vicky williams

greenfields resilience

lifestyle1600

[Group] Project #1: Greenfields Resilience: A Growth Strategy For South-east Auckland, produced by John Allan | Thomas Keal | Stephanie Nossiter | Vicky WilliamsCover sketch montages by Thomas KealCover photos from: How To Put Nature Into Our Neighbourhoods, by Maria Ignatieva, Colin Meurk, Marjorie van Roon, Robyn Simcock and Glenn StewartTop photo: Marjorie van Roon, extensive green roof Matakana, Auckland | Lower photo: Colin Meurk, Governors Bay native bush and rock garden, Canterbury

contentIntroductionAnalysis OverviewAvailable Land ZoningStructure Plan1600 LifestyleReserved LandscapesReserved LandscapesReserved LandscapesDevelopment OpportunitiesOverviewCase Study - Almere, Netherlands1600 Lifestyle Development PlanFood ProductionCirculationExisting VegetationNew Green SpacePublic LandPrivate LandMaster PlanOverview3D ViewConclusionReferences

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[Group] Project 1: Greenfields Resilience: a growth strategy for South-east Auckland proposed that the intrinsic qualities of the landscape guide Auckland’s future use and development, with an acknowledgement of the essential value of ‘ecosystem services’ - clean air, water, soil (food) and raw materials (Grant, 2011).

This initial study undertook an analysis of the area around Auckland’s south-east urban edge, framed by the current MUL to the west, the coastline to the north and east, Waiheke, and the Bombay hills to the south. A resilient community was the goal, encouraging self sufficiency through sustainable water management, environmental protection while increasing

recreational and amenity values, and prioritising the safeguarding of top quality soils for food production for the greater Auckland area.

Analysis of landscape features, patterns and character of the region was undertaken using Geographic Information Systems (GIS), and other research, providing tangible information to form the basis of planning decision-making.

introduction

2

AnAlysis overview

Infrastructure

Settlement

Aspect

Slope

Vegetation

Hydrology

Land Use Capability

3

AvAilAble lAnd zoning

Two different zones were determined for the land available for development:

Mixed use transport town (Mutt), a newly configured combination of Transport Orientated Developments (TOD) and Mixed Use Developments (MUD). This zoning follows the traditional line of development within the Auckland region, along existing transport infrastructure lines, determined by proximity to existing settlements and transport hub, and involving intensification of this area.

1600 lifestyle, the new lifestyle block. Rather than the current 4-10 hectare model of lifestyle block the new 1600m2 section is reminiscent of the quarter acre New Zealand dream. Larger sections provides opportunities for a variety of life ‘styles’, from landscaped garden to permaculture section in a neighbourhood rural in character influenced by proximity to the coast.

Mixed use opportunity

reMAining AvAilAble lAnd AllocAted to

1600 lifestyle

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local energy production

Average 1600m2 sections

local water + waste Management

resilient communities

walk + cycle infrastructure

MIXED USE TRANSPORT MUTTTOWNCENTRES

ECOLOGICALLYSENSITIVE DESIGNFOR BIODIVERSITY

CYCLE + WALK + WATERINFRASTRUCTURE

BUSINESSWASTE EXCHANGE

LOCAL WASTEMANAGEMENT

LOCAL TRADE+ CURRENCY

EDIBLEPARKS

LOCAL POWERGENERATION

LOCAL FOODNETWORKS

LOCAL PRODUCTIONFORLOCAL CONSUMPTION

1600 lifestyle

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structure plAn

A refined region was further analysed and a structure plan developed. Rather than extending or altering the current urban boundary, sites are intensified on existing infrastructural routes and new lifestyle opportunities with large sections are developed. New ferry links enable coastal intensification to the Hauraki Gulf islands and central Auckland, while 1600m2 lifestyle living is dispersed through large patches of vegetation and productive land.

1000 hectares of new food production zones on highest quality productive soils are reserved for feeding the local and wider community.

beAcHlAndsMArAetAi

KAwAKAwA bAy

wAiHeKe

nAtive forestexotic forest revegetAtionfood production1600 lifestyleMixed use trAnsport towns

new ferry linKs

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Following on from the group project, individual research was undertaken at a smaller scale based on previous project outcomes. With quality ecological and social outcomes as goals, development options were explored and a master plan developed.

The catchment between Beachlands and Maraetai was selected, dissected by the Te Puru Stream it is essentially rural in character and, as with the greater study area, influenced by its proximity to the coast and to the existing settlements of Beachlands and Maraetai.

1600 lifestyle

beAcHlAnds

MArAetAi

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Continuing with the methodology of [Group] Project 1, analysis began by looking at the landuse capability, hydrology, vegetation, slope, aspect and infrastructure of the catchment to determine areas to be reserved as landscape assets.

Village Homes, Davis, California (1975) Lifestyle case study [Group] Project 1

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One of the three areas of food production from [Group] Project 1, with some of the highest quality productive soils in the area, are within this catchment. This area will produce food for the local and wider community.

The ecological health of New Zealand rivers is dependent on the provision of shade to maintain a lower temperature and allow conditions for native fauna to flourish. Rivers in the catchment were identified and revegetation of riparian margins prioritised, these areas become landscape assets, adding to the visual and recreational amenity of the area.

A surface mine in the catchment is earmarked for new parkland and reserved.

All above areas reserved.

ripAriAn MArgins + new pArK + food production

reserved lAndscApes

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Areas of indigenous vegetation as well as exotic pine forest were reserved. The significant contribution of existing plantings cannot be overstated. Our reliance of ecosystem services is often overlooked however increased density of Auckland city will require a quality environment for positive social/ecological outcomes.

existing vegetAtion + pArKlAnd

reserved lAndscApes

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reserved lAndscApes

Stability of slopes for erosion protection and suitability for building were analysed, as was the aspect of the landform.

Slopes over 15o were reserved for revegetation, if currently not planted, providing erosion protection, amenity, recreational and aesthetic assets to the area.

Aspect on slopes under 10o were considered suitable for development, with all southerly aspects on slopes over 10o reserved for revegation.

slope + Aspect

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developMent opportunities

Following the reserving of areas for landscape assets analysis highlights areas of potential development meeting all the criteria for good lifestyle and liveability - good aspect, not too steep, close to existing settlements and relatively close to transport hub (ferry from Pine Harbour and proposed water taxi round the bays).

Existing vegetation adds to visual and recreational amenity of the area, ecological connectivity and biodiversity. Neighbourhoods develop within the existing character of the area, enhancing the wellbeing of communities.

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overview

development opportunities

landscape assets = revegated riparian margings + new park+ food production area

landscape assets = existing indigenous and exotic vegetation

landscape assets = revegetated areas of steep slope + southerly aspects over 10o slope

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cAse study - AlMere, netHerlAnds

Almere is a relatively new city, with the first house being finished in 1976, it now has a population of approximately 190,000. Just 25 minutes from Amsterdam, the land was originally agricultural, however after WWII was developed for housing. “The housing plan in Almere in the 1970s was basic functionality and a levelling of social status. However, starting in the 1990s more exclusive homes with striking designs were built” (“Almere”, 2012).

“Almere consists of six districts (Dutch: stadsdelen), three of which are under construction” (“Almere”, 2012). Almere Haven, the first to be built in the 1970s is pictured opposite.

Panorama of Almere Haven, 2008, retrieved from: http://www.panoramio.com/photo/19467085

Large complexes of shared housing were located amongst green space with easy access to transport and recreational areas.

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Modern interpretations of this housing typology continue, such as Villa Overgooi in Almere. A private commission and residence comprising five residential homes with their own character looking like one villa on a 5000m2 section (“Villa Overgooi”, n.d.).

The exploration of these housing typologies with regards to maintaining character of areas, whilst adding density, especially outside of Auckland’s MUL, is very worthwhile.

Villa Overgooi in Almere, (n.d.), retrieved from: http://archinect.com/firms/project/35939293/villa-overgooi/38523105

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Following the above analysis, and with the goals of resilient communities, enhanced ecological and social outcomes, and increased connectivity, planning of the 1600 lifestyle adhered to values established in [Group] Project 1: Greenfields Resilience.

• highly productive soils reserved for food production.

• areas close to existing settlements and transport hubs offer opportunities for intensification

• desirable aspect, elevation and buildability

• character of area maintained• landscape assets valued = ecological

connectivity and biodiversity enhanced through maintenance of significan patches, revegetation and riparian margins.

1600 lifestyle developMent plAnConsidering the location of the catchment just opposite the commercial development, and in close proximity to Beachlands and Maraetai, intensification of some of the 1600 lots to comprise more than one dwelling was a way of increasing density whilst maintaining character in the area. Differing housing typologies also create choice and diversity, opening ownership up to a more diverse economic group.

The resulting development plan gives the following density outcomes:

• 50 hectares net development area• 298 sections• 628 dwellings• 2198 people @ 3.5 people per dwelling• 44 people per hectare

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food production

Following philosophy of [Group] Project 1 an area of high quality soils is reserved for food production. This extends beyond the ridge of the catchment to the east.

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circulAtion

Revegetation of river margins along the entire length of the Te Puru Streams that runs the length of the catchment provides a new recreational amenity. A shared walking/bike pathway is created on the outer edge of the riparian margins connects Forestry Road at the south end of the catchment with Whitford-Maraetai Road to the north.

Private driveways that extend into the centre of the catchment just south of Beachlands Road to the west and Keanes Road to the east are sealed and extended across the stream to further connectivity within the new development. New roads are 10m wide in this low density residential development.

Stormwater devices such as swales and raingardens are used to management impervious stormwater runoff.

Beachlands Road

Kearnes R

oad

Whitford-Maraetai Road

Forestry Road

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existing vegetAtion

As previously, existing indigenous and exotic vegetation is reserved as a landscape asset along with existing parkland.

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new green spAce

Riparian margins, the surface mine land earmarked as new parkland and edges to the development bordering existing planting are revegetated and reserved.

Plants for riparian planting are:

• natives = “hoheria, mapou, kanuka, manuka, kohekohe, wheki, hangehange and mamangi (the later four species are particularly relevant to Mankau region)” (Auckland City Council, 2012)

• “stream bank planting = Carex sp., Baumea sp., and Juncus sp. Cabbage tree and flax can supplement this mix, but should be located on the upper slopes so as not to impede water flow” (Auckland City Council, 2012)

Goals are low maintenance, aesthetic appeal and vegetation that will allow the river to flow efficiently during storms.

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public lAnd

Reserved land = landscape assets = infrastructural, visual, recreational and ecological amenity.

Roading and shared walk/bike pathway included.

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privAte lAnd

The commercial area on the west of the catchment is currently under development.

Sections housing one dwelling, and three and four dwellings per lot spread through the available land. The idea of three attached or apartment dwellings per lot with shared land was conceived due to proximity to Beachlands, Maraetai and the new commercial development just over the road. Though only the top approximately 50 hectares have been visualled it it assumed that all available land in the south of the catchment would be developed along similar lines, with the mix of one dwelling and three/four dwelling lots changing to a predominance of one dwelling lots in the more southern area of the catchment.

It is assumed the food production area would be privately owned and operated.

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MAster plAnThe master plan provides an indicator of the low density, rural character, amenity rich development:

• All lots approximately 1600m2.• Existing green spaces are enhanced and extend throughout the

catchment.• Lots house a single dwelling, three dwellings or four dwellings

per section, allowing access to rural lifestyle for a broader socio-economic community.

• Lots may be developed in a variety of ways, ie, fully landscaped garden, orchard, permaculture garden, etc, again encouraging choice and diversity.

• Intensification near the settlements dissipates as you move further south with an increase in single dwelling lots.

• Shared bike trail links north and south enhancing recreational opportunities.

• The commercial development currently under construction will provide services to the new neighbourhood, as will the proposed water taxi linking the bays to the ferry at Pine Harbour.

• Stormwater can be handled on site due to large section sizes and use of stormwater devices such as green roofs, rainwater tanks, raingardens and permeable driveway surfaces.

• Swales bordering roads aid in management of impervious surface runoff.

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overviewmaster plan for catchment

private land = food production area + 1600s residential plots with one, three and four dwellings per plot + commercial area

public land = existing vegetation + new green spaces + roading + shared walk/bike path

new green spaces = riparian margins + new parkland

existing vegetation = existing indigenous and exotic planting

circulation = new and existing roads + new shared bikeway

food production = portion of 1000 hectares reserved to feed local and wider community

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3d view

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Alternatives to the densification of Auckland to accommodate 1 million more people by 2050 do exist. Different typologies and areas of development outside the MUL can and should be explored.

Green roofs, swales, raingardens, etc, provide valuable amenity while managing stormwater, and the maintenance of existing planting provides the opportunity for rich biodiversity.

Developments on high quality soils must be questioned and this important ecosystem service prioritised. Society is now coming to terms with the importance of water and air quality but the value of quality topsoil is still not being taken seriously.

If the importance of landscape elements can be accepted and the value of planting as pivotal to infrastructure, recreational, ecological and aesthetic amenity can be recognised neighbourhoods nestled amongst the landscape can be successfully developed.

conclusion

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Allan, J., Keal, T., Nossiter, S., Williams, V. (2012). Greenfields Resiliene: A Growth Strategy for South-east Auckland

Almere. (2009) Retrieved 17 May, 2012, from: http://www.iamsterdam.com/en/business/about_us/almere

Almere. (2012). Retrieved 17 May, 2012, from Wikipedia: http://en.wikipedia.org/wiki/Almere

Auckland City Council. (2012). Pakuranga Creek Master Plan. Retrieved 17 May 2012 from: http://www.manukau.govt.nz/tec/catchment/pakuranga_pages/pak_master_plan.htm#.T77C3PFvAkg

Boffa Miskell Ltd. (2005). Beachlands Growth Management Strategy Draft 2 November. Prepared for Manukau City Council

Grant, G. (2011). The importance of biodiversity. Urban Design, Issue 117, p22.

Ignatieva, M., Meurk, C., Simcock, R., Stewart, G., van Roon, M. (2008). How to put nature into our neighbourhoods. Lincoln, New Zealand: Manaaki Whenua Press

MVRDV - Almere Oosterwold, 2012. Retirieved 14 May, 2012 from You Tube: http://www.youtube.com/watch?v=NSwtduhoHOU&feature=g-all-u

Soul Environments Ltd. (2010). Clevedon village and surrounding area landscape assessment.

Villa Overgooi, Next Architects (n.d.). Retrieved 18 May, 2012, from: http://archinect.com/firms/project/35939293/villa-overgooi/38523105

Village Home Owners Association. (2009). Village Homes, Davis, California Retrieved from: http://www.villagehomesdavis.org/

references