable development of council-owned land: Otahuhu, Pukekohe

and Howick.
(d)
PART B - SUB REGIONAL OVERVIEW
7.
DESCRIPTION OF THE SOUTHERN AREA
7.1
This section provides a high level description of the southern area which has been
categorised using the following topic areas:
Topic Area
Locality
Urban (North
and East)
Pakuranga, Farm Cove, Half Moon Bay, Eastern

Beach, Bucklands Beach, Howick, Cockle Bay,
Botany Downs, Dannemora, Somerville,
Golflands, East Tamaki and Flat Bush.
Highbrook,
Highbrook
Howick
Urban (Central
and West)
tara North, Otara South, Papatoetoe, Hunters

Corner, Middlemore, Mangere East, Wymondley,
Mangere, Mangere Bridge, Mangere, Mangere
East and Favona
taraPapatoetoe
Mngerethuhu
Manukau and
Puhinui
Manukau, Puhinui, Manukau Central and Wiri
Urban (South)
Manurewa, Manurewa South, Homai, Clendon

Park, The Gardens, Randwick Park, Takanini,
Papakura and Hingaia
taraPapatoetoe
Manurewa
Manurewa,
Papakura
and Franklin
Rural
Franklin, the Pararekau and Kopuahingahinga

Islands, Drury, Runciman, Ramarama, Bombay,
Pukekohe and Paerata
7.2
Local Board
Area
Howick
Papakura
and Franklin
It is noted that even though the thuhu Town Centre and its immediate environs
(submission area unit S7) fall in the Mngere-thuhu Local Board area, the
submissions relating to S7 are considered in the Council's Central Auckland tier 2
and tier 3 evidence. Map 1 in Attachment B outlines the submission area units in
the southern area. The following is a description of Aucklands southern area by
topic area.
Page 16
Urban (North and East)

7.3
The Urban (North and East) topic area falls primarily within the Howick Local Board
Area, and is located in the south east Auckland region. It includes the suburbs of
Pakuranga, Farm Cove, Half Moon Bay, Eastern Beach, Bucklands Beach, Howick,
Cockle Bay, Botany Downs, Dannemora, Somerville, Golflands, East Tamaki and Flat
Bush.
7.4
The residential Mixed Housing Suburban zone is the predominant zoned applied to
these residential areas with pockets of Terrace Housing and Apartment Buildings zone
and Mixed Housing Urban zone around the centres. There is a large area of Single
House zone between Howick Village and the coast to the east and there are some
smaller pockets of Single House dispersed through the topic area.
7.5
The main centres are Pakuranga, Botany Downs, Howick Village, Highland Park,
Botany Junction and Flat Bush, with pockets of Light Industry zoned land in Howick,
Golflands and along Ti Rakau Drive.
7.6
The main arterial routes in this area are Pakuranga Road, Ti Rakau Drive, Ti Irirangi
Drive, Whitford Road, Cook Street and Chapel Road, most of which are served by the
RFN and with ferry access to downtown Auckland via the terminal at the Half Moon
Bay marina.
7.7
There are a number of large areas of open space including Lloyd Elsmore Park,
Barry Curtis Park, Macleans Park, Musick Point and the Rotary Walkway along the
Tamaki Estuary between Pakuranga and Bucklands Beach.
7.8
Certain parts of the area are subject to flooding constraints which have been
reflected in the PAUP through assigning Single House zoning where appropriate.
The main natural feature of the area is the extensive coastline along the Tamaki
Estuary and the Tamaki Strait. The area also contains a number of volcanic
viewshafts to prominent volcanic features such as Browns Island, Mount Wellington
and Rangitoto Island which affect building heights in certain parts of this area. The
Aircraft Noise overlay identifies a significant proportion of Flat Bush to be in the High
Aircraft Noise Area (Mngere HANA). One of the Flat Bush precincts objectives
recognises that the adverse effects on Auckland International Airport of activities
sensitive to aircraft noise within the medium aircraft noise area (MANA) in the Flat
Bush Precinct are to be minimised. Provision is also made whereby residential
Page 17
development beyond the average site size control within the MANA, is reduced to
minimise the effects of aircraft noise on residents.
7.9
7.10
The Urban (North and East) area contains the following precincts:
(a)
Botany Junction
(b)
Flat Bush
(c)
East Tamaki
(d)
Howick Town Centre
The provisions for the Howick Town Centre precinct are addressed in the evidence in
chief provided by Lisa Mien for Topic 029 - Special Character.
Highbrook
7.11
Highbrook comprises one of Aucklands most significant industrial areas.

Predominantly zoned Light Industry in the PAUP, Highbrook also contains a core of
Heavy Industry zone located to the west of Harris and Springs Roads. The type of
business activity varies across the area from office/business park, warehousing, and
distribution to heavy industrial activity. Several large companies have their
headquarters located at Highbrook.
7.12
Along the northern and eastern edges of Highbrook and fronting Ti Rakau Drive and
Te Irirangi Drive, the types of uses include a range of retail including large format
retail such as Bunnings and Mitre 10. Some smaller live-work units are located on
Bishop Lenihan Place, off Ormiston Road and Bishop Dunn Place, off Ti Irirangi
Drive. The western and northern edges of Highbrook enjoy a frontage on the Tamaki
Estuary. Highbrook has good roading connections with direct north and south ramp
access onto State Highway 1. Connector bus routes run along Cryers Road and
Highbrook Drive.
7.13
Along Ti Rakau Drive and Te Irirangi Drive the type of land use changes to larger
scale retail and commercial, including large format DIY companies. Closer to the
Botany Metropolitan Centre, the zoning changes from industrial to residential, with
Terrace Housing and Apartment Buildings and Mixed Housing Urban along Te
Irirangi Drive and Mixed Use adjacent to the Centre.
7.14
The Highbrook topic area has one precincts, namely Waiouru.
Page 18
Urban (Central and West)

7.15
This topic area is comprised of a variety of residential zones from Single House to
Terrace Housing and Apartment Buildings. It also has a mix of established Town,
Local and Neighbourhood Centres which are well located in relation to the transport
system and appropriate to accommodate development of higher intensity such as
enabled by the Terrace Housing and Apartment Buildings zone and Mixed Urban
zone. Much but not all of the area has access to major road and rail transport
infrastructure, including the RFN.
7.16
The area has a strong multi-cultural character. It is also located in close proximity to
a wide range of employment opportunities such as at Wiri, Otahuhu, Mangere,
Manukau and the Auckland International Airport which is a major driver of investment
in Mngere and also a significant employer. The Manukau Institute of Technology
and Auckland Institute of Technology have tertiary education campuses at Manukau
and Otara, and are consolidating their presence through further investment in their
facilities. The area is well served by open space and both active and informal
recreation facilities. Middlemore Hospital is located in this area and offers hospital
and specialist healthcare services for the population of Counties Manukau which
covers the area between Otahuhu to Port Waikato. Housing New Zealand
Corporation is a major land owner in Mangere and Otara and is interested in
increasing the redevelopment potential of its portfolio through the PAUP process.
Bounded by the Manukau Harbour on three sides, suburbs such as Mangere have an
extensive coastline and a landscape containing a number of volcanic features, the
most prominent being Mangere Mountain.
7.17
Certain constraints to higher density residential development exist such as the

presence of a Heavy Industry Air Quality overlay affecting residential streets south of
the Highbrook area zoned as Heavy Industry. Although some suburbs in the area
such as parts of tara are currently subject to flooding, stormwater and wastewater
constraints are expected to be mitigated by planned future upgrades to the
infrastructure network that will enable some redevelopment at higher densities to
occur.
7.18
The area contains a number of potentially significant redevelopment opportunities in

the longer term. Examples include Contact Energy Limiteds site of 35ha along the
Tamaki estuary which is zoned Light Industry and currently for sale and portions of
The Grange Golf Club and the Auckland Golf Club in Papatoetoe as both have
residential zones in the PAUP.
Page 19
7.19
The Urban (Central and West) topic area contains the following precincts:
(a)
Rosella Road
(b)
Mangere 1
(c)
Mangere 2
(d)
Mangere Gateway
(e)
Mangere Bridge
Urban (South)
7.20
As with Papatoetoe and Otahuhu to the north, Manurewa forms part of the historical
north-south spine centred on the Great South Road which has historically developed
and is characteristic of Aucklands predominantly linear form. It is well connected
with arterials both east-west and north-south, and has good access to a passenger
rail service and the Southern Motorway.
7.21
The area is primarily residential in nature, and largely zoned Mixed Housing
Suburban, with more intensive zones of Terrace Housing and Apartment Buildings
and Mixed Housing Urban clustered around the Manurewa Town Centre, Homai
Station and Clendon Park Local Centre. Parts of the area are subject to flooding
constraints and the Significant Ecological Area overlay, which have been reflected
through the application of the Single House zone in a number of affected locations.
An Electricity Transmission Corridor is located adjacent to and along the alignment of
the Southern Motorway.
7.22
Takanini consists of a blend of established residential and new housing development

on recently rezoned land within the 2010 Metropolitan Area 2010 such as at Addison.
The area has also experienced considerable development pressure for business,
including industrial activities. Certain of the lower lying parts of Takanini are prone to
periodic flooding, while the presence of peat soils poses potential challenges to
certain forms of urban development. Nonetheless, the areas good access to road
and rail links both to the north and south nonetheless renders it attractive as a
location for residential and business. As mentioned earlier in this evidence, the
Manurewa-Takanini-Papakura corridor has been earmarked as a Spatial Priority
Area in the current Long-term Plan. Ardmore Airport is located to the east of urban
Takanini and is the countrys premier facility for general aviation and flight training
Page 20
7.23
The commercial core of Papakura has been assigned a Metropolitan Centre zone in
the PAUP. The extent of Terrace Housing and Apartment Buildings and Mixed
Housing Urban proposed in proximity to the centre is considered appropriate, apart
from certain flood-hazard related modifications. As is the case with Takanini,
Papakura is well served with both roading and rail links. The electric train service
currently terminates at Papakura Station with diesel shuttle services operating
between Papakura and Pukekohe.
7.24
The Urban (South) topic area contains the following precincts:

(a)
Pararekau and Kopuahingahinga Islands
(b)
Takanini
(c)
Papakura
(d)
Mill Road
(e)
Manukau 3
Manukau and Puhinui

7.25
Manukau City is the main commercial centre for the southern area and is zoned as a
Metropolitan Centre in the PAUP. The area is served by State Highway 1 and State
Highway 20 as well as Great South Road, Cavendish Drive and Lambie Drive. The
metropolitan centre also has a passenger rail service to its centre and is adjacent to
a planned public transport interchange. The Manukau Institute of Technology fairly
recently inaugurated its South Campus in this centre and it is envisaged that this will
result in an increase in the Centres residential population. The Auckland Institute of
Technologys current South Campus is located at 640 Great South Road, Manukau.
7.26
To the north and west of the Centre is a substantial area of General Business zoning
which is located along Auckland International Airports eastern flight path and is
affected by the HANA. The General Business zone restricts potential residential
development and the HANA controls also limit residential intensification along
Puhinui Road to the west.
7.27
The Wiri industrial area is located south west of the Manukau Metropolitan centre. A
number of depleted quarries east of Roscommon Road at Wiri have been rezoned
from Quarry zone in the Auckland Council District Plan (Manukau Section) to Heavy
Page 21
Industry zone in the PAUP. This is consistent with the PAUP zoning in the
immediate vicinity.
7.28
The rezoning approach in proximity to the Wiri Oil Services Ltds terminal (WOSL)
which comprises a hazardous facility, has relied on risk modelling to ascertain the
extent of safety risk posed by the terminal. A precinct is sought by WOSL to ensure
that no encroachment of risk sensitive land uses occur, that building design
mitigation be considered for buildings in closest proximity to the terminal and that
activities operating within proximity are aware of the risks at this location and are
suitably prepared in case of an emergency. In its evidence , Auckland Council
proposes region-wide (RPS level) provisions to appropriately manage the effects of
hazardous facilities such as the Terminal.
7.29
Some intensification is proposed in existing residential areas situated on Great South

Road such as along Rata Vine Drive, Trevor Hoskins Avenue and Inverell Avenue, all
of which are beyond 500m the Heavy Industry zone to the west.
7.30
The part of Puhinui located to the east of State Highway 20 is urban and contains
existing industrial and residential activity. To the south of Puhinui Road, existing
residential properties have been zoned Single House in view of aircraft noise
considerations while in areas to its north a Mixed Housing Urban zone along the
railway line north of Puhinui Station and towards Papatoetoe is proposed.
7.31
Puhinui to the west of State Highway 20 amounts to approximately 1,100ha and is

currently outside the Rural Urban Boundary (RUB) and zoned rural. As outlined at
the hearing on Topic 017, it is proposed that the RUB be partially shifted to include all
of Puhinui into the RUB with the exception of Pukaki Peninsula and the Crater Hill
area. It is also proposed to rezone approximately 406ha for urban development in
those parts of the Puhinui area proposed to be included in the RUB.
7.32
The Puhinui area is of significant cultural, spiritual and historical importance to Mana
Whenua, and in particular to Te Akitai Waiohua which has ancestral land in the area.
The provisions proposed for this area have taken the cultural matters into account.
The Manukau and Puhinui topic area contains the following precincts:
(a)
Wiri 2
(b)
Wiri 3
(c)
Manukau
Page 22
(d)
Puhinui
Rural
7.33
This area covers the predominantly rural hinterland of south Auckland, stretching
from the Tamaki Firth in the east through to the Manukau Harbour coastal area and
the Tasman (Awhitu Peninsula) to the west. This is an area characterised by a
number of rural and coastal settlements (serviced and unserviced towns and villages)
and surrounded by larger land holdings with Countryside Living, Mixed Rural and
Rural Production zones. It is proposed that growth in most of these settlements be
limited to achieve a quality compact urban form and in view of the disproportionate
infrastructure investment that would be required to service them in contrast to larger,
preferably established urban areas.
7.34
These settlements are largely remote from the major southern urban centres and
have limited public transport services. Within the rural Franklin area are a range of
parks such as the Hunua Range Regional Park and a number of active quarries.
Various settlements in the area have been the subject of plan changes in the recent
past (including Rural Plan Change 14 to the Auckland Council District (Franklin
Section) which have identified the appropriate level of growth to be accommodated.
7.35
An outstanding feature of the Franklin area is the prevalence of highly fertile and
productive soils. Significant tracts of elite soils are located in the Pukekohe area and
particularly to the west of the town while prime soils make up a significant proportion
of the wider Franklin area. As a result of the high quality of these soils, Franklin is a
major source of outdoor vegetable production for the Auckland region and is
considered a significant contributor to the economic productivity and security of food
supply for Auckland.
7.36
In her evidence in December 2014 on Topic 011 RPS Rural (Topic 011) and in her
evidence about Rural Zoning for Topic 081, Dr Fiona Curran-Cournane states that
elite land represents less than 1% of the total land area in Auckland. This elite land
is predominantly located in and around west Pukekohe, a renowned powerhouse in
terms of outdoor vegetable production. She also indicates in her evidence that elite
and prime land is under threat from urban development and that once converted to
an urban activity, can no longer be used for rural production purposes. Dr CurranCournane also notes that the Franklin area surrounding Pukekohe contains some of
New Zealands best soils.
Page 23
7.37
This highlights the need for urban development pressures on highly productive soils
to be managed. Objective 1 of Chapter B8.2 in the Regional Policy Statement
provisions supported by the Council in Topic 011 relates to land with high productive
potential. It provides that subdivision, use and development of elite and prime land is
to be managed to maintain its capability, flexibility and accessibility for primary
production. . This objective is supported by B8.2 Policies 1 and 2. Policy 1 states
that subdivision, use and development of elite and prime land for new countryside
living is to be avoided and Policy 2 encourages activities that do not depend on elite
and prime land to locate outside of these areas. The rezoning approach for the
southern area strives to ensure that Pukekohe can develop as a satellite town in
such a way that does not undermine the productive potential, of highly productive
and irreplaceable rural land. The Auckland Plans Directive 9.5 identifies the need to
avoid urbanisation of highly productive farmland and versatile soils where possible,
and to maintain adequate separation between incompatible land uses
7.38
Pukekohe is the main rural urban centre and is located on the main trunk railway line
which currently operates a diesel shuttle connection to the electrified service that
ends at Papakura. Pukekohe is connected to Auckland by State Highway 22 and
Pukekohe East Road, which connect with State Highway 1 to central Auckland.
7.39
The provisions for Pukekohe provide for intensification in its core through a Town
Centre zone. The most common residential zoning is Mixed Housing Suburban.
Single House zoning has been applied to areas with environmental constraints, and
there are some small areas of Mixed Housing Urban and Large Lot zoning. A
Special Purpose zone has been applied to the Pukekohe Raceway which is affected
by reverse sensitivity considerations.
7.40
The Rural topic area contains the following precincts:

(a)
Beachlands 1
(b)
Beachlands 2
(c)
Franklin
(d)
Kellys Cove
(e)
Bombay 1
(f)
Bombay 2
Page 24
(g)
Glenbrook Vintage Railway
(h)
Glenbrook 1
(i)
Kingseat
(j)
Runciman
(k)
Whitford 2
(l)
Whitford 3
(m)
Patumahoe
(n)
Waiuku
(o)
Whitford Village
(p)
Clevedon
(q)
Clevedon 3
(r)
Drury South
(s)
Karaka1
(t)
Karaka 2
(u)
Pukekohe Hill
(v)
Ramarama1
(w)
Waiuku.
8.
STRATEGIC OVERVIEW OF INFRASTUCTURE
8.1
The southern area of Auckland contains numerous elements of infrastructure that are
crucial not only to the future growth of the southern area but also the wider Auckland
region.
Wastewater
8.2
The major wastewater projects identified for the southern area will provide additional
capacity to meet current and future demand from growth as well as replacing ageing
infrastructure, providing resilience of the services, and delivering environmental
benefits. Watercare Services Ltd manages four metropolitan schemes with
Page 25
wastewater treatment plants at Rosedale, Mngere, Army Bay and Pukekohe; and
14 non-metropolitan schemes which service around 65,000 people in the rural
townships of Franklin and Rodney 9.
8.3
A number of interrelated projects will provide additional wastewater capacity within

Aucklands existing urban areas, including the southern area. One of these is the 13
kilometre long Central Interceptor Spine from Mngere Wastewater Treatment Plant
to Western Springs, which is to be completed over the next ten years. It will replace
an ageing system and provide additional capacity in central, southern and eastern
Auckland as well as deliver environmental benefits. It is also intended to provide
additional optimisation works to maximise investment in the Central Interceptor Spine
through collector and link sewers with an anticipated timing of 2026 - 2035.
8.4
A future Northern Interceptor project will divert flows that are currently conveyed to
the Mngere Wastewater Treatment Plant north to the Rosedale Wastewater
Treatment Plant. Through reducing the load on the Mngere Wastewater Treatment
Plant, this project will make available further capacity in central, eastern and southern
areas of the city.
8.5
The Mngere Wastewater Treatment Plant solids stream upgrade is planned for the
2015-2025 period which will provide additional solids treatment capacity to cater for
increased population growth.
8.6
The existing wastewater treatment plants at Mngere and Rosedale have sufficient
capacity to meet demand up to 2027. Additional upgrades are planned to increase
capacity to meet anticipated growth in the existing Auckland urban area over the 30
year period of the infrastructure strategy. These projects include the upgrading of the
existing wastewater treatment plants such as the Mngere Wastewater Treatment
Plant Biological Nutrient Removal Project. The planned projects will address multiple
issues, increasing capacity, resilience, levels of service and environmental outcomes.
Similarly the Pukekohe Trunk Sewer and Wastewater Treatment Plant upgrade will
deliver benefits to its southern catchment, including Pukekohe itself, Paerata, Tuakau
and Pokeno, where significant population growth is planned. Investigations are
underway to upgrade the Clarks Beach Treatment Plant which requires a new
discharge consent. This has implications for rezoning in this area.
8.7
The restoration of Puketutu Island through biosolids deposition is consented and

underway. The benefits of progressing with this are that it will renew the existing on-
Auckland Council Long-term Plan 2015-2025, Volume 2 pp 53 - 59
Page 26
site placement capacity. It will also hold operational and financial benefits and
improve the capacity for growth in areas within the Mngere Wastewater Treatment
Plant catchment.
Water Supply
8.8
The following significant projects relating to Aucklands water supply are planned for
the southern sub-region over the next 30 years 10:
(a)
Runciman Road Reservoir: The provision of additional storage reservoir

capacity to maintain security of supply standards for increasing water demand
arising from growth. The timing is 2015-2025 and is currently at planning and
consenting stage.
(b)
Runciman Road Reservoir No.2: This project is generally an expansion of the

Runciman Road Reservoir project (see description above) aimed at ensuring
regional water supply capacity to meet growth. The timing for this work is
2026-2035.
(c)
Waikato Water Treatment Plant No.2: The provision of additional water

abstraction, treatment and conveyance capacity from the Waikato River.
(d)
Waikato Water Treatment Plant expansion: Expansion of the capacity of the

existing treatment plant to cater for additional water demand arising from
growth. The timing for this work is 2020-2021 and is currently at design stage.
(e)
Waikato Water Treatment Plant No.2 and Watermain: The provision of

additional water abstraction, treatment and conveyance capacity from the
Waikato River to cater for increased water demand arising from growth. 20152025
(f)
Hunua No.1 watermains: The replacement of critical watermains which are

nearing the end of their design lives.
8.9
Another major project affecting the southern area is the Hunua No.4 Watermain: The
watermain will run for 28 km from Redoubt North Reservoir in Manukau to Epsom,
connecting to the existing local water supply network along the way. This project is
currently under construction and near completion.
10
Auckland Council Long-term Plan 2015-2025, Volume 2 pp 60 65
Page 27
Pipelines
8.10
Four major transmission pipelines owned and independently operated by separate

companies traverse the southern area. These transmission pipelines are critical for
the effective functioning of the region and need to be taken into account as part of
the future development of the southern area, including with respect to reverse
sensitivity issues that may arise as the southern area becomes more intensely
developed over time. Wiri in particular, is strategically important for safeguarding the
citys storage and distribution of gas and liquid fuel 11. The key pipelines are:
(a)
the natural gas pipeline between Taranaki and Westfield
(b)
the oil pipeline between Marsden and Wiri
(c)
the aviation fuel pipeline between Wiri and Auckland Airport
(d)
The LPG pipeline between the Marine Terminal in the Papakura Channel and
Wiri.
Rail
8.11
The upgrading of Aucklands rail network which will significantly benefit the southern
area, includes the introduction of electric passenger trains, the upgrade of rail
stations and electrification works. This investment is well aligned with the citys
strategic objective of striving for a more compact urban form. Furthermore the
development of a third line which will be installed along the southern line, will
increase the efficiency of both freight and passenger rail services. Patronage on
Aucklands trains, including the southern area, has significantly grown in recent years
and is forecast to continue. To meet this growth in demand, both local and central
government have made significant investment in rail network improvements.
Roading network
8.12
The southern area is served by a well-developed system of state highways, access

points to and from state highways, as well as an arterial road network.
Airports
8.13
The importance of the two airports in the southern area, Auckland International
Airport and Ardmore Airport have been discussed earlier in this evidence.
11
https://vector.co.nz/documents/101943/102620/Transmission+Pipeline+Safety+-+Auckland+Web.pdf/8ffb07c7-f3ff-4ff09441-f7112d394f6c
Page 28
9.
KEY PROJECTS WITHIN THE SOUTHERN AREA
9.1
In addition to the previously discussed AMETI and investigations into airport transport
improvements, the following is an overview of key activities in the southern area that
will result in significant change and will impact positively not only on the areas in
which they are located but on the wider city as well.
Drury South
9.2
A key transformational initiative in the southern area is the 361ha Drury South
project. This is aimed at increasing Aucklands business and employment capacity
through the establishment of a large area of industrial zoning adjacent to the Drury
Quarry. A supply of appropriately zoned and serviced industrial land is important to
achieve Auckland Plans social and economic objectives. The project will provide for
construction, manufacturing, wholesale trade and distribution activities, and generate
approximately 6,900 jobs at Drury with a further 19,100 across Auckland. A
contribution to regional GDP of $2.3 billion is estimated once the area is fully
developed.
Pukekohe
9.3
As previously discussed, the Auckland Plan identifies Pukekohe as a priority satellite

town for 50,000 people and 9,000 new jobs over the next 30 years. In response to
this, the adopted Pukekohe Area Plan sets out the Franklin Local Boards vision for
how Pukekohe will grow and change over the next 30 years.
9.4
Since the adoption of the area plan, the Long Term Plan 2015-2025 has earmarked
Pukekohe-Wesley to be one of ten spatial priority areas in Auckland, as mentioned
earlier in this evidence. Furthermore, a Special Housing Area was declared in the
Wesley College (Paerata) area as part of Tranche 1 in October 2013 and extended in
May 2014.
9.5
The PAUP includes Future Urban zone land in Pukekohe for residential, business
and industrial use, and reflects the Councils adopted strategic direction. The
Councils responses to submissions received on the PAUP with respect to Pukekohe
reinforces the strategic importance the Council has placed on the town as an area for
growth and high priority infrastructure investment as well as the need to preserve as
much elite and prime land as possible for rural production activities. Examples of
investment include the Pukekohe wastewater treatment plant upgrade as well as
Page 29
stormwater upgrades and improvements, and the electrification of the passenger rail
service to the town. Sources: Sources:
Flat Bush
9.6
Flat Bush is a comprehensively planned town under development on 1,700ha in

south east Auckland. By 2025 it is expected that this area will accommodate
approximately 36,000 residents. The development includes five neighbourhood
centres and has a strong focus on quality open space, high urban design standards
and environmental sustainability.
Auckland International Airport

9.7
Auckland International Airport Ltd (AIAL) is a key contributor to the economy of

Auckland and that of New Zealand. The airport is not only the countrys gateway for
13 million air travellers per annum as well as handling $13 billion of air freight, but is
also a major driver of highly successful business development in the Mangere area,
employing approximately 20,000 people.
9.8
With 92% of international passengers who travel to NZ landing in Auckland, the

airports importance to tourism, NZs second largest industry, is significant. As
outlined in the Airports vision for the next 30 years, Auckland is increasingly seen as
a desirable destination and the AIALs operations will consequently expand
significantly in the future to accommodate this growth. Growth will be both in terms of
infrastructure such as the completion of a second runway by 2025, and increases in
passenger numbers.
Redoubt Road - Mill Road

9.9
A significant transformational project that will impact on the south eastern urban area
is the proposed extension of the Redoubt Road - Mill Road corridor to connect Flat
Bush, Takanini, Papakura and Drury. This will result in a new 8.9km multi-lane
arterial road including cycleways and will require significant full or partial acquisition
of affected properties.
9.10
The northern extremity of the corridor is currently subject to increased pressure

resulting from commuter traffic, and this situation is anticipated to worsen as the Flat
Bush, Takanini and Drury areas continue to develop. The introduction of Future
Urban-zoned land between Mill and Porchester Roads and between Papakura and
Drury means that the corridor could possibly be congested as early as 2018-2020.
Page 30
The Redoubt Road - Mill Road corridor will serve local growth, consistent with the
Auckland Plan and PAUP, and provide for local traffic between emerging
metropolitan centres. The function of SH1 on the other hand, will be to accommodate
sub-regional and inter-regional traffic. The real benefits will be achievable by
upgrading both corridors.
9.11
The Mill Road extension is important to support residential and employment growth
expected in these areas as well as to create an alternative north-south local
connection without reliance on State Highway 1.
10.
PRECINCTS WITHIN THE SOUTHERN AREA
10.1
The notified PAUP contains 27 precincts in the southern area and submissions to the
PAUP seek an additional 41 new precincts. Mr Duguids evidence on precincts dated
3 December 2015 explains the councils management of the requests for new
precincts, including the criteria applied to determine whether requests for new
precincts pass an initial gateway test. Of these new precincts, 17 in the southern
area failed the gateway test. Four will not be pursued as they fall within Special
Housing Areas. One precinct has merged with another and one precinct has been
withdrawn. Another, namely for the Otahuhu power station has not been withdrawn
but is no longer being pursued as the owner has quite recently placed the property
on the market.
10.2
The nature of precincts in the southern area vary with regard to what they are likely
to deliver in terms of the overall strategy for growth. Some of these precincts provide
more opportunities for significant greenfield or/ brownfield development in the area,
than do certain others. Some of these are linked to recent plan changes that have
been made operative. Precincts proposed to be included in the PAUP in the
southern area and likely to deliver with respect to growth are listed below. Further
detail on these precincts will be provided in the southern areas tier 3 precinct
evidence reports.
Page 31
Table 2: Precincts likely to delivery on the overall strategy for growth

Topic
Existing or
Precinct Name
new
Expected to deliver in terms of the overall strategy

for growth
precinct
Urban (North and
Existing
Flat Bush
East)
This precinct originated from Plan Change 20

(Manukau section) and provides for the management
of urban residential development at Flat Bush.
Yes. Currently partly developed. Substantial amount of
remaining greenfield area has been declared a Special
Housing Area.
Urban (Central
Existing
Mangere Gateway
and West)
The Mangere Gateway precinct seeks to recognise the

significant cultural heritage and landscape values of
the area, along with need for development to occur in
an integrated manner including the provision of
appropriate infrastructure.
The precinct addresses the resource management
issues previously managed by operative plan change
14 (Manukau section) known as the Mangere
Gateway Heritage Area
Manukau Puhinui
New
Puhinui
The purpose of the precinct is to ensure that the

cultural values in the area and of importance to Mana
Whenua are taken into account when considering
potential development in the area. It will also ensure
that appropriate staging provisions are in place that will
allow the necessary infrastructure to be in place as
development occurs. The precinct will also ensure
possible reverse sensitivity and operational safety
issues arising from development with respect to the
Auckland International Airport are addressed.
Manukau Puhinui
Existing
Waiouru
Provides for additional activities (offices, food and

beverage) in addition to those provided for in the
underlying Light Industry zone.
Will provide for significant additional office and
warehousing development.
Urban (South)
Existing
Papakura
The purpose of the Papakura precinct is to ensure that

a key pedestrian linkage between the Papakura
Page 32
railway station, a key part of the southern rapid transit

corridor, and the Papakura metropolitan centre is
retained.
Urban (South)
Existing
Takanini
This precinct originated from Plan Changes 3, 11, 12

and 15 and Private Plan Changes 4 and 6 (all
Papakura section) of which all are operative. The
precinct reflects the layout and form of new
development areas within the Takanini Structure Plan
Area. The extent of industrial and residential
development occurring in this precinct would be
significant in overall regional terms.
Urban (South)
New
Manukau 3
This precinct relates to the relocation of the existing

golf course and seeks to provide for additional
activities over and above the golf course use, including
limited residential development
Rural
Existing
Clevedon
This precinct originated from Plan Change 32

(Manukau section) and aims to incorporate the
outcomes of the Clevedon Village Sustainable
Development Plan, which provides for the Villages
integrated growth and sustainable management. Yes,
it is expected to provide for approximately 800
additional dwelling units.
Urban (South)
Existing
Mill Road
This precinct originated from Private Plan Change 38

(Manukau section) and provides for the management
of the interface between rural and urban development.
Underlying zoning for suburban residential activity.
Approximately 50% of area has been declared a
Special Housing Area.
Rural
Existing
Beachlands 1
This precinct originated from Plan Change 30 and

Private Plan Change 30A (Manukau section).
Provides for a low density residential expansion to the
south of the existing Beachlands village and to the
east of the Pine Harbour marina development in a way
that integrates with and enhances the key features of
the Beachlands village.
Page 33
Rural
Existing
Franklin
The purpose of the precinct is to identify areas for

growth of existing rural and coastal settlements in
Franklin, with growth managed by framework plans,
precinct plans or other provisions. The sub-precincts
identify and encourage specific outcomes such as a
distinctive character (e.g. built , location,
environmental, landscape) and significant
transformational development opportunities. The
amount of growth would not be significant in overall
regional terms.
Rural
Existing
Karaka 1
The purpose of the precinct is to provide for the

continued use and development of the New Zealand
Bloodstock Karaka Sales Centre which attracts
national and international visitors to its annual sales.
Rural
Existing
Karaka 2
The Karaka 2 precinct seeks to provide for the

integrated development of a small, spatially defined
village and follows the resolution of appeals on Rural
Plan Change 14 to the Franklin District Plan in July
2012. However numbers would not be significant in
overall regional terms.
Rural
Existing
Kelly's Cove
The Kellys Cove precinct seeks to provide for a

residential expansion which is sensitive to the
character and amenity values of the existing
Beachlands settlement and its environs. This modifies
the generic Single House zone provisions to give effect
to a distinctive coastal residential character, developed
through subdivision design and configuration
specifically with housing density controls resulting in a
maximum of 420 household units and a minimum
700m net site controls for new lots.
Rural
Existing
Kingseat
This precinct arose from the Plan Change decision in

relation to Franklin PC 28 which provides for the
growth of the existing village to provide for up to 5,000
residents. It seeks to protect the character and
heritage of the area and also provide for appropriate
Urban Design solutions in terms of the new growth,
amongst other things.
Rural
Existing
Pararekau and
This precinct arises from Private Plan Change 8
Kopuahingahinga
(Papakura section) which provides for the
Islands
development of up to 11 lots on the islands and seeks

to control the level of development on the island,
Page 34
including the provision of coastal setbacks and the

provision of public access to the esplanade reserves.
Rural
Existing
Pine Harbour

(Manukau section). The Pine Harbour precinct is
located at Beachlands. It provides for an existing
marina development, land-based marine activities
including marine industry and boat storage and
activities such as food and beverage and office.
Further inland the precinct provides for residential
activity ranging in density from apartments and terrace
houses to more traditional forms of low-intensity
residential development.
Rural
Existing
Pukekohe Hill
This precinct relates to the development of sites on the

hill and seeks to ensure a coordinated approach to the
overall development of the sites through controls that
prevent adhoc development proposals which are not
part of a comprehensive scheme.
Rural
Existing
Runciman
This precinct relates to controls on Countryside Living

developments which arose out of appeals to Plan
Change 14 (Franklin section) and seeks to provide for
a clustering approach amongst other things in terms of
its controls. There are also provisions relating to lot
sizes.
Rural
Existing
Waiuku
The purpose of the precinct is to form a business park

in Waiuku by providing for a number of manufacturing,
processing, assembling, storage and distribution,
wholesale and service activities while acknowledging
its sense of place within a rural district setting of
Waiuku. This purpose modifies the generic Light
Industry and Rural Production zones provisions to give
effect to a distinctive rural town character.
Rural
Existing
Whitford
This precinct relates to Plan Change 8 (Manukau

section) that provides for controls in terms of an overall
capacity of the Countryside Living area based on
carrying capacity and landscape grounds
Rural
New
Beachlands 2
This precinct originated from Private Plan Change 30A

(Manukau section). This precinct relates to the
provision of a supermarket on the site and provides for
specific controls in this regard.
Page 35
Rural
New
Bombay 1

(Franklin section) that provides for the development of
road side services and seeks to provide controls on
the overall level and nature of development on the site.
Rural
New
Bombay 2
The purpose of the precinct is to provide for the

continued operation of the equine testing, research
and training facilities and associated accommodation
and function centre.
Rural
New
Drury South

(Papakura section) and Private Plan Change 38
(Franklin section). It relates to the development of
industrial activities at Drury South and seeks to control
a number of aspects of the sites development in terms
of the quantum and location of various activities on the
site as well as addressing stormwater and transport
effects.
Rural
New
Patumahoe
The precinct seeks to reconfigure the existing

community reserve located at the terminus of John
Street to accommodate an expanded neighbourhood
centre and civic spaces, a community centre, car
parking and additional sport and recreation activities. It
also proposes to rezone a number of properties in
close proximity to the urban zoned limit of Patumahoe,
currently zoned Rural Production under the PAUP.
Rural
New
Whitford 2
This precinct relates to land at 640, 646 and 680

Ormiston Road and 593 Whitford Road, Howick. This
land is currently zoned Rural 4 and Rural 2 in the
Auckland Council District Plan (Manukau Section). The
submitters seek a precinct to vary this minimum site
area so it reflects what is in the operative plan.
Rural
New
Whitford 3
This precinct relates to land comprising 4ha gardens

and 14ha wetlands in Potts Road, Whitford, and seeks
additional subdivision controls to enable the
management of the Ayrlies Gardens and Wetlands. It
is proposed that to provide for the economic
sustainability of the gardens and wetlands, provisions
are proposed enabling subdivision in accordance with
a framework plan down to a minimum lot size of 1ha.
Page 36
10.3
Attachment D provides a summary of the existing and new precincts in the southern
area.
11.
APPROACH TO ZONING WITHIN THE SOUTHERN AREA
11.1
This section of the Report provides an overview of the Topic 081 submissions
received for the southern area together with certain key zoning changes that are
proposed to the PAUP as notified. It does not provide a detailed assessment of
submissions received, nor are planners reasons for proposed positions provided in
relation to these submissions. The justification for proposed positions on
submissions is covered in the tier 3 zoning evidence reports for Topic 081.
11.2
The basis for zoning changes in the southern area is to give effect to the Regional
Policy Statement chapter of the PAUP, in particular the quality compact urban form
approach and to meet the other statutory criteria discussed in Mr Duguid's evidence.
Zoning changes have also been guided by the application of a suite of zoning
principles that Mr Duguid raises in his zoning evidence. Zoning principles have also
been applied to areas where no submissions have been received, ie out of scope
submissions. In the case of the southern area, most of the zoning changes resulting
from out of scope submissions have related to stormwater and flooding constraints,
where zoning has been changed from Single House to Mixed House Suburban.
Other out of scope changes have occurred around centres and along RFN routes.
These zoning changes will also give effect to the RPS.
11.3
In his evidence Mr Duguid explains the PAUP zones and the strategy and how they
have been applied to give effect to the objectives and policies of the RPS. His
evidence also outlines the relationship between the zones, the precincts and overlays
to achieve the outcome of a quality compact urban form for Auckland within a RUB.
11.4
To illustrate the extent of proposed changes to zoning, Tables 3 and 4 below

compare the residential and business zones in the southern area as notified in the
Proposed Auckland Unitary Plan with the Councils position for hearings.
Page 37
Table 1 Key changes in residential zonings from the notified PAUP to proposed
position for hearings
Zone
Percentage of residential
Area (%)
Area (%)
(Proposed Auckland
Unitary Plan as notified
2013)
(Position for hearings)
Terrace
Housing and
Apartment
Buildings
10.0%
11.5%
7.9%
20.0%
47.5%
49.2%
Single House
(inside Rural
Urban
Boundary)
34.6%
19.3%
Large Lot
(inside Rural
Urban
Boundary)
0.02%
0.02%
100.0%
100.0%
Mixed
Housing
Urban
Mixed
Housing
Suburban
TOTAL
Table 2 Key changes in business zonings from the notified PAUP to proposed
position for hearings
Zone
Area (%)
Area (%)
(Proposed Auckland
Unitary Plan as notified
2013)
(Position for hearings)
Metropolitan
Centre
2.1%
2.0%
Town Centre
7.0%
6.7%
Local Centre
3.3%
3.2%
Neighbourhood
Centre
1.3%
1.3%
Mixed Use
22.9%
25.7%
General
Business
1.4%
1.1%
Business Park
0.8%
1.3%
Light Industry
45.1%
33.8%
Heavy Industry
16.2%
24.9%
100%
100%
Page 38
11.5
In the southern area of Auckland, the zoning approach results in a pattern shown in
Attachment D with the characteristics outlined below.
11.6
Higher intensity residential and business development will occur around the
metropolitan centres of Botany, Manukau and Papakura. In the case of Manukau
which is already well-established, the zoning approach seeks to consolidate the
current function of the centre and optimise its advantageous position in relation to the
north-south spine with its good access to rail, the Southern and South Western
motorways and Great South Road, including the RFN. The zoning pattern will also
reinforce the well-developed activity corridor that exists from Otahuhu southwards to
Papakura. The topography of the town centre locations along this corridor generally
lend themselves to walking and are in many instances suitable for Terrace Housing
and Apartment Buildings and Mixed Housing Urban. The locations of many of these
town centres in proximity to rail stations further enhances their appropriateness for
higher intensity residential and business activity and also provides housing choice to
communities.
11.7
A key feature of the southern area is its well-established industrial areas at Wiri,
Otahuhu and Highbrook as well as at Auckland Airport, all of which are vital to the
regional economy. The zoning approach adopted is aimed at ensuring that these
activities are able to continue to function efficiently. One aspect of this is managing
reverse sensitivity by considering the interface between the Heavy Industry zone and
more intensive residential zones and generally not upzoning within the 500m of the
Heavy Industry zone. A significant advantage of many areas in the south, such as
Mangere, Otahuhu, Papatoetoe, Manurewa and Papakura are their close proximity to
employment opportunities afforded by these industrial activities. The zoning
approach in the PAUP seeks to reinforce these benefits.
11.8
Certain submissions seek the rezoning of certain new centres in proximity to

proposed centres. For example, a town centre zone has been requested for Mahia
and a local centre for Hingaia. These requests are not supported in view of the
adverse impacts these would exert on proposed centres at Manurewa as a town
centre and Papakura as a Metropolitan centre respectively and because these
requests do not give effect to the objectives and policies of the Regional Policy
Statement.
11.9
The extent of the zoning proposed for Pukekohe reflects its role as a satellite town
and also ensures the retention of land with high productive potential outside the RUB.
Page 39
11.10 The zoning approach for unserviced rural and coastal settlements, most of which fall
in the Franklin area, is to limit growth through the application of the Rural Coastal
Settlement zone. Many of these settlements are in locations with poor access to
urban centres and public transport and remote from existing or planned infrastructure
and facilities. The PAUPs zoning approach is aimed at ensuring that infrastructure
provision is delivered in a way that maximises return on investment and therefore
piecemeal growth in small settlements is not considered an efficient growth
management option.
11.11 In the Urban (North and East) topic area the zoning approach proposes more intense
residential and business development in the Botany Metropolitan centre, town
centres such as Howick and Flat Bush as well as along sections of the main arterials
such as Pakuranga Road, Ti Rakua and Te Irirangi Drives. No major changes are
proposed to the zoning around the centres in this topic area, including to THAB and
Mixed Use, apart from certain minor adjustments. Submissions seeking a reduction
in the THAB, Mixed Housing Urban and Mixed Housing Suburban in proximity to the
Botany Metropolitan Centre are not supported as it is considered necessary for the
future effective functioning of AMETI that densities around this metropolitan centre be
more intensive as proposed in the notified PAUP. Overall, the zoning as proposed in
this topic area reinforces the centres, achieves the objectives of the zones and gives
effect to the RPS.
11.12 It is proposed that the Single House zone to the east of the Howick Town Centre
leading to the coast remain as notified in the PAUP, primarily because much of this
area falls outside of the RFN walkable catchment and comprises an undulating
topography. Generally, requests for changing zones from Mixed Housing Suburban
to Single House in this topic area have not been supported. There have also been
some instances where Single House zoning has been retained as Single House due
to flooding issues. A number of submissions seeking rezoning from Large Lot zone
to Single House along the RUB on the eastern edge of Botany have not been
supported.
11.13 In the Highbrook topic area which is predominantly industrial, the approach adopted
is for the retention of land zoned Light Industry and Heavy Industry as notified in the
PAUP. Highbrook is a significant contributor to the economy of the region and has
very good transport access. Submissions seeking Mixed Use or General Business
zones within Highbrook are not supported as these could impact on the viability of
adjacent centres and/or create reverse sensitivity issues.
Page 40
11.14 The Manukau and Puhinui topic area currently comprises both urban and rural areas.
The zoning approach for the Manukau Metropolitan Centre is to consolidate its
current role as a prime location for retail, entertainment, office and residential
activities. The presence of the eastern approach to the Auckland International airport
and the consequent HANA corridor will restrict residential activity to the north of the
metropolitan centre where the General Business zone is considered more
appropriate. Submissions seeking for intensification to Terrace Housing and
Apartment Buildings to the south of the metropolitan centre, including and Mixed
Housing Urban along Great South Road, where aircraft noise restrictions do not
occur, are generally supported. Great South Road is located on a RFN with the
Manukau Metropolitan Centre and Manurewa Town Centre in reasonably close
proximity.
11.15 In the Wiri industrial area, located to the south of the topic area, it is proposed to
retain the approach that provides for a significant amount of Heavy Industry zone.
There is also support for the rezoning of former quarry zoned land at Wiri to Heavy
Industry zone, is in line with Private Plan Change 36 (Auckland Council District Plan
(Manukau Section)). The linear distance from proposed residential intensification to
the south of the Manukau Metropolitan Centre is sufficient to ensure that no reverse
sensitivity issues will arise.
11.16 The most significant changes proposed in this topic area are for certain parts of the
area located outside the RUB. This has already been raised in David Wongs
evidence for Topic 017. The rezoning approach for this area of approximately 1,100
ha, is to provide live zones for 400ha of land for urban development, most of which is
proposed to be Light Industry zone. This is aligned with the Strategic direction of the
RPS to ensure sufficient supply of land for industrial activities. A structure plan
exercise has been undertaken for the Puhinui area covering about 1,100ha in
accordance with the Regional Policy Statement policy. This is the reason for
proposing live urban zoning for this area as opposed to a Future Urban zone.
11.17 As there are significant cultural heritage and landscape values in the area, including
values of importance to Mana Whenua, the proposed zoning provisions have been
prepared to take these into account. A significant portion of the Puhinui area is in
close proximity to the Auckland International Airport. Hence possible reverse
sensitivity issues arising from future development with respect to the Auckland
International Airports operational requirements are addressed through precinct
provisions.
Page 41
11.18 The rezoning approach for the Urban (Central and West) which is an area comprising
of established residential suburbs is essentially the same as the notified PAUP, with
the exception of a few cases of residential upzoning in Mangere. Many centres in
this topic area have characteristics that render them suitable for Terrace Housing and
Apartment Buildings and Mixed Housing Urban zones. As mentioned earlier the
Otahuhu Papakura corridor have favourable attributes such as:
(a)
Close proximity to a wide range of employment opportunities in centres and

industrial and business areas, such as the airport, Wiri, Highbrook, Manukau
and Otahuhu
(b)
Close proximity to social infrastructure such as for example, Middlemore

Hospital, the Manukau Institute of Technology, Auckland University of
Technogy, a wide range of sport, open space, social and cultural facilities and
the Botanical Gardens
(c)
Close proximity to good quality transport systems and networks such as the
upgraded passenger rail service, the RFN, Great South Road and other
arterials and the Southern and South Western Motorways
(d)
The presence of significant holdings by the Housing New Zealand

Corporation in these areas
(e)
The relatively flat and easily walkable catchments around the centres in this
topic area
11.19 Certain locations in the topic area such as Favona are limited to the extent to which
higher intensity residential zones are appropriate, in this case due to the proximity of
a Heavy Industry zone to its north as well as due to quite significant flooding
constraints. The zoning approach also reflects the importance of protecting
significant infrastructure against reverse sensitivity. For this reason higher residential
densities are not supported to the immediate east of the Mangere Wastewater
Treatment Plant and Single House and MHS is proposed to be retained.
11.20 A significant number of submissions from Housing New Zealand Corporation were
received in this topic area as well as in the Urban (South) area, most of which seek
more intensive residential zones for its holdings. These have generally been
supported in those cases where requests were well aligned with the objectives and
policies for the residential zones and give effect to the RPS. Examples of these
Page 42
included proposed changes in Mangere between the town centre and Massey Road
as well as along East Tamaki Rd in proximity to the Otara Town Centre.
11.21 The zoning approach in the Urban (South) topic area is not dissimilar to the one
proposed for Urban (Central and West) as the former is effectively a continuation of
the urban corridor southwards to Papakura. The retention of the proposed Town
Centre zone at Manurewa and Takanini is in keeping with the Auckland Plan's
centres hierarchy, achieves the Town Centre zone objectives and gives effect to the
RPS. Requests seeking to rezone to Terrace Housing and Apartment Buildings and
Mixed Housing Urban properties that are not located in close proximity to a centre,
do not have good access to a RFN and therefore do not align with the Terrace
Housing and Apartment Buildings zone objectives, are not supported.
11.22 The existing largely undeveloped area north east of Takanini which has previously
been the subject of numerous plan changes, is proposed to be zoned Future Urban
zone. The development of this area both for residential and business activity in the
longer term, will assist in providing impetus to the emergence of Papakura as a
metropolitan centre. As mentioned earlier in this evidence, a number of key
infrastructure projects are either planned or underway in this topic area to ensure that
the growth potential of this location can be realised. The Manurewa-TakaininiPapakura corridor will be reviewed as part of the spatial priority area work identified
in the Long-term Plan and it is likely that further changes in zoning through plan
changes will eventuate as a result of this initiative.
11.23 This topic area is traversed by a number of regionally and nationally significant
elements of infrastructure such as transmission corridors and pipelines. In view of
their importance to the region, these are protected from incompatible development
and reverse sensitivity effects through the use of the Single House zone or Mixed
Housing Suburban zone.
11.24 The rural topic area in the south constitutes by far the largest geographic proportion
of the southern area. The zoning approach adopted for this extensive and diverse
topic area strongly reflects the Councils strategic direction in the Auckland Plan and
also the wider objectives of the RPS, namely:
(a)
In the case of Pukekohe, rezoning of land for urban development to

accommodate considerable residential and business growth in the future
accurately reflects Pukekohes status as a satellite town. Accordingly the
Terrace Housing and Apartment Buildings zone and Mixed Housing Urban
Page 43
zone are proposed in parts of Pukekohe within 500m of the town centre and
the train station. Although intensification in the centre of Pukekohe is
supported, the submissions requesting high intensity zones in other areas
such as on Pukekohe Hill are not supported as this would undermine the
area's rural landscape character, the heritage values and amenity values of
the hill's northern slopes.
(b)
Ensuring that rural land with high productive potential is managed to maintain
its capability, flexibility and accessibility for primary production. This includes
land in proximity to Pukekohe which is proposed to be rezoned from Future
Urban Zone to a rural zoning.
(c)
Supplying adequate land for industrial activities and particularly for extensive
industry and heavy industry as in the case at Drury South, and light industry
in certain parts of Puhinui, south of Waikauri Creek.
(d)
Limiting of growth in unserviced settlements in rural and coastal areas

through the application of a Rural Coastal Settlement zone. Overall while
submissions seeking the retention of urban zones within the rural settlements
are supported, the proposed position is not to allow any higher intensification
or expansion in rural and coastal areas in order to maintain the character of
rural and coastal environments and limit the need for localised infrastructure.
11.25 In certain areas, it is proposed to extend the Rural and Coastal Settlement zone to
sites to reflect contextual realities, such as for example, at Orua Bay where a number
of sites are already subdivided to minimum lot size of the Rural and Coastal
Settlement zone. It should be noted that while the RPS objectives have been applied
throughout the rezoning approach, the rural and coastal settlements in the southern
area do vary considerably in extent and nature. As was stated in the Topic 017
evidence of Michael Luong, Cindy Yin and Patrick Clearwater with regard to Rural
Coastal Towns and Villages at Beachlands, Maraetai, Patumahoe, Waiuku,
Glenbrook, Karaka North Village and Bombay, there is insufficient scope in
submissions to apply a RUB to these settlements through the PAUP process.
11.26 None of the submissions received on the RUB meet the criteria in Policy 1 of B2.5 for
expanding urban settlements that do not currently have a RUB. It is therefore
considered that retaining the current urban zones identified in the notified PAUP for
the above rural coastal towns and villages and not extending the urban zones beyond
Page 44
their current extent is the most appropriate method for achieving the objectives and
implementing the policies of the RPS.
11.27 It is also considered that the significant investment required to facilitate expansion of
the above settlements is a strategic decision, which rather needs to be considered in
the wider Auckland context, including the ability to service rural and coastal towns
with the necessary infrastructure.
11.28 In coastal settlements such as Beachlands which have been the subject of a number
of fairly recent plan change decisions seeking expansion, it is considered appropriate
to adhere to the direction provided by the Environment Court decisions and to
integrate these in the PAUP provisions. It is considered preferable to not
accommodate further growth than provided for by the Environment Court decisions
issued until the Stage 4 RUB work is undertaken.
11.29 Limiting growth in areas with poor accessibility to the urban centres, public transport
and infrastructure constraints is proposed. Examples of this would include towns and
settlements such as Waiuku, Patumahoe and Kawakawa where although there is
some interest in expansion, the constraints are such that it would not be appropriate
to support growth in view of the high per unit cost of infrastructure that would need to
be provided and also because it does not align with the RPS objective of providing
for a city with a quality, compact urban form.
11.30 The southern areas rural activities play a significant role in rural production and other
activities that support rural communities, maintain rural character and amenity
values. The zoning approach for the southern area reflects this and seeks to protect
these rural areas from inappropriate subdivision, urban use and development.
12.
OVERVIEW OF AUCKLAND-WIDE SUBMISSIONS
12.1
John Duguids Topic 080 and Topic 081 zoning evidence dated 3 December 2015
listed at Attachment E Auckland wide submission points which sought rezoning of
residential zones or business zones or, in respect of particular geographical areas.
The attachment indicated that those submissions requesting changes of zoning in
particular geographical areas would be addressed in the evidence for Topic 081. For
the southern area there are 57 such submissions which are addressed in
Attachment E to this statement.
12.2
In compiling the responses to the Auckland-wide submissions that are addressed in

Attachment E to this evidence, I have liaised with the various Council planners who
Page 45
have prepared the Topic 081(f) Rezoning and Precincts (Geographical Areas)
evidence for the southern area. The southern area evidence provides further detail
and context in relation to the responses set out in Attachment C to that evidence, and
the Council planners who prepared that evidence will be able to assist in responding
to any questions on the Auckland-wide submissions.
13.
CONCLUSION
13.1
In this evidence I have provided a sub-regional overview of the southern area of

Auckland including a description of its geography, an overview of key infrastructure
as well as initiatives that will have a transformational impact on the wider area. I
have also explained in broad terms the outcome of the zoning approach followed in
the southern area to give effect to the Regional Policy Statement, have regard to the
Auckland Plan and achieve the other relevant statutory criteria.
Marc Dendale
26 January 2016
Page 46
ATTACHMENT A
Curriculum Vitae of Marc Ren Michel Dendale
Career Summary
Team Leader Planning South, Auckland Council, 2012 - present
Manager Outer Isthmus, Auckland City Council, 2007 - 2010
Manager Development Contributions and Heritage, Auckland City Council, 2004 2007
Manager Financial/Development Contributions and Central Area, Auckland City
Council, 2002 - 2003
Team Leader Hauraki Gulf Policy, Auckland City Council, 2001
Team Leader Environmental Planning, Auckland City Council, 2000
Planner & Senior Planner, Central Area Planning, Auckland City Council, 1995 - 1999
Planner & Senior Planner, Development Control and Special Projects, Cape Town City
Council, 1991 - 1994
Planner & Senior Planner, Forward Planning, Natal Provincial Administration, 1990
Planner, Development Planning, Cape Provincial Administration, 1988 - 1989
Qualifications:
Master of City and Regional Planning (1987), University of Cape Town, Republic of
South Africa
Bachelor of Military Science (1983), University of Stellenbosch, Republic of South
Africa
Affiliations
Chartered Member of the Royal Town Planning Institute (elected 1991)
Page 47
ATTACHMENT B: MAP 1: Geographic Topic Areas: South
Page 48
ATTACHMENT B: MAP 2: Sub-regional Overview: South
Page 49
ATTACHMENT B: MAP 3: Precincts: South
Page 50
ATTACHMENT C: Summary of Existing and New Precincts in the Southern Area

Precincts (existing)
Failed merits
assessment/ Do not
Support (statement of
evidence provided)
Supported (statement of
evidence provided)
Beachlands 1
Clevedon
Flat Bush
Franklin (Big Bay,

Grahams Beach, Karaka
South, Matingarahi, Te
Toro, Wattle Bay)
Greenfield Urban (South)
One evidence report has
been prepared for South
and Rodney areas. It is
available under 081a
General topic)
Karaka 1
Karaka 2
Kelly's Cove
Kingseat
Mangere 1
Mangere 2
Mangere Bridge
Mangere Gateway
Mangere Puhinui
Manukau
Mill Road
Papakura
Pararekau and
Kopuahingahinga
Islands
Pine Harbour
Pukekohe Hill
Rosella Road
Page 51
Runciman
Takanini
Waiouru
Waiuku
Whitford CSL
Whitford Village
Precincts (new)
Beachlands 2
Bombay 1
Bombay 2
Botany Junction
Clevedon 3
Drury South
Glenbrook 1
Glenbrook Village
Railway
Failed merits
assessment/ Do not
Support (statement
of evidence
provided)
Supported (statement of
evidence provided)
Manukau 3
Papatoetoe
Patumahoe
Patumahoe 2
Puhinui
Ramarama1
Whitford 2
Whitford 3
Wiri 2
Wiri 3
Page 52
Precincts (new) Submitters not Wishing to Proceed and

Submissions with Inadequate Information list in John Duguid
statement of evidence Topic 081 Attachment E. (Refer to Mr
Duguids Attachment E for a Summary of Decision Requested by
these submitters).
Submitter
7255-3 and 4 Flat Bush Consultant Limited
Precinct Name
Bremner Rd, Drury
4902-1 Charles D Cole
Clarks Beach
3456-10 Clevedon Cares Incorporated
Clevedon 2
2955-5 Udy Investments Limited
East Tamaki
6872-8 Murphys Development Limited

7293-2 The Cameron Road Group
Flat Bush 1
(Submitter not proceeding)
Glenbrook 2
5259-139 Hugh Green Limited
Hingaia
7366-118 Kirkwood Whanau
Karaka
5883-2, 3 and 55 AMP Capital Property

Portfolio Limited et al
Manukau 1
5277-207 The Urban Design Forum New

Zealand
Manurewa
6084-3 Contact Energy Limited
Otahuhu Power Station

9128-5 and 6 Robert P Blows

Ramarama 2
4022-1 Dalkara GP Limited (Te Mahia
Village)
Takanini 1
5261-3 DE Nahkle Investment Trust, Senior
Tour Limited and Windross Investment Trust
5263-3 Robert Holdings Limited, Hamlin
Holdings Limitied, and Contue Jinwan
Enterprise Group (NZ) Limited
Takanini 2
6449-3 Madill and Smeed Limited/Halls
Transport
5093-3 BKB Family Trust
Takanini 3
Waiuku 1
7278-2 MH Cox
1150-1 AK Family Trust
Waiuku 3
Whitford 1
4128-2 Runford Investments Limited
Wiri 1
4082-1 Graeme R Ford
Franklin 1
Page 53
Attachment D: Overview of Submissions received for the Southern Area by Theme

1.
Urban (North and East) Hearing Topic
The following themes have been identified across the Urban (North and East) area from the
review of the 382 submission points received. Within these themes, submissions seek to
retain the notified zone or rezone land, details of which are set out in the analysis in
Attachment B of the tier 3 evidence for the southern area and are divided as follows:
a) Mixed Housing Urban/Mixed Housing Suburban/Single House Expansion/Contraction
236 submission points.
b) Any residential properties subject to a key overlay 41 submission points.
c) Centres/Terrace Housing Apartment Buildings (THAB)/Mixed Use
Expansion/Contraction 36 submission points.
d) Combined rezoning and precinct submission 35 submission points.
e) Spot zoning 13 submission points.
f) Errors/Clause 16A 13 submission points.
g) Residential to other use 3 submission points.
h) Future Urban Zone (FUZ) and rezoning 2 submission points.
i) Business to other business zone (excludes mixed use and centres zones) 1
submission point.
j) Centres Hierarchy 1 submission point.
k) Public Open Space 1 submission point.
The Auckland Council submission (no. 5716) seeks to rezone 15 properties across S1, S2,
S4 and S5 in order to correct mapping errors, 9 of which relate to driveways being incorrectly
zoned.
2.
Highbrook, Manukau and Puhinui
The following themes have been identified across the Urban (North and East) area from the
review of the 140 submission points received. Within these themes, submissions seek to
retain the notified zone or rezone land, details of which are set out in the analysis in
Attachment B of the tier 3 evidence for the southern area and are divided as follows:
Page 54
a) Any residential properties subject to a key overlay 31 submission points.

b) THAB isolated or new areas 16 submission points
c) Spot zoning 15 submission points.
d) Heavy Industry Zone (HIZ) and Light Industry Zone (LIZ) 12 submission points
e) Rural Urban Boundary (RUB) and rezoning 10 submission points.
f) Centres/Terrace Housing Apartment Buildings (THAB)/Mixed Use
Expansion/Contraction 8 submission points.
g) Combined rezoning and precinct submission 6 submission points.
h) Special Purpose 5 submission points
i) Mixed Housing Urban/Mixed Housing Suburban/Single House Expansion/Contraction
4 submission points.
j) Business to other business zone (excludes mixed use and centres zones) 3
submission points.
k) Centres Hierarchy 3 submission points.
l) Residential to other use 1 submission points.
m) Public open space 1 submission point.
The Auckland Council submission (no. 5716-2986) seeks to rezone of 1 property within S10
to correct a mapping error.
3.
Urban (Central and West)
Of the 1735 submission points received, the following themes have been identified across
the area. Within these themes submissions seek to retain or rezone, details of which are set
out in the analysis in Attachment B of the tier 3 evidence for the southern area:
a) Business to Other Business (excludes Mixed Use and Centre zone) - 2 submission
points
b) Centres/Terrace Housing and Apartment Buildings/Mixed Use Expansion/Contraction 45 submission points
c) Combined rezoning and precinct submission 15 submission points
Page 55
d) Any residential properties subject to a key overlay - 396

e) THAB isolated or new 172 submission points
f) Mixed Housing Urban/Mixed Housing Suburban/Single House Expansion/Contraction 918 submission points
g) Residential to other use - 2 submission points
h) Heavy Industry Zone (HIZ) and Light Industry Zone (LIZ) - 2 submission points
i) Spot Zoning - 186 submission points
j) Special purpose - 2 submission points
k) Errors - 7 submission points
The Auckland Council submission (No. 5716) includes 47 submission points which seeks to
amend the zoning within the S6, S7 and S9 submission areas. 35 submission points
seeking changes to notified PAUP zoning are supported. Seven submission points seeking
the retention of the notified PAUP zoning are also supported. Five submission points seeking
change of the notified PAUP are not supported.
4.
Urban (South)
The following themes have been identified across the Urban (South) area from the review of
the 1509 submission points received. Within these themes, submissions seek to retain the
notified zone or rezone land, details of which are set out in the analysis in Attachment B of
the tier 3 evidence for the southern area:
a) Any residential properties subject to a key overlay - 528
b) Business to other Business Zone (excludes mixed use and centres zones) - 4
c) Centres/Terrace Housing and Apartment Buildings (THAB)/Mixed Use
Expansion/Contraction - 55
d) Combined rezoning and precinct submissions - 25
e) Errors - 14
f) Future Urban Zone (FUZ) and rezoning 7
g) Heavy Industry Zone (HIZ) and Light Industry Zone (LIZ) - 5
Page 56
h) Mixed Housing Urban/Mixed Housing Suburban/Single House Expansion/Contraction 713

i) Public Open Space - 1
j) Residential to Other Use - 2
k) Rural Countryside Living (CL) 2
l) Rural Other - 1
m) Rural and Coastal Settlement Zone 1
n) Rural to Urban (not in or close to the RUB) - 1
o) Rural Urban Boundary (RUB) and rezoning - 1
p) Special Purpose - 1
q) Spot Zoning - 81
r) THAB Isolated or new areas 67
There are 13 Auckland Council submission points which seek to rezone properties in the
Urban - South area to rectify mapping errors.
5.
Rural
The following themes have been identified across the Rural South area from the review of
the 405 submission points received. Within these themes, submissions seek to retain the
notified zone or rezone land, details of which are set out in the analysis in Attachment B of
the tier 3 evidence for the southern area:
a) Any residential properties subject to key overlay 40 submission points
b) Business to other Business Zone (excludes mixed use and centres zones) - 11
submission points
c) Centres/Terrace Housing Apartment Buildings (THAB)/Mixed Use
Expansion/Contraction - 22 submission points
d) Combined rezoning and precinct submissions - 30 submission points
e) Errors - 14 submission points
f) Future Urban Zone (FU) and rezoning - 24 submission points
Page 57
g) Heavy Industry Zone (HI) and Light Industry Zone (LI) - 8 submission points
h) Large Lot - 8 submission points
i) Mixed Housing Urban/Mixed Housing Suburban/Single House Expansion/Contraction 110 submission points
j) Public Open Space 2 submission points
k) Residential to other use - 4 submission points
l) Rural - Countryside Living (CL) - 36 submission points
m) Rural - Other - 42 submission points
n) Rural and Coastal Settlement zone 12 submission points
o) Rural to Urban (not in or close to the RUB) 9 submission points
p) Rural Urban Boundary (RUB) and rezoning - 30 submission points
q) Spot zoning - 3 submission points
There are 15 Auckland Council submission points which seek to rezone properties in the
Rural South area. The submission points 5716-2191, 5716-3110, 5716-3178, 5716-3180,
5716-3181, 5716-3526, 5716-3527 and 5716-3179 seek to rezone properties in Rural South
to rectify mapping errors. The submission points 5716-2983, 5716-3182, 5716-3528, 57163529 and 5716-978 seek to rezone properties to better reflect existing activity onsite. The
submission points 5716-3165 and 5716-997 seek to rezone the Kingseat Village and Drury
South Industrial area in order to reflect the recent environment court decisions.
Page 58
ATTACHMENT E
Responses to Auckland-Wide Submissions (coded to Topic 080)
Page 59
1
ATTACHMENT E: Responses to Auckland-wide Submissions (coded to Topic 080)
Submission
Submitter
Name
Topic
Submission
Area Unit
Summary
SUBMISSION
THEME
WANTS TO
BE HEARD
RESPONSE
PROVIDED IN
TOPIC 080 or 081
SUBMISSION
AREA UNIT
REASON
1047-2
Alan Cole
South
South wide
Amend the location of the Rural

Coastal zone so it is in keeping
with what was agreed to in
Franklin District Council Plan
Change 14
Rural
No
Area specific Responded to in

Evidence for Topic
081
S14 and S17
Support zoning boundary amendment. There are errors in the mapping of the coastal
zone in the PAUP compared to the Franklin section of the operative Auckland Council
District Plan. The intention for RC zone in Franklin is to replicate the line agreed through
Plan Change 14 to the operative plan. The proposed change is the most appropriate
way to achieve the objectives of the zone and gives effect to the RPS.
2186-1
Whitford
Residents
and
Ratepayers
Association
South
South wide
Retain the [Manukau District Plan]

Whitford Countryside Living zone
for the Rural 2 area and reinstate
the start date and existing
subdivision rules.
Rural
Yes

Evidence for Topic
081
S18
Support submission, retention of the CL zone in this location is the most appropriate
way to achieve the objectives of the CL zone and gives effect to the RPS.
2563-19
Felicity
Beekhuizen
South
South wide
Rezone to reduce the amount of

Mixed Housing Urban, Mixed
Housing Suburban and Terrace
Housing and Apartment Buildings
Zoning in Howick Local Board
Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
Do not support submission to reduce the amount of MHS, MHU and THAB within the
Howick Local Board Area. Retention or rezoning is proposed in response to
submissions. Out of scope changes have been proposed to give effect to the RPS.
Intensification is proposed mainly around centres and along the RFN. The MHU and
MHS zones provide greater flexibility to achieve a mix of housing densities, ranging
from single house to detached units and attached terraces. The proposed zones are the
most appropriate way to achieve the relevant zone objectives and gives effect to the
RPS.
2564-20
Simon and
Rachel
Jacobs
South
South wide

Residential
Yes

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
2566-19
Ray
McCormick
South
South wide

Residential
No

Evidence for Topic
081
RPS.
2568-17
F A Turner
South
South wide

Terrace Housing and Apartment
Buildings Zoning in Howick Local
Board
Residential
Yes

Evidence for Topic
081
Do not support submission to reduce the amount of THAB within the Howick Local
Board Area. Retention or rezoning is proposed in response to submissions. Out of
scope changes are proposed to give effect to the RPS. Intensification is proposed
mainly around centres and along the RFN. The THAB zone provides for the greatest
intensity of the residential zones. It is proposed to be appropriately located adjacent to
centres such as Pakuranga, Highland Park, Howick Village and Botany Junction within
Howick. Rezoning to THAB is the most appropriate way to achieve the THAB zone
objectives and gives effect to the RPS.
2570-17
JCC
Goodwin
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
2
Submission
Submitter
Name
Topic
Submission
Area Unit
Summary
SUBMISSION
THEME
WANTS TO
BE HEARD
RESPONSE
PROVIDED IN
TOPIC 080 or 081
SUBMISSION
AREA UNIT
REASON
2574-16
Ian Watson
South
South wide
Retain the amount of Mixed

Housing Urban, Mixed Housing
Suburban and Terrace Housing
and Apartment Buildings Zoning in
Howick Local Board area
Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
Support in part. Retention or rezoning is proposed in response to submissions. Out of

scope changes are proposed to be made to give effect to the RPS, and to avoid spot
zoning that will not generally achieve integrated management of resources or recognise
local context. Intensification is proposed mainly around centres and along the RFN. The
proposed zone is the most appropriate way to achieve the relevant zone objectives and
gives effect to the RPS.
2575-67
AMP Capital
Property
Portfolio
Limited
South
South wide
Retain the Mixed Use zone on Ti

Rakau Drive and Te Irirangi Drive.
Business
Yes

Evidence for Topic
081
Support retention of MU zone on Ti Rakau and Te Irirangi Drive. Retention of the MU

zone is the most appropriate way to achieve the objectives of the zone. This is already
an established area of mixed use and retaining the zone gives effect to the RPS. These
sites are adjacent to and compliment the Botany MC and on Ti Rakau Drive, an RFN
that will be served in the future by a rapid busway being delivered by AMETI.
2710-1
P H and M
D Dower
South
Auckland
wide
Reject Unitary Plan specifically for

Howick area
Residential
No

Evidence for Topic
081
Do not support submission to reject zoning for the Howick area as proposed in the
PAUP. A range of zones are proposed for the Howick area depending on the local
context and any constraints. Retention or rezoning is proposed in response to
submissions. Out of scope zone changes have been proposed to give effect to the RPS.
Intensification is proposed mainly around centres and along the RFN. The proposed
zoning achieves the objectives of the PAUP zones and gives effect to the RPS.
4051-3
Tim Knight
South
South wide
Rezone Howick and Pakuranga

area from Mixed Housing [and
other residential zones - infer] to
Single House
Residential
No

Evidence for Topic
081
4186-3
Heather
Parlane
South
South wide
Include a new transitional zone

around Hill Park, Manurewa
footprint being Great South Road,
Orams Road and the Southern
Motorway.
Residential
Yes

Evidence for Topic
081
5076-1
Campbell
Stanley and
Evelyn M
Butcher
South
South wide
Minimise intensification in
Pakuranga, Howick, Botany and
Orniston/Flat Bush.
Residential
Yes

Evidence for Topic
081
S1, S2
Do not support submission to reduce the amount of MHS, MHU and THAB within
Pakuranga, Howick, Botany and Ormiston/Flat Bush. Retention or rezoning is proposed
in response to submissions. Out of scope changes have been proposed to give effect to
the RPS. Intensification is proposed mainly around centres and along the RFN. The
MHU and MHS zones provide greater flexibility to achieve a mix of housing densities,
ranging from single house to detached units and attached terraces. The proposed
zones are the most appropriate way to achieve the relevant zone objectives and gives
effect to the RPS.
5277-218
The Urban
Design
Forum New
Zealand
South
South wide
Rezone land around Browns

Road, Roscommon Road,
Weymouth Road, Manurewa as
shown in the submission [refer to
page 40/104] from Single House to
Mixed Housing Suburban [to
remove Single House spot
Zoning].
Residential
Yes

Evidence for Topic
081
S11
Support the rezoning of sites in Manurewa from SH to MHS where managing flooding
risks on those sites does not require maintaining a SH zone or where spot zoning is
avoided, as shown on S11a proposed rezoning map in Attachment E. The rezoning is
the most appropriate way to achieve the objectives of the MHS zone and gives effect to
the RPS.
S1, S2
Do not support rezoning of Howick and Pakuranga from MHS to SH. Retention or
rezoning is proposed in response to submissions. Out of scope changes have been
proposed to give effect to the RPS. Intensification is proposed mainly around centres
and along the RFN. The MHS zones provide greater flexibility to achieve a mix of
housing densities, ranging from single house to detached units. The proposed zones
are the most appropriate way to achieve the relevant zone objectives and gives effect to
the RPS.
Do not support the inclusion of a new transition zone around Hill Park - the sites in
question are in close proximity to the Manurewa Town Centre and a RFN and are
suitable for intensive development. Topography rises behind these sites so still allows
for views to be maintained up to the Hill Road area. MHU in this location provides a
transition in density from the THAB and MHS zoned properties in the area. The notified
zone is the most appropriate way to achieve the objectives of the MHU zone and gives
effect to the RPS.
Do not support rezoning of sites in Manurewa from SH to MHS where the sites are
affected by flooding constraints and retaining the notified SH zone is the most
appropriate way to achieve the objectives of the SH zone and gives effect to the RPS.
3
Submission
Submitter
Name
Topic
Submission
Area Unit
Summary
SUBMISSION
THEME
WANTS TO
BE HEARD
RESPONSE
PROVIDED IN
TOPIC 080 or 081
SUBMISSION
AREA UNIT
REASON
5280-250
The New
Zealand
Institute of
Architects
South
South wide
Rezone various sites within the

Otara-Papatoetoe Local Board
area, as shown in the submission
[refer to page 52/104] from Mixed
Housing Suburban to Mixed
Housing Urban.
Residential
Yes

Evidence for Topic
081
S6
Support in part change of zoning of sites from SH and MHS to MHU. Rezoning to MHU
is supported where managing flood risks does not require maintaining a SH zone and
where sites are close to centres and to the RFNs. In these instances, rezoning to MHU
was the most appropriate way to achieve the objectives of the MHU zone and gives
effect to the RPS.
5280-256
The New
Zealand
Institute of
Architects
South
South wide
Rezone land on Prochester Road

and Great South Road, Papakura
as shown in the submission [refer
to page 55/104] from Mixed
Housing Suburban and MIxed
Housing Urban to Mixed Housing
Urban.
Residential
Yes

Evidence for Topic
081
S13
Support in part change of zone from SH and MHS to MHU where managing flooding
constraints no longer requires maintaining the SH zone. Rezoning to MHU is the most
appropriate way of achieving the objectives of the MHU zone and gives effect to the
RPS.
5294-349
Auckland
International
Airport
Limited
South
South wide
Rezone land in the Puhinui Road

and Cavendish Drive area,
Manukau, and the Burrell Avenue
area, Papatoetoe, shown on the
plan attached to the submission as
Map 4 from 'Single House' to 'Light
Industrial'. Refer to details in
submission at page 166/218.
Business
Yes

Evidence for Topic
081
S10
Do not support rezoning from SH to LI zone. This part of Puhinui Road is residential in
nature and this stretch of Puhinui Road remains an important part of residential
Papatoetoe. This is the same for the Burrell Avenue area. The SH zone also
complements the neighbourhood's suburban built character and retention of the SH
zone is the most appropriate way to achieve the objectives of the zone and gives effect
to the RPS.
5518-2
Henry E H
Perkins
South
South wide
Rezone area east of Chapel Road,

both sides of Union Road
(Howick), a small portion of Gills
Road and west and east of
Gossamer Drive (Pakuranga) from
Mixed Housing Suburban to Single
House [revert to Zoning under
Draft Unitary Plan].
Residential
No

Evidence for Topic
081
S1
Do not support change of zone from MHS to SH. Retaining the MHS zone is the most
appropriate way to achieve the objectives of the zone, given the local context and gives
effect to the RPS. MHS zones provide greater flexibility to achieve a mix of housing
densities, ranging from single house to attached and detached units.
5716-3181
Auckland
Council
South
South wide
Rezone sites within the Franklin

area from Rural Coastal to either
Rural Production or Mixed Rural to
reflect the Coastal zone boundary
in the Auckland Council District
Plan Operative Franklin Section
2000.
Rural
Yes

Evidence for Topic
081
S14 and S17
zone in the PAUP compared to the Franklin section of the operative plan. The intention
for the RC zone in Franklin is to replicate the line agreed through the operative plan.
The proposed change is the most appropriate way to achieve the objectives of the zone
and gives effect to the RPS.
5716-3429
Auckland
Council
South
South wide
Retain the Mixed Use zone at

Massey Road, Mangere and on
the eastern side of Massey Road
to Hain Ave, Mangere [Refer to
Mangere-Otahuhu Local Board
Views, Volume 26, page 13/103].
Business
Yes

Evidence for Topic
081
S7
Support the retention of Mixed Use zone at Massey road, Mangere and on the eastern
side of Massey Road to Hain Avenue. These properties are located on a main arterial
road with good public transport access and their activities are compatible with zoning.
Retention of the zone is the most appropriate way to achieve the objectives of the MU
zone and gives effect to the RPS.
5716-3526
Auckland
Council
South
South wide
Rezone land zoned as Rural

Coastal in the Franklin Area to be
aligned with the Coastal zone in
the operative Franklin Plan [Refer
to Franklin Local Board Views,
Volume 26, page 35/103].
Rural
Yes

Evidence for Topic
081
S14 and S17
Support zoning boundary amendment - There are errors in the mapping of the coastal
The proposed change is the most appropriate way to achieve the objectives of the zone.
4
Submission
Submitter
Name
Topic
Submission
Area Unit
Summary
SUBMISSION
THEME
WANTS TO
BE HEARD
RESPONSE
PROVIDED IN
TOPIC 080 or 081
SUBMISSION
AREA UNIT
REASON
5716-3527
Auckland
Council
South
South wide
Rezone areas of Franklin that

were zoned as Rural in the
Franklin District Plan and are now
zoned Rural Coastal to either
Mixed Rural or Rural
Production [Refer to Franklin Local
Board Views, Volume 26, page
36/103].
Rural
Yes

Evidence for Topic
081
S14 and S17
Support zoning boundary amendment in part. There are errors in the mapping of the
coastal zone in the PAUP compared to the Franklin section of the operative plan. The
intention for the RC zone in Franklin is to replicate the line agreed through the operative
plan. The proposed change is the most appropriate way to achieve the objectives of the
zone.
5729-6
Beryl J Lane
South
South wide
Rezone Pakuranga, Sunnyhills,

Buckland Beach, Farm Cove and
Half Moon Bay from Mixed
Housing to Single House.
Residential
No

Evidence for Topic
081
S1, S2
Do not support change of zone from MHS to SH. The Peninsula has good access to
RFN and is in close proximity to the Half Moon Bay Marina. Retaining the MHS zone is
the RPS. Some of the MHS zoned sites are subject to the VV. Application of the MHS
zone is appropriate for areas where a VV would otherwise imposed a height limit of
eight metres and gives effect to the RPS. Only where sites are significantly affected by
flooding constraints is SH proposed to achieve the purpose of the SH zone and gives
effect to the RPS.
5923-10
Jann Hurley
South
South wide
Delete provisions that allow for

urban sprawl along State highway
22 from Pukekohe toward Drury.
Rural
Yes
S16
This submission was addressed in the Councils evidence forTopic 017 RUB South.
Refer to evidence of Craig Caincross for Auckland Council. The zoning proposed
achieves the objectives of the PAUP and gives effect to the RPS.
6214-27
Suzanne V
and Alan
Norcott
South
South wide
Rezone Otara, Hunters Plaza,

Takanini, Papatoetoe and other
areas close to motorways,
hospitals, MIT and Manukau
University Campus to increase the
amount of intensive housing and
apartments
Residential
Yes

Evidence for Topic
081
Evidence for Topic
081
S6
Support in part. Sites have been rezoned to MHS, MHU and THAB where it is the most
appropriate way to achieve the objectives of the zone and where sites are located
adjacent to centres or on the RFN. Rezoning to MHS, MHU and THAB in these
locations gives effect to the RPS.
6214-3
Suzanne V
and Alan
Norcott
South
South wide
Retain Single House Zoning in

Northpark, Meadowlands,
Somerville, Golflands, Dannemora,
Whitford Rd from Chapel Road to
Smoerville Rd and all of Somerville
Rd, Somerville
Residential
Yes

Evidence for Topic
081
S1
Do not support rezoning in Northpark, Meadowlands, Somerville, Golflands,

Dannemore, and Whitford Rd from MHS to SH. Retention or rezoning is proposed in
response to submissions. Out of scope changes have been proposed to give effect to
from single house to detached units. The proposed zones are the most appropriate way
to achieve the relevant zone objectives and give effect to the RPS. Only where sites are
significantly affected by flooding constraints is SH proposed to achieve the purpose of
the SH zone and gives effect to the RPS.
6214-4
Suzanne V
and Alan
Norcott
South
South wide
Rezone Bucklands Beach, Half

Moon Bay, Farm Cove and Sunny
Hills to Single House with a
2
minimum site size of 500m
2
generally and 400m for
townhouses
Residential
Yes

Evidence for Topic
081
S1
the RPS.
6214-6
Suzanne V
and Alan
Norcott
South
South wide
Rezone the eastern side of

Pakuranga Rd around Williams
Ave, Pakuranga from Terrace
to [Mixed Housing Urban]. Rezone
the large Terrace Housing and
Apartment Building Zoning on the
[western side] of Pakuranga Rd to
Terrace Housing and Apartment
Buildings and [Mixed Housing
Urban]
Residential
Yes

Evidence for Topic
081
S2
Do not support change of zone from the notified zone. Retention of THAB is the most
appropriate way to give effect to the objectives of zone as it is in close proximity to
Pakuranga TC and a RFN. The area will be supported by AMETI that will deliver a rapid
bus network along Pakuranga Road. Retention of THAB gives effect to the RPS.
5
Submission
Submitter
Name
Topic
Submission
Area Unit
Summary
SUBMISSION
THEME
WANTS TO
BE HEARD
RESPONSE
PROVIDED IN
TOPIC 080 or 081
SUBMISSION
AREA UNIT
REASON
6410-19
John E
Sexton
South
South wide
Rezone sites affected by decision

of [Franklin] Plan Change 14 so
that extent of Rural Coastal zone
is the same as decided in Plan
Change 14.
Rural
No

Evidence for Topic
081
S14 and S17
Support zoning boundary amendment - There are errors in the mapping of the coastal
6417-2
Judith Frost
South
South wide
Rezone properties between 108

and 152 Great South Road, and
between 12 and 16 Kelvyn Grove,
and between 6 and 10 Hill Road,
Manurewa from Mixed Housing
Urban and Terrace Housing and
Apartment Buildings to Mixed Use
Suburban. [Infer submitter may
be referring to Mixed Housing
Suburban]
Residential
Yes

Evidence for Topic
081
6523-66
Federated
Farmers of
New
Zealand
South
South wide
Amend the Rural Coastal zone in

the former Franklin District to
reflect the zone boundaries agreed
as part of the Franklin Plan
Change 14 process.
Rural
Yes

Evidence for Topic
081
S14 and S17
7610-1
Doug and
Christine
Fenwick
South
South wide
Rezone all parts of Pakuranga,

Pakaranga Sunnyhills, Buckland
Beach Farm Cove and Half Moon
Bay, from mixed housing [height in
relation to boundary], to a less
intensive Zoning such as Single
House.
Residential
No

Evidence for Topic
081
S1, S2
Do not support submission to reduce the amount of MHS and MHU within Pakuranga,
Sunnyhills, Bucklands Beach, Farm Cove and Half Moon Bay. Retention or rezoning is
proposed in response to submissions. Intensification is proposed mainly around centres
and along the RFN. The MHU and MHS zones provide greater flexibility to achieve a
mix of housing densities, ranging from single house to detached units and attached
terraces. The proposed zones are the most appropriate way to achieve the relevant
zone objectives and gives effect to the RPS.
8465-12
Niko Kloeten
South
South wide
Rezone more land in Franklin to

allow more industrial development,
particularly in Pukekohe.
Business
Yes

Evidence for Topic
081
S16
Support zones as notified. Applying these proposed zones will give effect to the RPS
and is the most appropriate way to achieve the objectives and policies of the zone.
There is a large area of future urban zoning applied around Pukekohe/Paerata and
there are local landowners interested in developing industrial land. The Pukekohe Area
Plan proposes additional industrial land to provide for local jobs. Structure planning will
determine the appropriate locations for further industrial land.
8483-20
Maureen
Forrester
South
South wide
Rezone to reduce amount of

Zoning in Howick Local Board area
Residential
Yes

Evidence for Topic
081
S1, S2, S3,

S4, S5
submissions. Out of scope changes have been proposed to give effect to the RPS
RPS.
8576-18
Doreen A
Phipps
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
submissions. Out of scope changes have been proposed to give effect to the RPS
RPS.
Do not support change of zone from MHU to MHS. The sites covered by this
submission are in close proximity to the Manurewa Town Centre and a RFN and are
suitable for intensive development. An additional height in relation to boundary control
applies when a site in the MHU zone abuts a site in the SH zone, providing a transition
in height between the zones. Retention of the notified MHU zone is the most
appropriate way to achieve the objectives of the MHU zone and gives effect to the RPS.
6
Submission
Submitter
Name
Topic
Submission
Area Unit
Summary
SUBMISSION
THEME
WANTS TO
BE HEARD
RESPONSE
PROVIDED IN
TOPIC 080 or 081
SUBMISSION
AREA UNIT
REASON
8577-2
Frances
Murphy
South
Auckland
wide
Reject intensification, particularly

Mixed Housing zone at
Pakuranga, Sunnyhills, Bucklands
Beach, Farm Cove and Half Moon
Bay
Residential
No

Evidence for Topic
081
S1, S2
flooding constraints is SH proposed to achieve the purpose of the SH zone and give
effect to the RPS.
8594-2
David J
Stewart
South
Auckland
wide

Bay
Residential
No

Evidence for Topic
081
S1, S2
effect to the RPS.
8600-2
Sharon L
Stewart
South
Auckland
wide

Bay
Residential
No

Evidence for Topic
081
S1, S2
effect to the RPS.
8604-2
Thomas C J
Stewart
South
Auckland
wide

Bay
Residential
No

Evidence for Topic
081
S1, S2
flooding constraints is SH proposed to achieve the purpose of the SH zone and give
effect to the RPS.
8608-2
Wayne
Charlton
South
Auckland
wide

Bay
Residential
Yes

Evidence for Topic
081
S1, S2
effect to the RPS.
8610-14
Sheree N
Howard
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
7
Submission
Submitter
Name
Topic
Submission
Area Unit
Summary
SUBMISSION
THEME
WANTS TO
BE HEARD
RESPONSE
PROVIDED IN
TOPIC 080 or 081
SUBMISSION
AREA UNIT
REASON
8612-13
Colin
Howard
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8616-16
Leonard T
Deverson
South
South wide

Mixed Housing Urban and Mixed
Housing Suburban in Howick Local
Board area
Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8619-20
Ross
Forrester
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8620-20
Janice and
Tony
Rampling
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8621-12
Yvonne
McLeod
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8626-18
June Barton
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8
Submission
Submitter
Name
Topic
Submission
Area Unit
Summary
SUBMISSION
THEME
WANTS TO
BE HEARD
RESPONSE
PROVIDED IN
TOPIC 080 or 081
SUBMISSION
AREA UNIT
REASON
8629-18
Kelvin
Barton
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8631-19
Grazia
Casey
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8635-19
Susan M
Devereux
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8638-18
Margaret G
McMyh
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8655-22
Brian M
King
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8660-8
Neville W
Rider
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
9
Submission
Submitter
Name
Topic
Submission
Area Unit
Summary
SUBMISSION
THEME
WANTS TO
BE HEARD
RESPONSE
PROVIDED IN
TOPIC 080 or 081
SUBMISSION
AREA UNIT
REASON
8664-14
Charles and
Jane Hurst
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8666-20
Peter Moffat
South
South wide

Residential
No

Evidence for Topic
081
S1, S2, S3,

S4, S5
RPS.
8676-2
Christine
Morris-Eyton
South
Auckland
wide

Bay
Residential
No

Evidence for Topic
081
S1, S2
Do not support rezoning of Howick from MHS to SH. Retention or rezoning is proposed
in response to submissions. Out of scope changes have been proposed to give effect to
from single house to detached units. The proposed zones are the most appropriate way
to achieve the relevant zone objectives and give effect to the RPS.
9128-2
Robert P
Blows
South
South wide
Rezone residential areas in

Ramarama to a zone where lot
2
sizes down to 2000m are
permitted.
Residential
Yes

Evidence for Topic
081
S15
Do not support change from MR and CL to other zones - the area is located along the
SH1 which provides high visibility to the site. The land also contains elite and prime land
where urbanisation should be avoided and more efficient RP activities encouraged.
Retention of notified CL zone is the most appropriate way to achieve the objectives of
the CL zone and gives effect to the RPS.

Council Evidence 081 South Auckland Overview

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Council Evidence 081 South Auckland Overview

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BEFORE THE AUCKLAND UNITARY PLAN INDEPENDENT HEARINGS PANEL

of the Resource Management Act 1991

of TOPIC 081 Rezoning and Precincts

of the submissions and further

STATEMENT OF EVIDENCE OF MARC REN MICHEL DENDALE

PART A OVERVIEW AND BACKGROUND

The scope of this Report is to address the following matters:

a brief geographic description

an overview of key transformational projects and

an overview of the PAUP approach to zoning and precincts in the southern

Mark Bourne (Watercare Services Ltd)

David Mead, (Zoning and Natural Hazards)

Deborah Rowe (Pre-1944 Overlay Zoning Principles)

Lisa Mein (Historic Character Overlay Zoning Principles)

Peter Reaburn (Volcanic Viewshafts and Height Sensitive Areas);

In addition I have relied on the following evidence for Topic 081:

the AT witnesses' sub-regional overview joint statement of evidence

Ruth Andrews (Planning - Rural Zoning)

Dr Fiona Curran-Cournane (Land and Soil Science Rural Zoning)

Stephen Brown (Landscape Values Rural Zoning)

Natalie Hampson (Economics Hingaia Local Centre)

In some places in my evidence I have also referred to the following statements of

David Wong (Planning - Puhinui for Topic 017)

STATUTORY AND POLICY FRAMEWORK

RELEVANT PLANNING DOCUMENTS

Mr Duguid also highlights the importance of the Auckland Plans development

Realise quality compact urban form

Demand good design in al development

Create enduring neighbourhoods, centres and business areas.

John Duguid, Topic 080 and 081, EIC, paragraph 5.15

Housing Accords and Special Housing Areas Act 2013

Special Housing Area

Alexander Crescent, Otara

Urban (Central and

Flat Bush School Road, Flat

Urban (North and

Wesley College, Pukekohe

Anselmi Ridge, Pukekohe

Walmsley Road, Mangere

Otahuhu Coast Strategic

Oruarangi Road, Mangere

Takanini Strategic Area

Urban (Central and

Extension to existing SHA

Bellfield Road, Papakura

Point View Drive, East

Urban (North and

Bremner Road, Drury

Kirkbride Road, Mangere

Pacific Events Centre Drive,

Urban (Central and

Great South Rd, Manurewa

Takanini Road, Takanini

Mill Road, Alfriston

Map 1: Special Housing Areas: Tranche 1-8

Other Strategies and Plans Prepared under other Acts

The Southern Initiative (TSI) is a customised programme of action focussing on

Manurewa and Papakura. TSI operates in partnership with government agencies,

provide long-term strategic direction to progressively inform land use policy of

inform future versions of the Long-term Plan (which determines Council

The Mngere-thuhu Area Plan outlines how the Mngerethuhu area is

informed the development of planning provisions for the Mngere-thuhu

The tara-Papatoetoe Area Plan provides a framework to support the growth

Spatial Priority Areas