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. The new development would provide for up to 300 new houses.Their view is that the Council and the developers have not consulted them properly, and to this point taken into consideration their local concerns.

Their concerns are primarily that such a large development would spoil the character of the village, and that the village already has a significant waste water problem, because the town has been built where the aquifer is so naturally high. They were not anti development, but wanted it to occur in a planned more organic way. I agreed with many of their concerns , but not enough to save me from a decent inquisition from many present!

The residential frontier.

What happens in Clevedon, and the other rural/coastal towns, with this and other development proposals in the pipeline is crucial to how our city grows.We are under huge pressure from a population explosion, with the city growing at 8/9000 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 in my experience don’t favour continuing sprawl, and abhor the idea of concrete tile roof’s from Dannemora to the Pohutakawa coast. There is a strong desire to retain our rural and coastal character as it is.In many ways therefore our rural and residential residents agree on the principal of preservation of our green spaces. But how to achieve that is where the battle is taking place, and where we need wise leadership, strong public debate and consultation, and an agreed vision for the future that we will leave for our kids.

“Where’s the café?”

To take the pressure off sprawl, our city and others in the region have encouraged through planning, 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 matter of choice. For the younger generation and the elderly, having a low or no maintenance property is a life style decision, governed by both generations I would suggest wanting to spend more time at their leisure in the local café than weeding a garden or mowing lawns!

“Hate sprawl, hate apartments.”

This culture shift is fine ,but there are two counter arguments that highlights the complexity of the challenge. 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. In my opinion there is no evidence worth powder and shot that this would drop land prices. There is also massive land rezoning happening in Pokeno, Tuakau, Karaka, Takanini, Pukekohe and Waiuku. Land and building values in these places are not dissimilar to 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 opponents looking for simple answers and cheap points, are trying to latch on to the later sentiment by promising a future in this city of large sections with single units for the “kiwi dream”.

The only vision I can see from this simple view is of the brown and black roofs marching up hill and down dale out to Beachlands. Not on my watch.

A plan, a vision.

I don’t see the MUL being the long term answer to our challenge. I do see the need for our city to create and maintain long term, green zones, preserved from residential development, protected by statute, and agreed by our city community through intensive public consultation. Government is talking “One Plan” for the Auckland region. I see a rural plan for preservation and development for our city to protect the green zones and rural economy, and set perimeters for development in our rural coastal towns and villages.

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

Len Brown,

Mayoral Candidate, Manukau City,2007.

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