MEDIA RELEASE 15th May 2013

[statement from David Thornton]

Auckland Council’s list of ‘myth-busters’ will not fool ratepayers

Auckland Council’s list of ‘myth-busters’ will not fool ratepayers into accepting the flawed and controversial draft Unitary Plan which the Council wants to take immediate legal effect when it is notified shortly after 18th September.

Meetings attended by hundreds of ratepayers and residents have largely rejected the Unitary Plan in its present form and the council’s myth-buster list appears to be a last desperate attempt to deflect the tide of opposition which is currently flooding into the Town Hall.

With the closure of the ‘engagement’ period in just two weeks the council’s response to public input is likely to become a major election issue in October.

Millions of ratepayer funds have already been spent on developing this Plan – and a huge amount has been spent on promotional spin.

Ratepayers have a right to expect a clear picture of how the Unitary Plan will affect them and their homes – and how much is the Council really telling them.

The following ‘non-myths’ are my response to the Council.

Your house cannot be taken off you – but revaluations will cause another chaotic swing in the incidence of rates
The Council proposes to rezone every residential property in Auckland which will bring about wholesale changes in market valuations - which, in turn, will lead to wild swings in rates following next year’s general revaluation of all properties. This movement in valuations is already starting to happen as property developers are reported to be searching for ‘juicy’ redevelopment opportunities ahead of the introduction of the Unitary Plan.

Auckland Council chose to accommodate 1 million more people.

Auckland Council has chosen to adopt the highest forecast of population growth of one million. Most councils and government agencies adopt the medium growth forecasts, in Auckland’s case this is 600,000. The Council did in fact choose to use the maximum forecast, it was not forced on the Council by the Government

The Council then chose to use the clumsy method of rezoning every residential property in the city/region – but has been told by consultants that not even this wholesale rezoning will provide enough land within the current metropolitan limits, or even with within the proposed expanded limits within the Rural Urban Boundary.

Apartments are planned in every neighbourhood.

Council claims that apartments won’t appear in every neighbourhood and that the proposed terraced housing and apartment building zone will make up only 7% of Auckland’s total residential land use.

The 7% figure is a smoke screen – the fact is that the terraced housing and apartment zoning, which includes 4 and 5-storey apartment blocks, is to be found in almost every community across Auckland. Including apartments above shops in local centres.

High density other than high rise.
Council claims that the majority of future Auckland housing will remain at two storey and increased density will be achieved by allowing for well-designed housing options on smaller lots.

This is wholesale in-fill. Increased density will require increased infrastructure, including water supply, wastewater disposal [sewerage drains], stormwater drainage capacity to match increase in non-permeable land, and massive road widening - most of which will need to be retrofitted which is hugely expensive with the cost falling ultimately on ratepayers.

Aucklanders wanting to live in apartments?
Most Aucklanders do not live in apartments and there is no substantiated demand for them. Developers have realized this which is why the apartment market is dominated by renters and investors. A recent survey reported in NZ Herald showed young couples planning a family want to have a home with ‘a bit of grass’ just like their parents.

The draft Unitary Plan and design rules.

Council claims that the draft Unitary Plan sets design controls, which will be supported by the Auckland Design Manual.

Community meetings have asked to see this Design Manual but have been told it will not be available for residents and ratepayers to consider until September, by which time the Plan could be effective, and resource consents being applied for.

Divide between the young and old on the Unitary Plan?
Any perception of a divide between young and old can only arise from the council’s own presentation of the Auckland Plan

The Council’s whole PR strategy has promoted the interests of youth – the Deputy Mayor even used her grandchild at the Plan launch to stress this was a plan for 30 years and beyond. The Council’s Auckland Plan states" young people" is where it wants to make a transformational shift. – it’s the number priority. But few young people have been present at community meetings on any of Auckland’s plan.

Most of the 35-year olds, and upwards, attending community meetings on the Plan, have clearly rejected the extent of intensification in quiet suburban areas. While there have been accusations of Nimby-ism from a small vocal collection of youth commenters, there is no apparent groundswell of support for the Unitary Plan from young people.

Infrastructure and transport in the Unitary Plan.
At public meetings council representatives, and Local Board members, have acknowledged that there is no specific provision for infrastructure and transport in the Plan, but claim that Watercare and Auckland Transport have plans ready to meet the demands of intensification. Watercare is preparing an expansion programme but there are no plans publicly available which show that necessary infrastructure will be in place for the widespread intensification proposed if the wholesale rezoning is approved.

Shadowing, loss of privacy and sunlight.
Council claims that there will be no loss of privacy and sunlight , nor any shadowing, have been challenged at most public meetings on the Plan, and officers have admitted that they have insufficient local knowledge to be certain of all the claims on these issues.

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The need to change Auckland’s planning system

There is certainly a great advantage in having a common set of development and land use rules right across the city/region – and reducing the numbers and names of different zones also makes sense. But the wholesale rezoning in the plan goes much further than that – it affects every residential property and most properties are in the ‘mixed housing zone’ in which it will be possible, in many cases, to add a further property expanding the potential for in-fill across the whole region. This plan would change the shape of Auckland for ever.
ends

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