Auckland’s Future Urban Zones (FUZ) are under enormous strain due to financial constraints within Council, Auckland Transport and Watercare. This is further exacerbated by the growing evidence of not making enough space for water in our recent developments and Structure Plans that are outdated due to progressive national policies and law changes that have happened over the last 8 years.
A case is point is Whenuapai – where around 1500 ha of FUZ is ear-marked for development. The Whenuapai Structure Plan was prepared in 2016, but due to COVID a large portion of land up for a Plan Change (Plan Change 5- approx. 350ha) was withdrawn due to the financial constraints within our Council organisations. This has caused pressure on developers who have gone to either Fast Tracking processes or Private Plan Changes.
Just recently Auckland Council agreed to have a rehaul on the Whenuapai Structure Plan to bring it up-to-date to reflect some of the more significant policy changes. Under The National Adaptation Plan, local government has a statutory responsibility to ensure that future infrastructure and urban development is climate resilient. The Auckland Floods brought awareness of this responsibility to home for Auckland Council and the need to make space for water and ensure that developments are climate resilient.
The 2023 Auckland Floods have been estimated to have cost around $9-14 billion dollars. This cost comes predominately out of our rates or insurance premiums. The Auckland Council's Future Development Strategy started to address this. But this Strategy has meant that plan changes have been delayed. Meaning many areas under Whenuapai FUZ are now not set for development until 2035. This has caused Developers to find other avenues for development. We currently have nine Private Plan Changes in process – all of significant size – from 5ha – 23ha of land. And because of central government desire to get involved in intensification, developers have the ability to increase intensification – often doubling it from the original levels of intensification, due to Medium Density Residential Standards. This is with no infrastructure in place, and no cohesive plans to address climate resiliency or social well-being for our communities.
At the many hearings I have attended and the evidence on submissions, Auckland Council are pleading for either Fast Tracking and private plan changes to not go ahead until zoning occurs. The cost to appeal and prepare for these individual ad-hoc private plan changes have long term impacts. Cumulative effects aren’t as easily identified. Blue-green network spatial plans are not considered, nor is there the finances to acquire open space acquisitions, or the necessary infrastructure to support intensification in place. Simon Upton, the Commissioner for the Environment’s 2023 report “Are we building harder, hotter cities. The vital importance of green spaces” supports this viewpoint. Moving forward we need to transform how we plan. Digital twin technology is a really important tool that maps and forecasts natural resources and can help us understand cumulative effects. It should be mandatory that all new Future Urban zones have this technology in place prior to zoning.
What is of concern is that these private plan changes or potential Fast Tracking consents are happening throughout Auckland. Our city is being pressure built – the worst thing that could be happening at this time. We all need to work together to ensure that we create a resilient and healthy place for our communities and our environment.
If you want to find out more about the planning process, how you can have your say and help us advocate for the environment then feel free to get in touch with Charissa at charissa@csaarchitect.co.nz.