Waitoki Ridges Development Plan

WAITOKI: LANDSCAPE + URBAN DEVELOPMENT PLANPART OF THE 2011 GREEN HEART GROWTH STRATEGY

LAND6225: STUDIO HEATHER DOCHERTY 1345281

PART ONE: GREEN HEART GROWTH STRATEGY

In Part 1 of LAND6225 Studio, areas of land suitable for more intense development were identified through a series of broad-scale GIS maps.

The main driver for locating the developable areas was through the Land Use Capability(LUC) Class maps, whereby good quality soils (LUC Classes 5,6 & 7) were retained for agri-cultural and horticultural production. Multiple Use land types (Classes 1-4) were deemed appropriate for development, overlaid with fine-grain detail generated from other factors such as slope and existing vegetation.

The objective of this was to create a sustainable region, where productive land was used not only for resources, but to also provide employment opportunities. Riverhead Forest creates the ‘green heart’ of this plan, whereby the forest has ‘stacked’ benefits. Aside from timber harvesting, the forest provides recreational opportunities such as mountain biking and horse riding and has ecological value as a large patch of forest, albeit exotic.

Existing built infrastructure, such as the Western Rail Line, were identified as key links in the growth strategy, in order to utilise existing resources more efficiently. By reinforcing exist-ing roads across the northwest Auckland region, through the Kahikatea Flat Valley, a loop was created to curb Auckland’s growth back towards the under-utilised settlement of Helens-ville (a key growth area identified in the Auckland Spatial Plan).

Smaller areas of potential development (such as Waitoki Ridges) are intended as potential commuter towns, whereby residential development would occur in order to feed a work force to larger areas (such as Helensville) .

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LegendMotorway/ State HighwayExisting Development NodeBuilt EnvironmentProposed Areas for DevelopmentProposed transit corridor

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Relationship of Proposed Development with Existing Nodes/ Infrastructure

THE SITE

A 370Ha site was identified (in yellow boundary) as appropri-ate for development through the landscape mapping series undertaken in Part 1 of this project.

The northwestern-most perimeter of this development area sits 1 kilometre from Waitoki, a small rural village that sits at the crossroads of Kahikatea Flat Road (between Silverdale and Kaukapkapa) and Waitoki Road that heads north to Wainui and eventually Orewa/ Puhoi.

The current landscape character of Waitoki is dominated by agricultural pasture land, with smaller blocks of horticulture. A patch of native bush is located along the Kaukapkapa River valley, and is listed as a Significant Natural Area. Currently, there is no public open space, other that these areas of native bush.

CONTEXT: REGIONAL + LOCAL

Waitoki is a small rural settlement situated in north-west Auckland, 15-minutes by car from Albany and Helensville. Farming lots, lifestyle blocks and a small residential area comprise the current form of the town. The main arterial route of Kahikatea Flat Road services the area, catering for over 5,200 vehicle movements daily. Community facilities include a rural-zone school, small community hall and a church. Local business activity consists of dry stock units, dairy farming, cropping, horticulture, light engineering and a chocolate factory. A café and a petrol station are the only services available at present.

The Waitoki Vision was adopted by Rodney District Council in October 2009, after liaison with the Waitoki Village Community Group. This statement, while non-statutory, provides a guide for development in the area and outlines the aspirations of locals for their community.

The current population is 600 people and is estimated to grow to 900 people by 2026, if growth and development progress in the way current governance permits. Key principles from this document include retaining the rural character of the village, whilst providing a centre for the surrounding rural lifestyle community and managing growth to support and encourage business. A plan was drawn up outlining how this may happen (see Figure 2, left), which has been translated in GIS to compare and contrast with the Waitoki Ridges plan.

‘WAITOKI VISION’

Exisiting facilities in Waitoki include the community hall and the only food establishment, DD’s Cafe, a basic petrol station and and the newly re-vamped primary school. (clockwise from top left)

PART TWO: LANDSCAPE ANALYSIS

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Land Use Classes (Simplified)

0 0.4 0.8 1.2 1.60.2Kilometers

LegendNew_Waitoki

LUCDevelopedGood Quality Soils (LUC 1- 4)Poor Quality Soils (LUC 5-7)Conservation

LAND USE CAPABILITY

Map Features

• highly fertile soils dominate the surrounding landscape, primarily due to underlying geology and old alluvial flood-plains

• discrete, isolated patches of lower-fertility soils occur, in a variety of sizes

Strategy

• in order to retain good soils for food production, use poorer quality soil areas as more suitable to develop.

ELEVATION

Map Features

• low, rolling hills characterise the majority of the surrounding landscape

• a large, flat flood-prone river valley system runs east-west to the north of the identified development area

• within development area, several ridge-valley sequences occur, with greater increase in elevation compared to context

Strategy

• in order to avoid flood-plain, develop on slopes and ridges

EXISITING SETTLEMENT PATTERN

Map Features

• cluster of residential buildings around junction of main roads, create centralised area of impervious surface

• sparsely distributed rural properties not included in map data for impervious surfaces, presumably because of negligible land: impervious surface ratio

Strategy

• in order to create community centre between new and exisiting development, turn focus away from roads and inwards to centre located in zone between the two to ‘blend’ old and new

LegendCadastral BoundariesExisiting Settlement NodePotential Development Area

WaitokiCurrent Cadastral Boundaries

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EXISITING CADASTRAL BOUNDARIES

Map Features

• smaller property lots clustered around junction of main roads

• larger property lots dominate, with some medium-sized lots evenly distrubuted across landscape

Strategy

• re-zone large farm properties in order to subdivide with minimal property purchases and disruption to existing community fabric

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LegendPoential Development Area

Road systemsSide RoadMain Road¯

Existing Road Infrastructure

EXISTING ROAD NETWORK

Map Features

• main road network forms three-way junction east-west and to the north at Waitoki, towards main district service centres

• secondary roads network across broader context, providing good connectivity to other town centres

Strategy

• in order to create connectivity within and out of new development, utilise exisiting infrastructure - farm roads, farm tracks and paper roads with potential to develop

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Vegetative Land Cover

0 0.5 1 1.5 20.25Kilometers

LegendNew_WaitokiBuilt-up Area Broadleaved Indigenous Hardwoods Indigenous Forest Manuka and or Kanuka High Producing Exotic Grassland Short-rotation Cropland Herbaceous Freshwater Vegetation Lake and Pond Major Shelterbelts Orchard and Other Perennial CropsPine Forest Forest Harvested Deciduous Hardwoods Other Exotic Forest Gorse and Broom Urban Parkland/ Open Space

EXISTING VEGETATION

Map Features

• agricultural farmland dominates the backgound matrix• patches of native and regenerating forest are scattered

across landscape, as are blocks of horticultural land• little ecological connectivity between native forest patches

exists

Strategy

• in order to create ecological connectivity, protect existing patches of native forest and enhance with re-vegetate slopes and riparian corridors

LegendNew WaitokiFlatNorthNortheastEastSoutheastSouthSouthwestWestNorthwest

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0 0.25 0.5 0.75 10.125Kilometers

Aspect

ASPECT

Map Features

• north and east -facing slopes occur throughout development zone, with a substantial proportion in the northeast portion

Strategy

• in order to maximise long-term energy efficiency of development, build residential areas on north/ northeast facing slopes

Legend

0.00 - 5.005.00 - 10.0010.00 - 15.0015.00 - 90.00New Waitoki

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0 0.25 0.5 0.75 10.125Kilometers

Slope

SLOPE

Map Features

• slopes over 15 degrees occur through whole site, with a particularly large area in the north-west corner

• large flatter areas occur around north-east-south periphery

Strategy

• in order to prevent further erosion, revegetate slopes over 15 degrees with native forest, refrain from developing and integrate with public amenities such as recreational parks

LegendRidgelinesPotential Development AreaFLow Path

Topograhy and Hydrology

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TOPOGRAPHY + HYDROLOGY

LegendNew WaitokiFlatNorthNortheastEastSoutheastSouthSouthwestWestNorthwest

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0 0.25 0.5 0.75 10.125Kilometers

Aspect

Map Features

• several tributaries that feed into the nearby Kaukapkapa River originate within the site

• multiple sub-catchments form a fine-scale river and ephemeral stream network

Strategy

• in order to prevent further erosion or exacerbate downstream flooding effects ,revegetate streambanks to 20m width (following ARC TP148)

LegendCadastral BoundariesPotential Development Area

Cadastral Boundaries

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LegendNew WaitokiFlatNorthNortheastEastSoutheastSouthSouthwestWestNorthwest

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0 0.25 0.5 0.75 10.125Kilometers

Aspect

Strategy

• in order to refine strategy for site, the cadastral map was re-visited at a smaller scale

• the whole 370ha site would be developed in stages, according to acquisition of individual property titles

OPPORTUNITIES

STAGE 1 BOUNDARIES

Strategy

• A total of 3 properties, comprising approximately 90Ha, were selected to develop as Stage 1 of Waitoki Ridges

• these northeastern-most lots were selected due to the proximity to the exisiting settlement cluster

• future stages of development would occur within outlined site, in order to satisfy future community demands while still working with underlying strategy

DEVELOPMENT SITE

STAGE 1 DEVELOPMENT

EXISTING WAITOKI SETTLEMENT

Land parcels to develop

Potential development zone

Designated roads

Stage 1 Development Area

STAGE 1 DEVELOPMENT

LegendNew WaitokiFlatNorthNortheastEastSoutheastSouthSouthwestWestNorthwest

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0 0.25 0.5 0.75 10.125Kilometers

Aspect

PART THREE: CASE STUDIES

SH16 Limited are “developers of environmentally sensitive rural residential lots in Rodney District.” The Moses Subdivision is just north of Kaukapakapa, within commuting distance to Albany (approximately 30 minutes drive). Local amenities nearby include the local primary school 1km to the south and Kaukapakapa village which contains a superette, vet, liquor store and service station.

Each SH16 subdivision features large areas of protected native bush and riparian areas supple-mented by extensive native plantings with eco-sourced plants. Existing native bush patches are also protected by covenants on individual titles, and lots are a mix of grass or bush or a mix of both. House sites have been formed to maximise the rural outlook and the sun, and are serviced with features that retain or enhance the rural character of the area, such as farm-style fences, curb-less roads with swales and stormwater detention ponds.

The Moses subdivision comprises approximately 25 Ha, and is due to be completed in stages. Similar developments are being undertaken by the same developer in 5 other locations in the former Rodney Council area. The soft-engineering approach and combining development sensi-tive to the rural character are key features similar to Waitoki Ridges.

CASE STUDY: MOSES SUBDIVISION

CASE STUDY: MATAKANA VILLAGEOver the past 20 years, Matakana has transformed from a remote rural service centre with little more than a petrol station to a popular year-round tourist destination. Located at a junction on main road that head to Leigh and the popular holiday-home destination of Omaha, the village has carved a niche as a boutique food, wine and art destination. Landscape Architect Garth Falconer, formerly of Isthmus and now principle at Reset Urban Design, undertook much of the redevelopment design work.

The Matakana Village retail development has created 32 full-time jobs (plus seasonal work),as well as many economic opportunities such as B&B’s and wine tours. Specialist retail includes a bookshop, two art galleries, two shoe shops, a dress shop, a chemist, a restaurant, interior designer, a florist, butchers, ice-cream shop, chocolate shop, and a wine bar selling only locally produced wines. A weekly market of fresh produce attracts hundreds of regular visitors, providing direct opportunity for local farmers to sell seasonal goods.

Not only local producers have benefitted economically from this transformation. Ecological linkages have been created through riparian planting along the Matakana River, and integrated with urban design features such as the market square (pictured above). By working with the character of the surrounding productive landscape and creating a niche ‘brand’ position for Matakana, the town has flourished while retaining a rural aesthetic .

Similarities between the character of the existing context of Waitoki and that of Matakana hint to-wards the potential of Waitoki as a ‘boutique rural village’, with the added advantage of being much closer to Auckland city - thus potentially ‘upstreaming’ Matakana.

CASE STUDY: BATH CRESCENT + VILLAGE GREENThe concept of developing ridges near river systems with high-density housing triggered recollections of Royal Crescent in Bath, U.K. It is a residential road of 30 townhouses, laid out in a crescent shape located on a ridge that slopes away to the north and south.

Designed by the architect John Wood the Younger and built between 1767 and 1774, the front facade has four storeys above road level, while the back has five, staggering as the land falls away.

A common in front of the Royal Crescent provides public open space on slopes that head south towards the city centre, as well as connecting the landscape to the large Royal Victoria Park system to the northwest. The common has been used as pasture in previous times, connecting the surrounding rural context with the city.

The embracing nature of the Royal Crescent around the common not only creates a natural community focal point, but also provides nearby open space for inhabitants of high-density housing. This notion is a key feature that guides development in the upper reaches of Waitoki Ridges.

Strategy Outline

• develop on ridge lines• buffer waterways and emphemeral streams

to create ecological connecivity• retire slopes over 15 degrees to prevent

erosion• create residential housing for commuters• create public open space network to

incorporate native bush patches• invigorate local business and provide

opportunity• ‘blend’ area between old and new

development to retain rural character

PART FOUR: DESIGN DEVELOPMENT + STRATEGY

Increase Residential Density

• High Density - Crescent Townhouses - Commuters/ first home buyers - 3 storey compact form with garages below, ac-cessed from service lane behind. Small courtyard + balconies to connect to landscape through borrowed views. Approxi-mately 145 homes could be constructed on 250sq.m lots, housing 535 people.

• Medium Density - Mix of 1 or 2 storey residential, suburban style family houses, with aim to support local school role. Connect to landscape though gardens + views across valley from north-facing slopes. Approximately 395 homes could be constructed on 500sq.m lots, housing 1185 people.

• Low Density - Large 1 or 2 storey family houses, to retain as lifestyle blocks with aim to act as diffusion zone + blend with existing village context to retain rural character. Approximately 45 homes could be constructed on 0.5Ha lots, housing 135 people.

• Potentially, 585 new homes could be created with the suggested densities, accommodating roughly 1255 people with an average of 3 people per household (using Auckland Council household size data from http://monitorauckland.arc.govt.nz). Greater numbers of people could be accommodated by decreasing lot sizes in high and medium density areas.

Establish Connectivity

• ‘Green Fingers’ reach out between existing rural village centre and new development, providing ecological connectivity be-tween patches of native forest with riparian buffers, with community connectivity along pedestrian paths following reveg-etated corridors. Exisiting farm roads and tracks along ridges used to establish new road network through development.

• Revitalised town centre to provide rural service centre and commuter transport hub - bus shuttle depot to + from Silverd-ale/ Albany and Kaukapapa/ Helensville.

• Supporting local business establishment to cater for commuters and influx of residents - cafes, pubs, restaurants + bou-tique retail that showcase local produce i.e. Matakana, Clevedon.

• Community facilities centred between new and old development - transitional, adaptive space for markets, performances, gatherings.

• Potential to develop further south-west in area identified from initial l landscape analysis, consequently connection points left open to develop as + when needed, with flexibility to develop appropriately to market demands.

Retain Rural Landscape Character

• ‘Best quality’ soils conserved for productive agriculture and horticulture industry surrounding new development (according to Land Use Capability Class, or LUC Class).

• Good soils within development areas retained as lifestyle blocks for boutique crops/ farming, blending existing land uses (rural) with newly planned areas (urban), diffusing rural lots and lifestyle blocks closer to existing settlement node to retain perception of Waitoki as rural village.

• Waterways + slopes revegated to create ‘green fingers’ network to provide ecological connectivity and to reduce erosion of good quality productive soils.

• Create protected ‘Green Heart’ comprising open space/ native forest , on meso-scale in centre of development, to create new public space that re-focuses community centre away from main roads.

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0 0.25 0.5 0.75 10.125Kilometers

Waitoki Ridges Development Plan

LegendWalkway + Cycle Path

Public Transport Hub

Retail + Commercial Development

School

Secondary Roads

Primary Roads

20m Revegetated Riparian margin

Low Density Housing 2 homes/ ha

Medium Density Housing 8 homes/ ha

High Density Housing 16 homes/ ha

Open Space + Event Centre

Retired + Revegtated Slopes

MASTER PLAN

EXISTING RETAIL/ COMMERCIAL ENHANCEMENT

ECOLOGICAL CORRIDOR - RIPARIAN REVEGETAION

DENSITY CONFIGURATION

HIGH DENSITY ON RIDGES

MEDIUM DENSITY ON HIGHER SLOPES

LOW DENSITY ON LOWER SLOPES

PEDESTRIAN AND LOCAL ROAD CIRCULATION PATTERN

PUBLIC AMENTITIES - OPEN SPACE, NATIVE FOREST + STORM WATER

WAITOKI RIDGES: VIEW SOUTH

COMMERCIAL CENTRE, TRANSPORT HUB AND SCHOOL

NEW RESIDENTIAL DEVELOPMENT IN HILLSRIPARIAN BUFFERS PROVIDE ECOLOGICAL AND PEDESTRIAN

CONNECTIVITY AND BLENDING ZONE BETWEEN OLD AND NEW

REFERENCEShttp://www.rodney.govt.nz/DistrictTownPlanning/plans/CommunityStructure/structureprogress/Pages/WaitokiVision.aspx

http://sh16.co.nz/home3.html

www.djscott.co.nz

http://en.wikipedia.org/wiki/Royal_Crescent

http://matakanavillage.co.nz/about/landscape-design/

http://monitorauckland.arc.govt.nz

WAITOKI RIDGES: AERIAL VIEW NORTH