Patumahoe Hill

8/13/2019 Patumahoe Hill

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McMiken private Plan Change objection.(In relation to the summit and volcano of Patumahoe Hill)

From a wider perspective our view is that we do not support continued human growth on theplanet. There is overwhelming evidence that it is simply not sustainable. We support thedirection of less fragmentation of productive rural land and minimising green fields development.We support that if there is to be growth, then well planned higher density is a better option thanthe likes of the urban sprawl of Los Angeles and Auckland where there is a very high dependenceon fossil fuels and the likes of cars. For instance it has been calculated that if the world human

population lived like kiwis, the planet would have to be 250% larger in order to provide all therequired resources.

Looking at this proposal if there is to be growth in Patumahoe then it makes sense to have thegrowth close to the Village central area and consider land like the McMikens. But where first isthe overall plan for growth for Patumahoe??? Also this land consists of some of the besthorticultural soils in New Zealand. These are all factors for planners and communities to consider.

Our main issue however with this development is that Patumahoe Hill has significant physical,

natural and cultural features. We object to this proposed plan change as there has been littlethought and effort on how to mitigate, preserve and even enhance these features of significance.

The enclosed backgrounds our objection but also shows an option and process for a bettersolution.


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McMiken Private Plan Change

We find ourselves with no alternative but to oppose the proposed zoning change in its currentform.

The proposed plan further degrades allaspects of Significance relating to the volcano andsummit. The significant features of Patumahoe Hill are heightened by the proximity to the VillageCentre and where people live. Significant aspects include:

1. It is one of Aucklands volcanoesright here on our doorstep

2. It is a significant visual amenity reflecting a rural character. This is when viewed from below. Thecurrent land use on the hill contributes significantly to the visual amenity of most of thePatumahoe Village residents & businesses. The loss of this visual amenity is significant.

3. It has ecological significance being a high point and potentially a summit lookout for all to enjoy.This extreme significance is further enhanced with the summit located just 300m from the Villagecentral area. Where else in Auckland is a summit just 300m from a Village centre from which to

enjoy outstanding views?

4. It has historical cultural significance to Maori as the centre of what was once a Native Reservearea of 700 acres that was confiscated in 1863.


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We feel most uncomfortable

about this processWe find the process of submissions and hearings quite foreign and veryconfrontational. We feel quite awkward and uncomfortable with being a part ofthis process with the McMiken family, who are also part of this community.

We have attempted to find ways to come up with consensus and a collaborativeapproach. The McMiken family have been supportive of this and for instance have

allowed us access to the summit area to erect scaffolding and capture views fromthe summit from a raised aspect. However once their Auckland planners becameinvolved there appears a barrier put in place to not take negotiations any further.We sense the McMiken family have the same uncomfortable feeling as ourselves.However they are not planning experts and are therefore guided by the peoplewho supposedly are.

We would like to add that the change in zoning with the land being so close to theVillage centre, will change the land value considerably. With its visual presenceand proximity to the Village Centre, it will also considerably change the Villagecharacter forever.


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Who are we

This submission comes from Andrew Sinclair and Paula Crosswell and others who wereresponsible for establishing Patumahoe Village Incorporated 3 years ago to address longterm planning issues and make Patumahoe a Community to be proud of. This submissionhas committed many volunteer hours and the only vested interest is to build a bettercommunity for all to enjoy.

We have used a collaborative approach as much as possible. We have consulted with theMcMiken family and Jonathon Cutler as our ideas have developed. We have spoken andcorresponded several times with Karl Flavell & George Falvell, (Ngati Te Ata) & LucieRutherford, (Ngati Tama Oho). We have not discussed this as comprehensively as we wouldhave liked in the community. We have not had the volunteer time to do so in terms of beingconfident that we can fully explain the proposal to the wider community. However we diddiscuss the draft mound proposal at a recent meeting and there were 13 in favour, 1 in

favour of the current McMiken proposal and 1 against both options. Thanks to Paula wehave had contact with the likes of Ross Moffatt, Solomon Brett and the AC Low ImpactDesign team re the overall planning of Patumahoe. For this specific proposal we have hadlittle contact with AC staff and been advised that the quite confrontational hearing processis the vehicle for this.


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Patumahoe Background - PlanningPiecemeal Village Planning is going ahead like this subdivision with no thought given to an overall

Village Plan other than this may be addressed sometime in the next 10 years via the Unitary Plan. (Apartfrom Water & Sewage). Decisions are being made that will limit the potential for sound, common senseVillage planning in the future.

A case of cart before the horse

We do in general support the reduced

fragmentation of productive rural land.

Also the shift in focus to have higherdensity housing around existing urbanand Village infrastructure. However thisshould follow a well thought outoverall plan and all significant negative

impacts mitigated as much as possible.


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Where is a Village Square for Patumahoe?The closest thing we have is a car park outside the local bakery and Village Bar & Grill.

The current residential zoning potentially has Patumahoe with a larger population

than the Tuakau 2006 census.


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The McMiken proposed subdivision = central village area

completely ring fenced by Residential zoned land.FDC with very low forecast growth estimates acknowledged that 3ha more commercial zoned

land was required. Where does it come from?


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Patumahoe Village Inc has consulted

extensively with the CommunityOne of the key concerns by people in the community was traffic calming. How do you

plan for this with high growth not only in our Village but also the likes of Kingseat? Is abypass system needed? If so where would it go? Good questions. The other main

concern was how to create a vibrant Village Centre with lots of bumping places.


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An example of excellent top down AC

planning for traffic calmingYeah Right!!!A network of physical barriers have been put in place to look at ways to slow traffic down. Here is

one on a 70km/hr corner that is a death trap for cyclists. There have been 4 expensive remakes in

the last 2 years. There are far more effective and less dangerous ways to slow down traffic and

now after our lobbying most are going to be removed.


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Our experience is that Top down

planning does not always work so well

Len Brown and Penny Hulse talk the talk with

being more community driven and bottom up.

Walk the walk is taking a little longer to come

through with existing systems, structures andmindsets firmly in place within Council.


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Te Ara O WhangamaireA collaborative approach on the other hand can work very well. An example

of good planning with a volunteer community led initiative in consultation

and support from local Iwi and AC


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McMiken Current Proposal

The significant features of the summit are alreadycompromised to some degree with there being 5 buildingslocated reasonably close to the summit area. Also there havebeen many years of cultivation.

The proposed plan further degrades allaspects ofSignificance regarding the volcano and summit. If accepted, aprecedent will be set. It will only be a matter of time beforethe whole volcano is covered in houses and everything ofsignificance regarding the volcano and summit will be lostforever.

Where is the mitigation?????


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1 Auckland Volcano

This is one of the Auckland volcanoes. This is

right on our doorstep close to a growing Village

population. The easy access and the significance

of volcanoes in shaping and defining theAuckland landscape should be recognised.


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2 Visual AmenityVolcanic ConeViews to the cone are already compromised and will be totally lost. This will change

forever the Rural Character of our Village


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3 Views from a SummitEcological SignificanceOne of humans most treasured values.Around the world the significance is enhanced further with being able to achieve all round views

and the proximity to where people dwell.


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One Suggestionsimply increase the

reserve area at the top to achieve viewsNot enough fall so the area of Reserve would need to be almost half the planned subdivisionarea. This would result in something akin to the even less desirable ribbon style residential

development proposed by the Franklin District Growth Strategy.

Also the existing buildings already significantly compromise 360 degree views.


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View at Summit from ground height

(already compromised by approx 180 degree by existing buldings)

With proposed subdivision approx only 60 degrees of view to South West

would be retained


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Another SuggestionWait until after the subdivision and get together to use the 20m

wide Reserve area to build something up on the summit.

* People in the subdivision would objectbecause they would assume that their privacy would

be significantly compromised. As the planners point out

with something like this there would be serious safety

issues etc. An indication

that people within the subdivision would

object is that the McMikens have not

supported our mound concept and they ownthe houses on the summit area.

* The 20m width may prove not to be the

most optimal for the best result.

* You could build something like the enclosed

at Pukemokemoke in the Waikato. It looks ugly, it

raises a whole lot of safety issues, access is restricted

to those more able.

* Surplus soil should be available and more

easily relocated at the time of subdivision.

* Knowing that something like this may happen

could well put off potential purchasers of sections.


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4 Significant Maori Cultural HeritageThe summit of Patumahoe Hill is almost in the centre of what was the 700 acres of Native

Reserve that was one of the few remaining pieces of Maori Land prior to its confiscation in 1863.

This now forms most of the current township boundaries. The old map shows a summit that is

very different in shape from today following the years of cultivation and building. Almost every

local high point and ridge in the wider area that has not been cultivated, has signs of Maori

occupation. With the commanding views, Patumahoe Hill should at least have some appropriate

historical cultural acknowledgement.Overlay of Native Reserve on Patumahoe

Old Map showing

Native Reserve area

More detail of old map

showing summit area


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Maori Cultural Heritage

The high point of one of the last remaining NativeReserves in the wider area, prior to their unjustconfiscation in 1863.

What was the significant mound clearly visible in theAug 1865 map? Maori settlement & fortifications?Natural Volcanic summit shape? Pakeha shaping -unlikely in just 2 years of habitation?

In the 1850s we know that Patumahoe was a thrivingsettlement of Ngati Tama Oho who grew Europeancrops and ran a flour mill.


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An example of a solution.

Bring back the View.

We are not fixed on the following mound option as an only solution but it shows an example where there is mitigationof some of the degradation associated with this proposal. It is proposed that there is public access along the 20mbuffer zone. At the summit this may not be wide enough but it does provide some opportunity for a communityamenity of long lasting significance. This is with for instance the construction of a 57m mound near the summit areaat the time of subdivision. For a proposal like this we would propose additional requirements such as:

The summit area has a minimum requirement for a 360 degree view to be retained forever from the summit. This

is in line with the mound option or some other option that even further enhances the significant features of thesummit area.

There would be a requirement for some form of acknowledgement of the Maori cultural history on the summitarea.

We would propose that AC work with the local community, McMikens, Developers and Iwi to achieve an outcomethat all can be proud of.

We would propose that building and tree height restrictions are put in place on the proposed private and Reserveland, so that 360 degree views can remain forever in all directions, (south included).

We would require that this is all agreed to before approval of the zoning change is granted.

Wh b l i M d?


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What about a low impact Mound?A low cost practical solution to provide public access and 360 degree views forever.

Build this at the time of subdivision with surplus soil from the earthworks. However it

would not mitigate the visual amenity from looking up including the loss of rural

character.


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This shows the 360 degree views. (NorthWest)This is from a height of 4.8m above the current highest point on the 20m wide buffer

zone. A local earth moving contractor advised that this quantity of soil should be easily

obtainable from the subdivision earthworks. (approximately 3,000m3)

Awhitu Peninsula Manukau Harbour Auckland City


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Another great view (East)

Looking over Patumahoe Village

HunuasPapakura


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Pukekohe in the distanceand another unprotected volcano in the foreground on Wai Shings. Although this volcano is

slightly higher it has less significance with it being further from Patumahoe and less history. This

raised view from Patumahoe Hill helps make this volcano more prominent for people to enjoy.

Pukekohe Hill Nearby volcano


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To the South WestWhakaupokoNote that if the mound was made 1 or 2 metres higher then the view to the West would be

above the existing house on the summit. (2m higher equates to around 3,000m3 extra soil)

Port Waikato Whakaupoko


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Mound Profile Option (similar to a silage stack covered in natives)The mound would only be for foot traffic and pushbikes. It is long and relatively narrow. The reason for the

length is so that a gradient of 1:12 can be achieved. This is in line with Auckland Botanic Path Specifications and

to the highest level of DOC path specifications for maximum accessibility. This sketch shows the option of both

a walkway and cycle path.


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Mound cross sectionThis shows a 1:1 batter (45 degrees slope). With this soil type and for this use a slope as steep as

1:3 can be permitted.


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Mound length profileThis shows how with careful planning of native plant mature heights a natural mound cover can

be created that provides views from the summit area while at the same time screening views

directly into houses below. The plantings would also reduce the loss of soil and water runoff from

the hill. This is compared with the current land use of cropping where for many months the soil isexposed to erosion and rapid water runoff.


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Privacy Concerns (with 360 degree views to the horizon)The planners and McMikens we expect, had concerns about the privacy of new property owners below the

summit. This can be easily mitigated. The plan we developed uses plants to screen the view below but protect

the view out to the horizon. Viewing out would be just restricted to the confined summit area and could

include for instance a fence set out 5 - 10m distance from the front edge of the summit viewing area toabsolutely guarantee screening of houses below. This option may require that the 20m reserve width is

extended by 5 - 10m for a distance of 20m. Perhaps to future proof for any developments on the southern side,

the mound could be even wider at the summit to allow a similar fence screening option to the South West.


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Mound Summary

Is simple

Would not cost much

Would leave a much improved legacy forever

for all to enjoy than the current proposal.

Is there an even better solution?


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Summary

An example like we have outlined provides at least some gains for allfor ever in line with the experiences that Jim Diers relates withbuilding communities

1 A win for new residents and McMikens with added value to theirnew dwellings. This is with the certainty of view and a walkway to

enjoy, right on their doorstep.2 A win for the local community where just metres from the towncentre all can enjoy the views and walk / cycle

3 A part win for local Iwi to at least have some of their culturalhistory acknowledged and to ensure no further degradation of thesummit area apart from foot traffic.

4 A win for all rate payers who can come and visit Patumahoe andenjoy this experience along with other added attractions such asTe Ara O Whangamaire and Henrys Bush Reserve


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Conclusion

We confirm that we object to the current proposal due to the significant degradationof the volcano and summit area. We do offer to work collaboratively to find a solutionwith:

The McMiken family

The Community

Local Iwi

Auckland Council

The McMiken families planner

(NB: Also included with this submission is further background information regarding the mound proposal titled (Project Name View from Patumahoe Hill& PVI McMiken subdivision background), as the proposal came together. It includes more detail on background to this proposal, more mound detail andalso survey results from some of those who attended a Village meeting where they were asked their opinion of the mound proposal)


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If there is to be a zoning change, a solution

should at least include:

A 360 degree view from a summit area

Acknowledgement of the Maori cultural historyon the summit area.

Building and tree height restrictions on all thesurrounding land

The solution needs to be locked in place beforeany zoning change

Patumahoe Hill

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