Future Urban

Land Supply
Strategy

Adopted: 12 November 2015

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Table of Contents
1.

Introduction ......................................................................................................... 4

2.

Scale and context................................................................................................ 7

3.

Structure planning ............................................................................................... 9

4.

The Programme - Sequencing of the future urban areas .................................. 10

5. Proposed dwelling capacity, anticipated employment and cost of the

infrastructure network for the future urban zone land ............................................... 13
6.

Monitoring and Review ...................................................................................... 15

APPENDIX 1 - The Principles applied to underpin sequencing decisions ................ 17

APPENDIX 2 - A brief overview of the areas considered ......................................... 19
The North.............................................................................................................. 20
The North-west ..................................................................................................... 23
The South ............................................................................................................. 25
APPENDIX 3 - Glossary. .......................................................................................... 29

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1.

Introduction

Auckland is projected to grow by one million people over the next 30 years. This means
around 400,000 new dwellings and 277,000 additional jobs will be needed. The Auckland
Plan sets Auckland Councils (the councils) strategic direction on how this growth will be
accommodated. As part of a quality compact approach to growth, the Auckland Plan
anticipates that up to 70 per cent of new dwellings will be built within the existing urban area
and up to 40 per cent outside of this.
The Auckland Plan also stresses the importance of providing a pipeline of land supply in
both brownfields and greenfields. This means providing:
20 years forward supply of development capacity at all times
7 year average (with a minimum of 5 and a maximum of 10 years) of unconstrained, and
ready to go land supply1.
The notified Proposed Auckland Unitary
Plan (PAUP) identifies approximately
11,000 hectares of rural land for future
urbanisation with the potential to
accommodate approximately 110,000
dwellings (see Map 1). This represents
around one quarter of the new dwellings
needed and as such forms an important
component of the overall strategy for
enabling Aucklands growth (Figure 1). In
line with Auckland Plan guidance, the
future urban land identified also includes
approximately 1,400 hectares for new
business land.

Figure 1: Distribution of Aucklands dwelling

growth

This Strategy identifies a programme to sequence future urban

land over 30 years and will assist with the ongoing supply of
greenfield land for development2. It is a strategic and proactive
approach to delivering land that is ready to go in these future
urban areas (see Figure 5 below). As this land is predominantly
rural and has not previously been identified for urbanisation, bulk
infrastructure has to be provided. This programme will help
provide greater clarity and certainty to landowners, iwi, developers,
infrastructure providers and council about when future urban land
will have bulk infrastructure in place and be ready for urban
development.

1
2

The primary purpose of the

Future Urban Land Supply
Strategy is to identify the
sequencing and timing of
future urban land for
development readiness over
30 years. It does not
determine the location of the
RUB or future urban zoned
land. This will be determined
through the PAUP process.
The Strategy will be
amended, if required, to
reflect the Operative Unitary
Plan.

Unconstrained land requires operative zoning and bulk services to be in place.

This Strategy deals exclusively with greenfield land, outside the 2010 Metropolitan Urban Limit, which is
identified as future urban zone in the PAUP. Standalone areas identified in Map 1 are not included in this
Strategy with the exception of Hingaia. Dairy Flat, south of Bawden Road, Postman Road (Dairy Flat) and
Puhinui, while not zoned future urban in the notified PAUP, have been included in the Strategy for the purposes
of prudent planning. Changes to the PAUP regarding the extent of the Rural Urban Boundary, after the PAUP
process is complete, will be reflected in an updated Strategy.

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The programme specifically helps to inform:

Councils infrastructure asset planning and management and its infrastructure funding
priorities and sequencing feeding directly into the councils future Long-term Plans and
the Annual Plans
central government, such as the Ministry of Education, with medium to long-term
projections, location and investment decisions
private sector infrastructure providers with forward planning and investment decisions.
Other council documents such as the Auckland Plan, the Proposed Auckland Unitary Plan,
the 30-year Infrastructure Strategy and the Long-term Plan have close links with this
Strategy. There are also links with relevant transport documents such as the National Land
Transport Programme, Integrated Transport Programme and Regional Land Transport Plan.
The following diagram illustrates the relationship between relevant council documents and
the Strategy.

Figure 2: Relationship between the Future Urban Land Supply Strategy and council
documents
Special Housing Areas (SHAs) that are located in the future urban zone outside the 2010
Metropolitan Urban Limit are included in this Strategy. SHAs are established under the
Housing Accord and Special Housing Act 2013 with the aim to accelerate house
construction. This is in response to Aucklands housing shortage, prior to the Unitary Plan
becoming operative. Further SHAs may be identified until 16 September 2016, when the
statutory provisions for establishing SHAs are repealed. Any new SHAs proposed to be
established in the future urban zone areas covered by the Strategy will need to be consistent
with the sequencing set out in this Strategy.
This Strategy will be a live document and reviewed as part of an overall monitoring strategy.
Section 6 details the process for the regular monitoring and review of the Strategy.

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Map 1: Location of the future urban zone outside the 2010 Metropolitan Urban Limit (as
notified in the PAUP)
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2.

Scale and context

The scale of the planned rezoning (from rural to urban) over the next thirty years is
significant and will make an important contribution to accommodating Aucklands growth.
The urban area of Hamilton provides a useful comparison to understand the scale of growth
anticipated for Aucklands future urban areas (refer Figure 3).
The 11,000 hectares of land zoned
future urban is equivalent to
approximately 1.5 times the urban area
of Hamilton. The type of development
anticipated for the future urban areas
will vary depending on location and
context, but will generally be a mix of
various urban developments such as
housing, marae, shops, parks,
employment areas, schools, hospitals
and other community facilities. Housing
will include a range of urban types and
densities from apartments and
attached town houses to detached
single family homes. Figure 4 below
provides some examples of the range
of urban developments anticipated in
the future urban areas.

Figure 3: Scale of Hamilton urban area

Apartments and attached housing medium to high density

Attached and detached - medium density

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Detached - medium to low density

Town and local centres, parks, open space and employment

Figure 4: Examples of urban development anticipated in future urban areas

The infrastructure investment required in these areas includes transport facilities (public
transport including rail and bus, roads, cycle facilities and footpaths), water, wastewater,
stormwater and community infrastructure. This is of such magnitude that any ad-hoc or out
of sequence approach to development will have major funding implications for all providers,
affect the ability to coordinate delivery and is likely to have major implications on the ability to
service other areas. This in turn may have significant consequences on the ability to provide
sufficient development capacity across Auckland.
The analysis done for this Strategy is of sufficient scale and specificity to broadly determine
bulk infrastructure requirements. As Figure 5 shows, more detailed planning of these areas
through structure planning, and bulk infrastructure planning and build, are two parallel and
inter-dependent processes to get land ready for development. This is the approach taken to
determine the programme of sequencing and timing. The design, consenting and build of
infrastructure of this scale takes time and, together with funding considerations, have been
main determinants of the programme.

Figure 5: An integrated planning approach - coordinating planning and infrastructure

processes
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3.

Structure planning

This Strategy determines sequencing and timing of the future urban areas. Structure
planning and plan changes (to live zonings) will be done approximately three years prior to
the areas being ready for development. A structure plan is a high level plan for a large area
that shows the arrangement of various land uses (e.g. centres, housing, employment and
parks) and infrastructure (e.g. transport and stormwater) and how this area connects to
adjacent urban areas and wider infrastructure networks. It identifies public infrastructure
such as streets, rail, stormwater, natural features, schools and community facilities. The
integration of multiple transport modes can also be shown. Structure plans guide the future
development of an area by co-ordinating and defining these land use patterns and the
location, distribution and integration of infrastructure. Figure 6 below shows how a structure
plan might look.

Figure 6: Example of a structure plan

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Due to the large scale of areas sequenced in this Strategy, council will lead (or work in
partnership with others) the structure planning process in line with the programme set out in
this Strategy. This is the stage of the process where local boards, mana whenua and
communities will be involved in the detailed planning of these areas. It is likely that at the
structure planning stage, the areas of future urban land identified in this Strategy will be
given a more nuanced or refined staging programme within the larger area for the logical roll
out of local infrastructure and development on the ground.

4. The Programme - Sequencing of the future urban

areas
The programme of sequencing the future urban areas spans over 30 years from 2012
2041. The timeframe is split into three decades and each decade into five year intervals.
Distributing the live zoning of greenfield areas over this timeframe enables them to be
proactively planned in an orderly and cost efficient way, ensuring the areas are ready to go
with the required bulk infrastructure and able to deliver the quality urban outcomes
anticipated in the Auckland Plan. The sequencing also accounts for the development
capacity needed to accommodate greenfield growth. A suite of principles (Appendix 1)
underpins the sequencing rationale.
Table 1 identifies the sequencing and timing of the future urban areas. SHAs play a
significant role in the first decade of the Strategy and are part of the transition to longer-term,
proactive planning by the second and third decades.
A full description of the rationale behind the sequencing is provided in Appendix 2.
Standalone areas (identified in Map 1) are generally future urban areas that are not
contiguous with the existing urban footprint of Auckland. These areas are not included in the
future urban land supply sequencing, with the exception of Hingaia as it is a future urban
area of large scale. Standalone areas will be addressed through a subsequent process
which investigates the Rural Urban Boundary location for rural and coastal towns.

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Decade One 26,200 to 31,100 dwelling capacity anticipated

Proposed timing
Development Ready

Area

Decade One
1st half
2012-2016

SHAs North West

Decade One
2nd half
2017 - 2021

Paerata

SHAs - South

Whenuapai*
Pukekohe
Puhinui

Decade Two
1st half
2022 - 2026

Kumeu-Huapai
Riverhead
Red Hills
Warkworth North and
North East
Drury West

Decade Two
2nd half
2027 - 2031

Takanini
Warkworth South
Opaheke-Drury

Decade Three
1st half
2032 - 2036

Decade Two 28,300 to 40,000 dwelling capacity anticipated

The second decade transitions into a proactive approach, aligning
structure planning with infrastructure planning and delivery. In the
first half of the decade Pukekohe, Kumeu-Huapai, Riverhead, Red
Hills, Warkworth North and North East and Drury West will come on
stream. Pukekohe has recently undergone planning, is relatively
free of constraints and apart from wastewater upgrades, the water
and wastewater infrastructure is able to support the anticipated level
of growth. Investment will be required to improve transport in the
area. The remaining areas in the first half of the decade will require
further investment in water, wastewater and transport infrastructure
which will need time to be planned and constructed. In the northwest, SH16 is constrained and will require upgrading in the future to
service the planned growth. Warkworths growth is constrained by
water and wastewater. However, some growth could occur in the
north and north east of Warkworth in the shorter term. The
extension of the Ara Tuhono Puhoi to Wellsford Road of National
Significance will be completed to Warkworth by 2022 making this
area attractive for development. The second half of the decade will
see Takanini and Warkworth South come on stream. Takanini
requires a longer lead in time to plan and construct significant
stormwater infrastructure prior to development. The area is also
heavily constrained by geotechnical issues which will require
appropriate engineering solutions. Capacity in Warkworth South will
be required once some demand has been taken up in the north and
north east and key transport links are in place in the north.

Decade Three 33,200 to 39,100 dwelling capacity

Silverdale-Dairy Flat
Wainui

Decade Three
2nd half
2037 - 2041

Special Housing Areas (SHAs) feature strongly in the first decade

as the short term response to the immediate housing demand and
supply challenge. Investment in these areas is currently planned or
underway. These areas are within the future urban areas in the
north-west and the south. Some in the south are also outside the
future urban zones addressed in this Strategy (e.g., Kingseat). An
anticipated range of 15,000 to 18,000 dwellings could be delivered
in these areas. Later on in the decade, Paerata, Whenuapai and
Puhinui will come on stream. Significant planning has already been
advanced for these areas largely due to planning work undertaken
by the former Councils and recent approval of SHAs. Whenuapai
and Paerata have some water and wastewater provision and fewer
physical constraints than a number of other future urban areas.
These two areas could provide a dwelling capacity of between
11,200 and 13,100. Puhinui could provide approximately 406
hectares of developable land largely for employment.

Yet -to be
determined - new
growth areas

anticipated
By the third decade, the areas identified in decades one and two will
be significantly urbanised (or will be development ready depending
on the rate of uptake). The remaining areas of Opaheke - Drury,
Silverdale-Dairy Flat and Wainui will come on stream in the early
part of the third decade. These are large rural areas with no urban
infrastructure in place. However, they have significant potential to
deliver quality urban outcomes but all require long lead in times to
construct the bulk services for water, wastewater and transport. In
some areas such as Wainui and Dairy Flat, it could take up to 20
years before the bulk services are in place.

Table 1: The sequencing and timing of the future urban areas

*Limited supply during this period which will be determined through structure planning
Some capacity to go earlier subject to transport improvements

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Map 2: Regional sequencing and timing

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5. Proposed dwelling capacity, anticipated employment

and cost of the infrastructure network for the future
urban zone land
The sequencing outlined above will require significant investment in bulk infrastructure. In
some cases, this investment will be required well before development of an area
commences (to ensure the area is development ready as programmed). In addition to these
bulk infrastructure costs, there will be costs to provide local networks into these areas i.e.
local network costs are not included in costs shown. The tables below provide the proposed
dwelling capacity and anticipated employment for each area as well as high-level, indicative,
inflated estimates for the bulk infrastructure costs. These are preliminary, estimated figures
and should be read as such.
Proposed timing
development
ready

Area

Proposed dwelling
capacity for each
area (approx.)

Decade One
1st half
2012-2016

SHAs North West

Decade One
2nd half
2017 - 2021

Paerata

3,000 - 3,500

Whenuapai*

8,100 - 9,600

Pukekohe

5,600 - 6,600

SHAs - South

Puhinui

15,000 18,000
8,200 9,000^

Red Hills

3,000 - 3,600

Warkworth North
and North East

3,200 3,800

Drury West

5,100 9,800

Decade Two
2nd half
2027 - 2031

Takanini

1,100 - 4,400

Warkworth South

3,500 4,100

Decade Three
1st half
2032 - 2036

Opaheke-Drury

7,700 9,100

Wainui
Decade Three
2nd half
2037-2041

Yet to be
determined new
growth areas

12,100

11,200 - 13,100

TBC
6,700 7,800

Silverdale-Dairy Flat

Anticipated
Employment (jobs)
(approx.)

6,800 9,000

Kumeu-Huapai
Riverhead

Decade Two
1st half
2022 - 2026

Dwelling capacity
subtotals (approx.)

19,000 - 22,700

23,600 31,500
17,500

4,600 8,500

33,200 39,100
20,900

6,500 - 7,300
-

Table 2: Anticipated dwelling capacity and employment

*Limited supply during this period which will be determined through structure planning
Some capacity to go earlier subject to transport improvements
^ Includes the Hingaia SHA of 4,400 dwellings
Notes
1. Numbers have been rounded to the nearest 100
2. Numbers may not total due to rounding

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Bulk infrastructure costs

Indicative, inflated costs prior to any detailed design. Note that for areas to be development ready in any given
decade, some infrastructure costs will be incurred in the previous decade. Costs per decade are therefore not
directly correlated to the number of houses provided in each decade. Costs will be in the order of:
Decade One
Decade Two
Decade Three
2012 - 2021
2022 - 2031
2032 - 2041
$2.9 Billion
$6.7 Billion
$7.4 Billion
Transport - $900m
Transport - $2,300m
Transport - $2,800m
Water/Wastewater - $1000m
Water/Wastewater - $1,600m
Water/Wastewater $2,100m
Stormwater - $100m
Stormwater $900m
Stormwater $500m
Open Space/Community - $900m
Open Space/Community - $1,800m Open Space/Community - $2,000m

Table 3: High-level bulk infrastructure costs

Costs by sub-region
North sub-region
North West Sub Region
South Sub Region

$7.6 Billion
$3.6 Billion
$5.8 Billion

Table 4: High-level costs by sub-region

Notes
1. Rural and coastal towns Special Housing Areas are not considered part of the Future Urban Land Supply Strategy areas.
2. Provides indicative inflated costs and high level associated costs and does not represent a comprehensive programme of activities.
3. Includes capital costs only and excludes the cost of developing or servicing local networks.
4. Council is working within a constrained financial environment and investigating alternative mechanisms to fund, finance and deliver
infrastructure. This includes potential for more collaborative approaches to infrastructure investment.

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6. Monitoring and Review

It is important that the Strategy is responsive to changing population growth demands,
market conditions, and infrastructure delivery. To ensure responsiveness and the ability to
deliver land for development at the right time and in the right locations, a monitoring
programme will be used as part of a wider monitoring framework.
The Auckland Plan Development Strategys Annual Monitoring Report will cover a
comprehensive set of key indicators, including measures of the development capacity
(dwellings and business land) of both existing urban land and future urban land across
Auckland.
As part of this annual report, a future urban snapshot will be prepared reporting on progress
for each of the future urban areas identified in this document.
Monitoring will track the progress of delivering land for new communities in six steps:
1.
2.
3.
4.
5.
6.

Future urban zone land in the Operative Unitary Plan3

Structure plans completed
Land rezoned for urban uses
Land serviced with bulk infrastructure
Subdivision consents
New dwellings consented

This analysis will include the area (hectares) identified for future development and the
development capacity (potential dwellings and employment). Supporting commentary will
provide context and detail to the charts and quantitative reporting.
Progress will be measured against the anticipated growth patterns and targets identified by
the Auckland Plan Development Strategy, as well as the indicative timeframes for structure
planning and infrastructure provision set out in this document.
The focus for monitoring across the region will include:
patterns and composition of population change and growth
balance of growth inside and outside the 2010 MUL
key bulk infrastructure delivery and funding availability
changes in strategic direction and/or priorities.
This monitoring focus will be tracked over time to understand the contribution of the Strategy
to the objectives of the Auckland Plans Development Strategy. This may trigger a review
process to ensure the Strategy is responsive and keeps pace with the changing
development context and trends over the medium term.
A review will be based on evidence, including monitoring data, observed over time and the
overall assessed impact these factors might have on future development.
3

The location of the future urban zone in the PAUP will be confirmed when the unitary plan is made operative
and will form a key part of a review of this Strategy.

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The reporting timeframe will be from July to June, consistent with both the Auckland Plan
Development Strategy monitoring report and the Auckland Plan Annual Implementation
Update.

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APPENDIX 1 - The Principles applied to underpin

sequencing decisions
This Strategy has been underpinned by a suite of principles to assist with understanding
which areas will achieve the greatest benefits for Auckland over the short, medium and long
term timeframes of the Strategy.
The principles are as follows:
1.
2.
3.
4.
5.

Optimise the outcomes from investment

Supply land on time
Support uplifting Maori social and economic wellbeing
Create good quality places
Work collaboratively in partnership

1. Optimising the outcomes from investment will be achieved by:

selecting areas that are adjacent to the existing metropolitan urban areas because it
is often the most cost effective when extending infrastructure networks
leveraging existing investment in the Auckland Council spatial priority areas and
other key projects such as Special Housing Areas where focused investment is
currently occurring
undertaking integrated planning and infrastructure decision making to distribute
significant costs of bulk infrastructure projects over time
encouraging efficient and cost effective infrastructure solutions, investment and
delivery.
2. Providing the supply of land on time will be achieved by:
maintaining a development pipeline with sufficient supply of land to be re-zoned as
urban at the right time, e.g. the areas have bulk infrastructure in place and are ready
to be developed
selecting areas that are market attractive will assist with take-up of this land
starting with areas that have fewer known and costly constraints as they are easier to
develop and have more reliable development timeframes. Areas with significant
constraints (e.g. flooding and geotechnical issues) may, in time, benefit from
technology advances which will improve the yields and development outcomes.
3. Supporting lifting Maori social, economic, environmental and cultural wellbeing which will
be achieved by:
recognising the principles of the Treaty of Waitangi under section 4 of the Local
Government Act 2002 and the obligations of the council under Part 2 of the Resource
Management Act 1991
engaging with mana whenua on a case-by-case basis to discuss options for the
future use and development of Treaty of Waitangi settlement land
encouraging the use of appropriate design, materials and techniques in the provision
of infrastructure in areas of known historic settlement and occupation patterns

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offering support for Mori development aspirations by providing clarity about when
land will be bulk-serviced and ready for development.
4. Creating good quality places will be achieved by:
selecting areas that connect new communities in close proximity to existing social
infrastructure and services to provide an opportunity for these areas to leverage off
and maximise use of this existing infrastructure
delivering economies of scale as larger areas can be more readily planned with a full
range of land use that a community needs, including a range of dwelling types, jobs
and social infrastructure and provide better overall development yield for the required
infrastructure investment
safeguarding enough business land to support and balance residential supply. The
Auckland Plan requires at least 1400 hectares of additional greenfield land for
business activities. This includes approximately 1,000 hectares of industrial land with
specific requirements. A further 400 hectares of land will be required for commercial
activities.
5. Working collaboratively in partnership by:
working on a regular basis with key stakeholders including neighbouring local
authorities (Waikato Regional Council, Waikato District Council, Northland Regional
Council, Hamilton City Council, Kaipara District Council, Whangarei District Council),
central government (e.g. Kiwi Rail), developers and other infrastructure providers
recognising cross boundary infrastructure requirements and funding implications.

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APPENDIX 2 - A brief overview of the areas considered

The future urban land addressed in this Strategy is predominantly located in three
geographic areas: the North, the North-west; and the South. The total gross area of the
future urban land is approximately 11,000 hectares.
A summary of the reasons and rationale for the sequencing and timing of each future urban
area is provided below. Additional information about the anticipated scale of development is
also provided for each area including:
the total gross hectares
a range of anticipated new dwellings
the approximate number of anticipated new jobs
the number and type of anticipated new centres.

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The North
The North includes the future urban areas of Warkworth, Wainui and Silverdale-Dairy Flat.
Together they comprise a land area of 3,510 hectares. While some legacy planning has
been undertaken for Warkworth and the Silverdale West triangle, the majority of the Wainui
and Silverdale-Dairy Flat areas have not previously been considered for urban development.
The areas are characterised by predominantly rural activities with some countryside living
around the Dairy Flat area.

NORTH
Wainui and Silverdale-Dairy Flat
2,646 ha
25,500 - 30,000 dwellings
Approx. 13,100 jobs
1 town centre and 4 local centres
Key reasons for timing:
Significant water and wastewater
infrastructure needed with long design
and construction lead in times required

Warkworth North
and North East
432 ha
3,200 3,800 dwellings
Approx. 3,270 jobs
1 local centre

Warkworth South
432 ha
3,500 4,100 dwellings
Approx. 770 jobs
1 neighbourhood centre

Key reasons for timing:

Capacity exists in the current urban area of
Warkworth
Water and wastewater infrastructure needed
Road of National Significance opening 2022 creating
demand in the north ahead of Warkworth South

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Key considerations for the North

Warkworth
Warkworths current population is around 3,900 and anticipated to eventually grow to a
substantial satellite town of 20,000. Warkworth currently has capacity for an additional 1,800
dwellings through live urban zoning. To meet this expected growth, 864 hectares of future
urban land has been identified mainly to the north, north east and south of Warkworth.
However, the existing water and wastewater infrastructure network is unable to service the
projected growth anticipated from the Warkworth future urban areas. This means that
extensions and upgrades to the network will be required in the second decade. For
example, a branch line to the Snells Beach Wastewater Treatment Plant would be needed,
which itself would require an upgrade.
Warkworth experiences traffic congestion along State Highway 1, and particularly around the
Hill Street intersection during peak periods. However, Warkworth will have improved access
to Auckland once the Ara Tuhono - Puhoi to Wellsford Road of National Significance is
completed to Warkworth in 2022.
Employment is a key consideration for Warkworth given its distance from Auckland. It is
anticipated that Warkworth will need around 115 hectares of additional business land to
provide for local employment opportunities. Small local and neighbourhood centres will also
be required in the newly established greenfield areas but should be of a scale that retains
the integrity and character of the current Warkworth centre.
The timing of required upgrades to key infrastructure means that Warkworth North can be
brought on stream in the first half of Decade Two. This includes leveraging off the
completed Puhoi to Warkworth section of the Road of National Significance. This would also
provide an early opportunity to establish employment areas in the north. However, if
sequenced earlier, travel demand issues in the area will be difficult to manage. Once key
infrastructure is in place and capacity is being taken up in the newly established areas to the
north, Warkworth South can be brought on stream in the second half of Decade Two.
Wainui and Silverdale-Dairy Flat
The Wainui and Silverdale-Dairy Flat future urban areas have not previously been
contemplated for urban development apart from some legacy consideration of the Silverdale
West triangle for business land. The area to the south of Bawden Road, known as Dairy
Flat, and the area to the west of Postman Road in Dairy Flat are not identified in the PAUP
but have been included in this Strategy to enable understanding of the wider infrastructure
network for the purposes of prudent planning. Understanding the wider development
opportunities, infrastructure network requirements and cost implications is important to
ensure prudent planning. The overall area is large in scale, comprising a total of around
2,646 hectares which provides a significant opportunity to comprehensively design and
develop quality urban outcomes for the area, including a new town centre. However, given
the rural context of the area, there is currently no bulk water or wastewater infrastructure to
service urban development of any scale. To urbanise this land will require projects such as
extending the trunk transmission pipeline north from Albany, in conjunction with upgrading
existing and constructing new reservoirs and pump stations. This work is dependent on
completion of the North Harbour No.2 Watermain project by around 2028. Wastewater
projects include a possible connection of this area to the Rosedale Wastewater Treatment
Plant or the Army Bay Wastewater Treatment Plant, in combination with an upgrade to either
of these plants, depending on the final solution. Establishing this water and wastewater

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network may take up to 20 years, mainly due to the process of design, designation,
consenting and construction.
Improved access to State Highway 1 will be required and developing a public transport
network within and to the area will be important. Significant employment opportunities will
be required in this area to assist with managing travel demand and providing local
employment opportunities. Provision for land extensive business has been made in this area
and will need to be provided early on in the development phase.
The key infrastructure constraints described above, together with the opportunity to achieve
quality outcomes of a scale that significantly contributes to housing supply and Auckland
Plan outcomes, means that this area can only be brought on stream early in the Third
Decade. There are significant risks to sequencing this area too early. Development any
earlier will need to provide individual water and wastewater infrastructure solutions which are
likely to significantly reduce the dwelling and employment capacities that can be achieved
from this land (lower densities) and compromise good urban form outcomes. Other
implications include transport demand challenges. Careful consideration also needs to be
given to reverse sensitivity issues when locating activities in close proximity to the Redvale
landfill and the North Shore Airfield.

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The North-west
The North-west includes the Whenuapai, Red Hills, Kumeu-Huapai and Riverhead future
urban areas. These areas comprise a land area of 2,932 hectares and include five SHAs.
Much of the area has been subject to legacy planning however it remains predominantly
rural in nature.

NORTH WEST

Kumeu-Huapai and Riverhead

899ha
8,140 9,200 dwellings
Approx. 3,620 jobs
1 local centre
Key reasons for timing:
Supporting roading network required
Wastewater infrastructure needed

Whenuapai-Red Hills
2,033 ha
16,400 20,500 dwellings
Approx. 9,740 jobs
Expanding local centres
Key reasons for timing:

Aligns with LTP spatial priority

(NorSGA)

Leverages investment in existing SHAs

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Key considerations for the North-west

Whenuapai-Red Hills and Kumeu-Huapai and Riverhead
The Whenuapai and Red Hills future urban area4 is characterised by SHAs and the spatial
priority areas identified in the 2015 2025 Long-term Plan. As well as having the potential
to make a significant contribution to housing supply, Whenuapai also has the potential to
deliver on business land aspirations. Planning for this area is significantly more advanced
than other greenfield areas. Like Wainui and Silverdale-Dairy Flat, this area is large in scale
with almost 2,400 hectares of land zoned as future urban. It has the potential to leverage off
existing infrastructure, including existing centres, making it attractive to develop early.
While this area is attractive to bring on stream early, water and wastewater infrastructure
require upgrading to service the projected growth. The planned North Harbour water main
project will improve the resilience of the water supply network. The wastewater network is
constrained by the capacity of the branch line connecting the area to the Hobsonville Pump
Station. This issue will be partially addressed by the Northern Interceptor Stage 1 project,
which diverts the flows to the Rosedale Wastewater Treatment Plant and is expected to be
completed in 2021. A second stage of this project is planned for completion by 2028, but is
not yet funded, and will connect Red Hills and Westgate freeing up capacity in Whenuapai.
The Kumeu-Huapai and Riverhead areas comprise around 900 ha of future urban land and
leverages off the existing towns. As with WhenuapaiRed Hills, this area has undergone
extensive legacy planning. However, the future urban zone identifies a much larger area for
urban development than was previously contemplated. Minor upgrades are required to the
water network and the same wastewater constraints that apply to Whenuapai-Red Hills
apply to this area.
The transport network is a significant constraint for the development of the North-west.
State Highway 16 is a regionally significant transport route and already experiences
congestion. The local network around Whenuapai has been designed for legacy growth
plans, not the future urban zone. KumeuHuapai has only single road access in and out,
limiting development and transport options. The area is dominated by private car use and
significant public transport investment, such as the north-western busway, will be necessary.
The feasibility of a rail service extension from Swanson to Waitakere has previously been
considered by Auckland transport. The route has a number of challenges including low
internal height of the Waitakere tunnel preventing electrification, the cost of running a diesel
shuttle, the circuitous nature of the rail route and the consequential rail trip time. Auckland
Transport is currently undertaking a further feasibility review, including looking at these
challenges.
Given the combination of relatively few bulk infrastructure constraints and the desirability to
leverage off existing infrastructure, SHAs and Spatial Priorities (Long-term Plan), the Northwest is sequenced in the later part of Decade One (Whenuapai) and the early part of
Decade Two (remaining areas).

The Whenuapai and Red Hills area is part of the Northern Strategic Growth Area (NorSGA)

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The South
The Southern area included in the Strategy includes Puhinui, Takanini, Hingaia, OpahekeDrury, Drury West and Pukekohe-Paerata future urban areas, comprising a large land area
of around 5,327hectares5. The south makes up the largest proportion of future urban areas
in Auckland. Of the total area, Hingaia Takanini, Opaheke-Drury and Drury West comprise
2,971 hectares and Paerata and Pukekohe comprise 1,533 hectares. PukekohePaerata
has undergone legacy planning and includes a large 300 hectare SHA at Wesley and an
SHA of approximately 68 hectares at Drury West.

Puhinui
823 ha
Approx. 406 ha of land is developable
Key reasons for timing:
Planning is underway for this area
Provides for land extensive
business

Takanini
469 ha
1,100 - 4,500 dwellings
Approx. 600 jobs
1 local centre
Key reasons for timing:
Stormwater and geotech solutions
required

Hingaia
310 ha (outside the 2010 MUL)
Approx. 4,400 dwellings (this includes
the whole of the Hingaia SHA)
Key reasons for timing:
Leverages off investment in SHA

Opaheke Drury
1,176 ha
8,000 9,400 dwellings
Approx. 5,820 jobs
1 town and 2 local centres

Drury West:
1,016 ha
6,100 10,800 dwellings
Approx.3,450 jobs
1 town and 1 local centre
Key reasons for timing:
Transport and wastewater solutions required
Leverages off investment in existing SHA,
market demand for area and potential to
achieve quality outcomes from rail.

Paerata
506 ha
4,767 5,476 dwellings
Approx. 1,530 jobs
1 local centre
Key reasons for timing:
Leverages off
investment in existing
SHAs

Key reasons for timing:

Stormwater, wastewater and transport
infrastructure required
Opportunity to benefit from the uplift of
the Drury West development which is
earlier

Pukekohe
1,027 ha
6,867 7,957 dwellings
Approx. 8,010 jobs
No new centres
Key reasons for timing:
Transport solutions required
Wastewater infrastructure needed
Opportunity to leverage off existing
infrastructure including rail

Note that while Puhinui has been included in this Strategy, it has not been included in the total future urban
zone land area (gross hectare) totals.

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Key considerations for the South

Takanini, Opaheke-Drury and Drury West
Takanini and Opaheke are subject to significant flooding risks and Takanini has deep peat
soils which significantly impact on the densities that can be achieved. The potential for
flooding in Takanini, in combination with the peat soils, require a tailored stormwater solution
to be in place prior to development. This solution is likely to incur significant costs on a per
household basis.
With the exception of Takanini, these areas have not previously been planned or proposed
for urban development, which means the transport and wastewater networks in particular
require significant investment. The bulk water network is generally adequate in these areas,
however the local network will have to be developed. The bulk wastewater network is
restricted and will require significant investment to address the anticipated growth.
In terms of transport considerations, State Highway 1 is a strategically significant transport
corridor connecting the lower North Island to Auckland and key infrastructure such as
Auckland Airport and the Port. It is important that development in this area does not further
impact on the state highway efficiency. Many of the local network roads reflect their rural
location and are inadequate to service the projected growth. There is also a lack of eastwest connections in these areas. However, unlike the North, this area is well serviced by a
commuter rail service and Drury West has the potential to provide a regionally significant
opportunity for quality urban development based around a future rail station. Electrification of
the rail between Papakura and Pukekohe in the second decade will be critical to realise the
potential of rail to the area. This combined with the market attractiveness of Drury West and
the potential to leverage off the SHA approved at Bremner Rd, means that this future urban
area could be development ready towards the end of Decade Two.
Given the lack of bulk and local infrastructure in the remaining areas, flooding constraints in
Opaheke and Takanini, the need to achieve as much yield from this land as possible and
quality urban outcomes, Takanini is sequenced in the second half of Decade Two and
Opaheke-Drury in the first half of Decade Three.
Paerata and Pukekohe
Paerata includes a 300 hectare SHA at Wesley which is expected to provide around 3,300
dwellings over the next 25 years. Pukekohe has been subject to comprehensive legacy
planning and is expected to provide significant housing and employment opportunities,
leveraging off the existing town.
The bulk water network is adequate to service the proposed growth and no significant
infrastructure is required. However, the wastewater network is however constrained and will
be further impacted by the proposed growth it therefore requires significant investment in
the bulk network. Current plans are to improve network capacity by diverting wastewater
from Paerata and the northern portion of Pukekohe to the Mangere Wastewater Treatment
Plant and the southern portion of Pukekohe to the Tuakau Wastewater Treatment Plant.
Pukekohe and Paerata require less stormwater investment compared with Takanini,
Opaheke and Drury. However, the transport network has not been designed for the
anticipated growth from the future urban zone. Significant investment in new roads, road
upgrades and public transport is therefore required. The Paerata SHA is expected to
provide a new train station and Pukekohe is on the rail network. Currently electrification
ends at Papakura, with a diesel shuttle service being provided to Pukekohe. Future
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electrification to Pukekohe is proposed in the second decade and would enhance the
network and likely improve rail patronage and encourage further growth to the area.
Given the advanced planning that has occurred through the Wesley SHA process and
relatively few constraints in the area, Paerata is considered to be the most development
ready of all the greenfield areas and is therefore sequenced in the second half of Decade
One.
For similar reasons, Pukekohe has been sequenced early in the Second Decade as it is
considered a good opportunity to provide quality urban development leveraging off
Pukekohes existing infrastructure.
Hingaia
The total area of the Hingaia SHA inside and outside the 2010 Metropolitan Urban Limit is
approximately 490 hectares. The future urban zone land within the SHA but located outside
the 2010 Metropolitan Urban Limit totals approximately 310 hectares. The overall SHA (490
hectares) will deliver a total of around 4,400 dwellings. As Hingaia is an SHA where
planning is significantly advanced, it has been sequenced in the first half of Decade One.
Puhinui
The Puhinui area identified in this Strategy comprises approximately 823 hectares and is
located adjacent to the South-Western Motorway to the east, and in close proximity to
Auckland International Airport to the west. It is largely zoned Rural Production in the PAUP,
and lies outside the Rural Urban Boundary (RUB) as notified in the PAUP. The area includes
the Manukau Memorial Gardens (Cemetery), Colin Dale Park and Puhinui Reserve.
Part of the Puhinui area is subject to a notified private plan change request (Private Plan
Change 35) from the Southern Gateway Consortium to rezone 150 hectares of rural land
outside the Metropolitan Urban Limits to a business zoning. This land is bounded by State
Highway 20 to the east, Puhinui Road (State Highway 20B) to the north, Prices Road to the
west, and Puhinui Stream to the north.
Having regard to the structure planning work that has been undertaken for the Puhinui area,
the submissions to the PAUP seeking that the RUB be extended, and discussions with key
stakeholders, council supports a partial shift of the RUB to provide additional land for future
urban development (about 406 hectares).6
Considerable investment in transport infrastructure, and upgrade of water and wastewater
bulk infrastructure will be required to support an extension of the RUB and future urban
development at Puhinui.
New water supply transmission pipes will be required to support the proposed development.
In terms of wastewater, new networks will be required to support the proposed development
as there is limited capacity to service the land through the south-western interceptor.

Changes to the PAUP regarding the extent of the RUB, after the PAUP process is complete, will be reflected in
an updated Strategy.

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Transport modelling for the Puhinui area has been undertaken by Auckland Transport in
accordance with performance targets agreed by the New Zealand Transport Agency to
establish the level of vehicle trip generation that could be theoretically generated by the
proposed urban development of the area.
The modelling indicates that future urban development of the Puhinui area south of
Waokauri Creek area (about 262 hectares) can be supported if vehicle trip generation is
limited to approximately 70 per cent of the full development assumed in the modelling or
2,750 vehicles per hour.

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APPENDIX 3 - Glossary7
Brownfield
Any already urbanised land to be redeveloped, often for more intensive or different land use.

Future urban zone

The future urban zone is a zone used to identify rural land for urban development in the
future. This zone will remain in place until a structure plan and concurrent plan change rezones the land to the appropriate urban zone (e.g. residential or business). Rural activities
are able to continue on this land until the urban zone becomes effective.

Greenfield
Land identified or used for urban development (residential, business or industrial) that has
not been previously developed.

Infrastructure
The facilities, services and installations that enable a community to function, comprising of:
airports
airport approach surfaces
water supply and wastewater (including storage and treatment facilities)
broadcasting
defence
electricity generation, transmission and distribution
irrigation
transmission, distribution and storage of gas liquid fuels or geothermal energy
motorways and roads
walkways and cycleways
ports
public transport
railways
solid waste disposal
existing class 1 regional landfills
stormwater
telecommunication and radio communication
air quality and meteorological services
anything described as a network utility operation in regulations made for the purposes of
the definition of network utility operator in section 166 of the RMA.

Definitions from the PAUP.

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Metropolitan area 2010

An area identified in the PAUP Planning Maps showing the urban areas of metropolitan
Auckland, including Orewa and Whangaparoa and Waiheke Island, as at 2010. 2010
provides a baseline for monitoring future urban growth that will be either inside or outside
this area (see also Rural Urban Boundary).

Metropolitan Urban Limit 2010

A boundary which delineates the outside edge of metropolitan Auckland as at 2010.

Rural Urban Boundary

The boundary which defines the maximum extent of urban development to 2040 in the form
of a permanent rural urban interface. It is defined around the following urban areas:
metropolitan urban area of Auckland, Orewa and the urban areas of Waiheke Island and
Whangaparaoa Peninsula
the satellite towns of Pukekohe and Warkworth
rural and coastal towns of Beachlands/Pine Harbour, Helensville, Kumeu-Huapai,
Oneroa, Riverhead, Snells Beach/Algies Bay, Waiuku and Wellsford
serviced villages.

Satellite towns
Towns in the region which function semi-independently from the Auckland metropolitan area,
providing a full range of services and employment opportunities to the surrounding rural
areas. It applies to the towns of Pukekohe and Warkworth.

Social infrastructure
Public and private facilities, services and networks that help individuals, families, groups and
communities meet their social, economic, cultural and health and safety needs, and enhance
community wellbeing thereby contributing to Aucklands liveability. Includes:
art galleries and museums
courts and corrections facilities
community centres and halls
cultural facilities
early childhood learning services
emergency services
hospitals
healthcare facilities
libraries
Mana whenua facilities including marae, urup, places of worship, healthcare facilities,
education facilities
places of worship
public parks and open space
public institutions
recreation facilities
education facilities

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community based facilities and services for individuals and groups with special needs,
excluding housing
tertiary education facilities
youth centres.
Excludes:
residential care options (e.g. supported residential care)
retained affordable housing
retirement villages
social and community housing.

Structure Plan
Structure plans establish the spatial development pattern of land use and the transport and
services network within a defined area. A detailed examination of the opportunities and
constraints relating to the land is required and will ensure the effects of development are
addressed in advance of development occurring.

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www.aucklandcouncil.govt.nz

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