RAM - Residents Action Movement
Election InfoLine 19.9.07

Save public park from'ARC eco-vandals'

"In excess of $100 million is being committed by different councils to create public green spaces on the Waitemata Harbour. Yet it's a totally different story on our region's other harbour, the Manukau," said Grant Morgan, RAM candidate for the Auckland Regional Council in Manukau Constituency.

"The Auckland Regional Council has decided that Pikes Point, the last significant public green space on the Upper Manukau Harbour, is to be transformed from a well-used recreational park into a used car park."

Pikes Point is accessed from Miami Parade, Onehunga. Its 18 hectares are 100% owned by Ports of Auckland Ltd (POAL), which in turn is 100% owned by the Auckland Regional Council.

When ARC chair Mike Lee proposed in 2005 that the regional council spend over $170 million to buy out POAL's 20% private shareholders, he promised this would guarantee public control over port company assets.

"But only months later, Mr Lee and his followers on the ARC okayed POAL's decision to ban the public from Pikes Point. They voted to turn this invaluable community resource into a parking lot for used car imports, despite the objections of RAM councillor Robyn Hughes and three other elected representatives."

"Unless the ARC's eco-vandals are stopped, Manukau Harbour will become a dumping ground for Japanese used cars," said Grant Morgan.

Pikes Point had been leased continuously for 22 years by three not-for-profit recreational aviation clubs: Auckland Regional Microlight Aircraft Club Inc, Sport Aircraft Association (Auckland Chapter) Inc and Roskill Modellers Inc. The green space was also used informally by sports teams and other community and family groups.

The evicted aviators have formed the Auckland Recreational Airparks Trust. This charitable trust has these aims:

Identify an alternative site for POAL's used car imports.
Obtain secure community tenure at Pikes Point.
Incorporate go-karts, brass & pipe bands, hovercraft, sports practice fields, BMX and other "noisy" sports at Pikes Point along with recreational aviation.
Mobilise Trust members to carry out development work "at a fraction of true cost" to the council. ("Pikes Point: Development as a Noisy Recreation Area and Airpark", published by Auckland Recreational Airparks Trust.)

Because Pikes Point is bounded by industry, it is unique in offering a city site for "noisy" recreational activities without creating a public nuisance for residents.

An ARC Parks & Reserves officer spent weeks searching for an alternative city home for the three aviation clubs, but without success. Nowhere else within the urban area offers the necessary distance from both residents and controlled air space.

The Auckland Recreational Airparks Trust believes the closed quarry at Wiri, which last year was returned to government control, would be a better site for POAL's used cars. It is next to POAL's Inland Port, has existing rail sidings and will be right by the new motorway extension.

"All that is required is for the ARC and its POAL subsidiary to sit down with the government and swap Pikes Point for the disused Wiri quarry," said Grant Morgan.

"There seems no practical reason why Pikes Point cannot be saved as a public green space on the Upper Manukau Harbour. RAM calls on ARC chair Mike Lee to live up to his promise to defend public ownership."

Pikes Point is land reclaimed from the Manukau seabed. It was used as a landfill, then gifted to the old Harbour Board, which later became POAL.

The port company has been carrying out remedial work to restore the clay pan on Pikes Point in order to stop potentially hazardous leakage from the old landfill below. POAL officials have told RAM that the cost will be around $12.5 million.

This remedial work is not connected with plans to convert the park into a car lot. In the words of POAL infrastructure property manager Geoff Higgins, the port company "would still have had to do the work" in the interests of public safety even if there had been no change in the Pikes Point tenancies. (Site briefing given by POAL officials to ARC councillor Robyn Hughes and RAM organiser Grant Morgan, 16 April 2007.)

"Because this remedial work will continue well into 2008, any start on construction of used car facilities is up to a year away, which gives defenders of Pikes Point a window of opportunity," said Grant Morgan.

"RAM councillors elected to the ARC will take full advantage of this window of opportunity. We will push for Pikes Point to be de-privatised and returned to public use."

"Our commitment is shown in the 80 large election billboards put up by RAM which carry this simple message: Save our Park. Pikes Point, Manukau Harbour - for people, not cars."

ADDITIONAL RESOURCES

"Pikes Point: Development as a Noisy Recreation Area and Airpark", published by Auckland Recreational Airparks Trust.  REPRINTED BELOW.

Photos and maps of Pikes Point. Electronic copies available on request from RAM organiser Grant Morgan (contact details below).

RAM's Pikes Point billboard. Electronic image available on request from Grant Morgan.

The RAM Team is standing for 27 positions on the Auckland Regional Council, Auckland City Council and Community Boards, and the region's three District Health Boards.

RAM blog - www.ram-auckland.net  
Features profiles of all RAM candidates

To contact RAM organiser Grant Morgan:
634 4432 (w+h)
021 2544 515
grantmorgan@paradise.net.nz

Pikes Point: Development as a Noisy Recreation Area and Airpark

by Auckland Recreational Airparks Trust

Introduction

As 2005 drew to a close the recreational airpark at Pikes Point, which had existed almost unnoticed for 23 years, came to the attention of quite a number of citizens. While the majority were Aucklanders, others were scattered the length and breadth of the country. Upon receiving the news that the airpark was to close to make way for the storage of imported used vehicles the reaction was virtually unanimous disgust. Yet what could be done to avert the tragedy? Little it would seem.

The issue revolves around the best use of an area of land on the edge of the Manukau Harbour, by two competing interest groups:

Ports of Auckland Ltd (POAL), the owners of the land, have a problem with the storage and processing of used imported vehicles and wants to convert it to a facility for them.

The recreational aviators who have rented the land for the last 23 years and carried out considerable development work want to convert it to a publicly owned city and regional park for a variety of recreational uses.

The Auckland Recreational Airparks Trust believes that there must be a solution that can benefit all parties. POAL would gain a vehicle storage and processing facility which would be more versatile than Pikes Point and cost no more (and possibly less) to develop and operate.

The City and Region would retain the last green area on the Mangere Inlet of the Manukau Harbour as a multi-user recreational park, developed at minimal cost.

The citizens would be provided with sports practice fields, a park suitable for more noisy recreations, and a fully equipped education and meeting centre, while the recreational aviators would retain a reduced area for a runway and aircraft hangars.

Location

Located on the northern shore of the Manukau Harbour¹s Mangere Inlet, Pikes Point is the only remaining significant green area bordering the inlet. Being in close proximity to Waikaraka Park, Ericson Stadium and light industry, Pikes Point¹s geographical location is ideal for recreational activities whose noise footprint would not be acceptable in a residential area.

History
The land on which Pikes Point Airpark stood was harbour sea-bed prior to the 1950s. During the 1960s and 70s the Auckland Regional Authority reclaimed the area by using it as a refuse land-fill. On completion of this reclamation the area was returned to the Auckland Harbour Board.

In 1983 a group of Auckland microlight aircraft owners obtained permission to fly their craft from the reclaimed land, and this has continued to the present day.

At the time of the change from the Auckland Harbour Board to Ports of Auckland Ltd the land was among assets gifted, supposedly for core business purposes. Since there was no immediate Ports requirement, continued use of the land for recreational flying was allowed by Ports of Auckland Ltd (POAL).

Activity increased to the point where by mid-2005 there were some 20 hangars accommodating approximately 36 aircraft plus two clubhouses, a 760 metre grass runway and a model aircraft strip. Three clubs, with a total membership exceeding 300, were resident on the Airpark.

The Airpark and its Users
Three clubs operated at the field. They were:
Auckland Regional Microlight Aircraft Club Inc.
Sport Aircraft Association (Auckland Chapter) Inc.
Roskill Modeller¹s Inc.

These clubs were specifically for recreation. Recreational aviation is to do with technology, education, self improvement, striving for excellence, and discipline. All are required in the construction, maintenance, improvement and operation of aircraft, where compromise is not good enough.

Many members had built their own aircraft or restored vintage machines. Because aircraft were registered in the Experimental category (i.e. they did not operate on a Certificate of Airworthiness like a factory built aircraft) innovation and experimentation were permitted.

Many of today¹s modern airliners incorporate construction features which have been developed in the lesser-regulated environment of home-building. Two examples are the large number of components constructed of composite materials, including epoxies, glass and carbon fibres, and Kevlar, and the widespread use of winglets for vortex reduction.  

Auckland Regional Microlight Aircraft Club (ARMAC) operated a club-owned aircraft to provide flight training for members. A number of members advanced to owning their own aircraft and would fly quite extensive cross-country trips.

Roskill Modellers built and flew a wide range of radio controlled models, operating in complete harmony with the Œfull-sized¹ aircraft on the parallel strip.

As with all recreation, camaraderie and association with others is important and healthy. Pikes Point was a place, like a yacht club or golf course, where like-minded people could meet, compete, improve, and help each-other gain self-fulfilment.

Casual users of the airpark included Police dog helicopter training and police helicopter lay-over, Auckland Rescue Helicopter Trust (Westpac helicopter) and numerous other helicopter operators.

Visitors to Auckland arriving by light aircraft would land at Pikes, take a cab into town to conduct business, and often be away again the same day. The field has not, however, been available for commercial use.

Closure

On 6th Sept 2005 POAL issued the airpark occupants with three months notice that vacant possession was required by 9th December. This notice was in accordance with the terms of the tenancy agreement, leaving the aviators with no option but to vacate.

All aircraft left the field, most scattered to other airfields between Parakai in the north and Mercer in the south, but with a few who could not find alternative accommodation being stored or put up for sale.

The airpark formally closed on 8th December 2005 with the issuing of a NOTAM (Airways Corporation Notice to Airmen) and the painting of white crosses at either end of the runway (international symbol for a closed runway).

The majority of the buildings had been removed by this time, but a 31 day extension was allowed by POAL for this task. Some of the buildings were sold for removal, a few relocated by their owners, and the remainder scrapped with the help of a demolition contractor.

There being no one place to which all the occupants of Pikes Point Airpark could relocate, a great little community has been torn asunder.

Political Activity
POAL is 100% owned by Auckland Regional Holdings, the investment arm of Auckland Regional Council, the body charged with provision of regional infrastructure and facilities.

In a media release dated 1st April 05, leading up to the purchase of the 20% of the shares they did not at that time own, ARH stated:

"Under ARH's 100% ownership all POAL land will remain in public ownership, and this will assist in the integrated development of the total waterfront area for port operations and public use. As a shareholder ARH can focus on the evolution of land use not used for ongoing port operations for the benefit of the Auckland region and the public, and we are sure other civic entities will want to work with us to achieve this goal."

The occupants of Pikes Point had long wanted to achieve stability of tenancy and welcomed this statement. However, when notice of termination was received and ARC and ARH approached, at first informally then through a motion at an ARC meeting, they were totally unwilling to intervene in what they deemed to be an operational matter.

At a later meeting they even voted out (9:4) a resolution to request a stay of Ports development while the whole matter was scrutinised and alternatives investigated.

This was totally at variance with the very positive reception from the Auckland City Urban Strategy & Governance Committee and the Maungakiekie Community Board.

At a Council meeting attended by over 140 club members the ARC voted to provide one of their Parks and Reserves officers to assist the airpark occupants locate alternative space. He tried hard, but at the end of the month was only able to report to the Council what the occupants had already told them, that there was no other suitable location. The sites that could accommodate one or other of the activities (none could take all three) were either a long way north or a long way south of the city.

A number of local body politicians and members of parliament support the concept of retaining Pikes Point as a noisy recreational area and airpark, by one means or another, but have been unable to get the owners to shift their entrenched position.

However, it is still not too late. If there is the political will to achieve a solution, and a viable alternative for POAL can be located, then Auckland could yet have another public amenity.

(Go) Karts
The Mt Wellington Kart Club Inc (approx 500 members) was on a very insecure tenure for its track, which looked likely to be lost to highway development. The club had expressed a strong desire to relocate and had the resources to assist significantly with development work.

They would have been a good fit with recreational aviation but have subsequently been offered an alternative site by Manukau City. The area the kart club is relocating to is unsuitable for recreational aviation as it is adjacent to Auckland International Airport.

The Vision.
The Trust's vision is of a mutually beneficial solution which would retain Pikes Point as a public park for recreational purposes while aiding POAL in establishing an efficient and profitable long term vehicle processing facility. This is achievable as a win-win situation for all involved if all parties are prepared to cooperate.

The following points provide a mix of background information and detail of our proposed path to the future:

(1) History.  For 22 years the aviation fraternity has occupied Pikes Point on a rolling 3-months tenancy agreement. They have been very well treated by the port company and the rental has been generous. However the short term of the agreement, coupled with tenancy conditions, have precluded the sharing of the resource. Indeed few would want to invest on such a basis. The situation would be very different should things change in our favour

(2) Aircraft types.  Microlight and sport aircraft are the fastest growing facets of General Aviation world-wide as they offer practical flying to persons of modest means. They have a large educational component and indeed a number of schools, including a girls school, have built aircraft as training projects. Many of the aircraft are basic and do not have either the speed or the equipment required to mix readily with aircraft at commercial airports such as Ardmore or North Shore. This of course applies to an even greater degree at Auckland International and Whenuapai. Consequently they are often disallowed in such airspace.

(3) Relocation.  The ARC has suggested that the aviators relocate, if necessary by buying land, and they will "assist" in obtaining Resource Consent should that be necessary. The allocation of one of their Parks and Reserves people to assist in finding alternative airfields has purely highlighted that there are no alternative areas for the establishment of a new field anywhere between Warkworth and the Bombay Hills and that the existing fields have severe operational restrictions imposed on them by the Local Authority, the Operator, Civil Aviation Administration and/or Airways Corporation.

(4) Airfield requirements.  The possible location of airfields, as distinct from top-dressing strips, is limited by the need to comply with a long list of requirements. Primary ones are:

(a) The runway must lie approximately into the prevailing wind. It must be of sufficient length and width to safely accommodate all aircraft using it with prescribed safety margins and have minimal longitudinal slope.

(b) The runway must be located in open country, so that it is not unduly affected by air turbulence (such as rotor and downdraughts) caused by hills or lines of trees.

(c) Obstructions for 1 mile off either end of the runway should not intrude into the glideslope area, the base of which rises at a 1:20 (3 degrees) angle from the threshold.

(d) As much as possible the approach and departure areas (off the runway ends) should be free of habitation to minimise noise nuisance.

(e) The field must be clear of the operating areas required by existing airfields/aerodromes. Pikes Point is tucked in on the northern edge of the Auckland International Airport control zone. The runways and traffic patterns are nearly parallel, avoiding conflict. Approach and departure corridors, both north and south-bound, for Pikes Point traffic have been agreed with Airways Corporation and the Civil Aviation Authority and duly documented.

No wonder neither the ARC nor the aviators have been able to locate any other suitable land!

(5) Rail.  POAL have proposed the use of Pikes Point for vehicle storage and processing on the basis that the use of rail will reduce the congestion on the roads and that road transport will only be used Œuntil rail becomes viable¹. The building of additional rail links and rolling stock for short haul transportation will never be viable. All cars would be transported to and from the facility by road, significantly increasing traffic on Onehunga¹s already congested streets.

(6) Inland Port.  POAL have established an Inland Port at Wiri. POAL have in recent times promoted the use of this facility for the car trade and also promoted the same trade as a reason for buying a 20% share in North Port, operators of Marsden Point, with its associated large area of available flat land. Just what their real intent is remains something of a mystery. The Wiri inland port is currently under-utilised by the container business and is being used to store a considerable number of cars.

(7) Trust¹s Vision for POAL.  The Trust¹s vision of an alternative solution for POAL is that:

(a) If an area of land, equivalent in area to the POAL land at Pikes Point (approx 18 hectares), could be obtained it could then be used in a land swap with POAL for Pikes Point.

(b) One possible area is the quarry at Wiri, due to be returned to the Crown on 20th February 2006, which sits on the opposite side of the main trunk rail line to the existing POAL Inland Port. Rail sidings are already in place

(c) POAL could use the existing inland port for vehicle processing in the interim while it developed this land into a dedicated vehicle processing centre, with the following advantages:

(i) Unlike Pikes, the sub-soil strength is sufficient for compacting to any axle loading the company deemed desirable.

(ii) The combined volume of containers and cars is more likely to make rail a viable option than either trade alone. Little or no additional rail work is required beside the manufacture of specialised rolling stock.

(iii) If road remains the transport mode for all traffic, the route to Wiri is better able to cope with the volumes now, and will be in the future. While 12km longer, the better roading will minimise this difference, particularly as travel distance is only a small part of the cost for short-haul operations. The major cost is loading and unloading time. Comparative distances are:
Port to Wiri:  25.7km (18.6km of motorway, 7.1km off motorway).
Port to Pikes:  13.8km (6km of motorway, 7.8km off motorway).

(iv) POAL would have a single operation to manage, with consequent reduced overheads and the possibility of relocating workers as required.

(v) Businesses involved with the importation of used vehicles, such as paint and panel shops, car groomers, inspection services, auctioneers (to dealers and the public), retailers, support services such as food bars, finance and insurance companies, etc would all be encouraged to establish operations in the immediate vicinity, creating a one-stop-shop vehicle processing centre

(vi) If (or when) the used vehicle import trade wanes, the area could be readily converted to other Port uses.

d) Trust¹s Vision for Pikes Point.  The Trust¹s vision for use of Pikes Point is as a multi-user city park, catering not only for some of the more noisy recreations, but providing much-needed sports practice fields and outdoor recreation areas for the Onehunga region. Subject to the negotiation of a suitable tenure, the Trust¹s vision includes:

(i) Total rearrangement of layout to include, as well as the aviation facilities, a mix of the following:
Sports practice fields.
(Go) Kart track.
BMX track
Model aircraft facilities (radio control and control line).
Outdoor band practice area (including bagpipes).
Hovercraft operating facilities (on land and water).
Parking, toilets and possibly changing rooms for field users.
Etc.

(ii) The provision of a fully-equipped classroom cum meeting venue to cater for groups such as school classes, Scouts etc on educational visits, training seminars, and use as a meeting centre, particularly by not-for-profit organisations.

(iii) Possible resident caretaker.

Evidence that we are capable of this work lies in the achievements of the past 23 years. At no cost to the public we have created and maintained an airfield capable of taking aircraft up to 2000 Kg gross weight, used by clubs numbering some 300 members and visitors to Auckland.

With permanent tenancy and professionalism we can give Auckland a very valuable and much-needed recreational park at a fraction of true cost to the City.

The Future

It is our vision, our request, and our respectful recommendation, that the Councils of the Auckland region move to designate the Pikes Point land as a recreational park and find a means to acquire the land from POAL. A partnership with the users could develop it into a well groomed multi-function recreational reserve at minimal cost.

With security of tenure, the aviation users are prepared, via a Charitable Trust, to develop and operate the airpark, with other recreational groups, such as the karters, developing their own special areas.

The development would include providing the amenities required for visits by educational groups (schools, Scouts etc), meeting facilities for clubs and similar groups, together with parking and other facilities for the general public who may just wish to park and watch the activity.

All this could be achieved at minimum cost as the park has a large group of enthusiastic and capable supporters.

Pikes Point could provide Auckland with another public facility, broadening the spectrum of interests that our city fosters, for the benefit of all.

Pikes Point as a recreational reserve could provide the future citizens of Auckland with a unique place, virtually in the city centre, yet away from residential build up and outside controlled airspace, where youth groups in particular could be introduced to grass-roots aviation.

Few cities of similar size throughout the World could boast of such an asset.

The opportunity is now.

END

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