Letter to Manukau
3 July 2007

Urban sprawl - the coalface

I enjoyed a four hour grilling from a good representation of the residents of Clevedon last week.

They are very upset with a proposal to establish a canal subdivision within close proximity of Clevedon village. This proposed development would provide for up to 300 new houses. Their view is that the Council and the developers have not consulted them properly and taken into consideration their local concerns.

Residents of Clevedon are concerned that such a large development would spoil the character of the village which already has a significant waste water problem because the town was built where the aquifer is so naturally high. They are not anti-development but want planning to occur in a way that is sympathetic to the environment and community considerations together. I agree.

The residential frontier

Any development in Clevedon and our other rural and coastal towns is crucial to how our city grows. We are under huge pressure from a population explosion with the city growing at approximately 10,000 new residents per annum. As a city we have traditionally grown without much constraint but the region has recently agreed to limit urban sprawl by putting in place a metropolitan urban limit known as the MUL. In our city the eastern MUL is the Redoubt Rd-Point View Dr ridge line.

Most people don’t favour a continuing sprawl and abhor the idea of concrete tile roofs from Dannemora to the Pohutukawa coast. There is a strong desire to retain our rural and coastal character as it is. Rural residents and ratepayers generally agree on the principle of preservation of our green spaces. In order to achieve this we need to agree this vision across the city through strong public debate and consultation. Strong political leadership is also required.

“Where’s the café?”

To take the pressure off urban sprawl our city and others in the region have encouraged apartment and terrace housing developments. This is particularly the case in Dannemora and Flatbush. These developments allow greater numbers to live in smaller areas. It also increases the viability of public transport because the buses and future rail are serving greater numbers many who increasingly are living and working close to home.

This style of living is also for increasing numbers a preferred choice. For the younger generation and the elderly, having a low or no maintenance property is a life style decision endorsed by both generations. It seems that there is a strong desire to spend more time at leisure in the local café rather than weeding a garden or mowing lawns!

“Hate sprawl, hate apartments.”

This culture shift is fine but there are two counter arguments that highlight the complexity of the challenge we face. Housing affordability after 5 years of a housing bull market has become a major issue. For some the culprit is the MUL and the restraint on land supply. The answer for them is to open up much more land outside the MUL and that this would lower land prices. I have seen no evidence that this would have any effect on the price of land. In addition the massive land rezoning in Pokeno, Tuakau, Karaka, Takanini, Pukekohe and Waiuku seems to be producing Land and building values that are similar to those in Dannemora.

What is most interesting though is that many of those who hate the sprawl also hate one of the remedies for it - apartment and terrace housing developments. Some of my political opponents looking for simple answers are trying to latch onto the latter sentiment by promising a future in this city of large sections with single units for the “kiwi dream”. The problem with their simplistic view is that it is likely to produce rows of brown and black roofs all the way to Beachlands. Poor judgement that will not be a feature on my watch.

A plan, a vision

So the MUL is not likely to be the long term answer to our development challenge. We do need to create and maintain long term green zones preserved from residential development. These need to be protected by statute and agreed by our city community through intensive public consultation. I see a rural plan for preservation and development for our city to protect the green zones and rural economy and some clearly set out parameters for development in our rural coastal towns and villages.

I am committed to lead on this issue, for the sake of our environment and for the future benefit and enjoyment of those who are yet to come.

ends

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