Manukau 2017 Omnibus

#TRANSFORM MANUKAU
OMNIBUS
Benjamin Ross
#Transform Manukau Omnibus
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Benjamin Ross. 2017. Version: 2.0.2
Contents
About Me (Ben) as an Urban Geographer ........................................................................................................................................................ 8
Blog History as an Urban Geographer ...................................................................................................................................................... 8
Talking Southern Auckland as a Urban Geographer Digital Record ....................................................................................................... 9
Remarks............................................................................................................................................................................................................ 12
Manukau City Centre The Transform A Series. Intro #1 .......................................................................................................................... 16
An introduction in the Manukau City Centre Panuku Development Auckland Transform.............................................................................. 16
MANUKAU METROPOLITAN CENTRE AND SURROUNDS ..................................................................................................................... 16
The role of Panuku...................................................................................................................................................................................... 19
#Manukau City Centre The Transform A Series. #2: Leading Into the Project....................................................................................... 28
Panuku outlines the geography of Manukau ................................................................................................................................................... 28
Manukau: The Thriving Heart and Soul of the South ................................................................................................................................... 28
#Manukau City Centre The Transform A Series. #3: The Project Plan ................................................................................................... 40
Panuku presents the Manukau High Level Project Plan ................................................................................................................................. 40
Remembering the Vision for Manukau is: Manukau The Thriving Heart and Soul of the South. ............................................................... 44
#Manukau City Centre The Transform A Series. #4: The Green Light is Given ..................................................................................... 55
Transform Manukau given Green Light........................................................................................................................................................... 55
Transformation of Manukau given green light ............................................................................................................................................. 55
That said now the real fun begins with the adoption of Panukus mandate to proceed with Manukau yesterday. ........................................ 60
#Manukau City Centre The Transform A Series. #5: The Budget and the Timeline #TransformManukau ........................................... 62
What is proposed with Manukau ..................................................................................................................................................................... 62
@DevelopmentAKL Needs a #TransformManukau Quick Win. Lets Build Apartments/Mixed Use and a Square! ............................................. 71
Davis Avenue site has potential for residential and a Square ......................................................................................................................... 71
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What say you Panuku? ............................................................................................................................................................................... 74

IKEA, Apartments and a Park All-in-One? France Was Able to Do It ................................................................................................................. 77
France and IKEA show how to do a mixed development ................................................................................................................................ 77
IKEA, Auckland and Panuku @DevelopmentAKL. Where To Put an IKEA? #AKLPols ............................................................................... 79
#TransformManukau A Story Be Told. Part 6 of the Manukau City Centre The Transform Series ....................................................... 94
Manukau has a story to tell and we all need to be part of that story ................................................................................................................ 94
Included is the High Level Project Plan........................................................................................................................................................... 94
Transform Manukau, there is a story to be told ........................................................................................................................................... 95
#TransformManukau The Context. Part 7 of the Manukau City Centre The Transform Series ............................................................. 97
Context leading up to Transform Manukau ..................................................................................................................................................... 97
Transform Manukau The Vision: The Thriving Heart and Soul of The South. ......................................................................................... 103
Tomorrow I will start fleshing out the Panuku drive to increase the quality of life of the people through Transform Manukau. ................... 103
#TransformManukau Missing the Human Element. Part 8 of the Manukau City Centre The Transform Series ................................ 106
The human element is missing from Manukau.............................................................................................................................................. 106
Improving the Quality of Life of the People ................................................................................................................................................ 109
#TransformManukau The Davies Avenue Axis. Part 9 of the Manukau City Centre The Transform Series....................................... 122
First stage/project of the Panuku Transform Manukau Project ...................................................................................................................... 122
#TransformManukau Manukau Station Road. Part 10 of the Manukau City Centre The Transform Series ....................................... 134
Southern main corridor needs humanising ................................................................................................................................................... 134
So what to do about Manukau Station Road? ........................................................................................................................................... 136
#TransformManukau Ronwood Avenue. Part 11 of the Manukau City Centre The Transform Series................................................ 146
Opportunities for a Main Street................................................................................................................................................................... 146
#TransformManukau Housing. Part 12 of the Manukau City Centre The Transform Series ............................................................... 157
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Improving Housing in Manukau .................................................................................................................................................................... 157

Janet Charman: Avondale needs a good use of its last prime site ............................................................................................................... 170
#TransformManukau Our Identity. Part 13 of the Manukau City Centre The Transform Series.......................................................... 173
Also Panuku have a competition for you ....................................................................................................................................................... 173
What is the face of Manukau? ................................................................................................................................................................... 173
Manukau: Now, Plan and Future ............................................................................................................................................................... 177
Manukau: The Meeting Place of the South................................................................................................................................................ 179
#TransformManukau Establishing New Meeting Places. Part 14 of the Manukau City Centre The Transform Series...................... 182
The Meeting Place of the South needs new meeting places ......................................................................................................................... 182
So what to do? .......................................................................................................................................................................................... 184
A Town Hall .............................................................................................................................................................................................. 185
Town Centre ............................................................................................................................................................................................. 187
#TransformManukau 600 Apartments on the way. Part 15 of the Manukau City Centre The Transform Series................................ 191
First large scale redevelopment in Manukau within two years ...................................................................................................................... 191
Deals signed off for 740 more Auckland homes ........................................................................................................................................ 191
#TransformManukau What to do with the North. Part 16 of the Manukau City Centre The Transform Series .................................. 197
Ronwood Avenue to Cavendish Drive sector proves challenging ................................................................................................................. 197
Lack of Hospitality ..................................................................................................................................................................................... 200
#TransformManukau North/South Axis Connecting Manukau. Part 17 of the Manukau City Centre The Transform Series ............ 203
Great South Road and Lambie Drive Axis need humanising ........................................................................................................................ 203
Retrofitting Suburbia: Is It Worth It? What to do about Big Box Retail ...................................................................................................... 213
All about the rules ......................................................................................................................................................................................... 213
Retrofitting Suburbia; is it worth it and how do we go about reformatting large format retail? .................................................................... 214
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#TransformManukau Update Exciting Times Ahead ................................................................................................................................ 222

Exciting things on the way ............................................................................................................................................................................ 222
What will help Panuku and the South for Transform Manukau is the Recommendations in the Unitary Plan for the South. Those
recommendations being: ........................................................................................................................................................................... 223
Aucklands Centre of Gravity Moving South? Part 18 of the #TransformManukau Series ....................................................................... 226
Challenging Geography Question posed ...................................................................................................................................................... 226
Centre of Gravity moving south ................................................................................................................................................................. 227
Manukau Station Road Humanising Therapy #Part 19 of the #TransformManukau Series ...................................................................... 231
Turning a former State Highway into a human people space ........................................................................................................................ 231
Humanising Manukau Station Road seems a good step on the social and transit side for #TransformManukau. ...................................... 237
Walkable and Transit Orientated Environments They Attract Jobs #Part 20 of the #TransformManukau Series ................................ 239
Moving Manukau from a 9-5 economy to a full-time economy ...................................................................................................................... 239
How Pedestrian and Transit-Oriented Environments Attract Creative Jobs ............................................................................................... 243
#TransformManukau Becomes #ourmanukau as Framework Plan Released ........................................................................................... 249
Framework Plan guiding next 25 years of urban regeneration in Manukau is released ................................................................................. 249
Imagine Manukau in 2040 ..................................................................................................................................................................... 249
Some extra reading: .................................................................................................................................................................................. 254
This is Our Manukau, the Meeting Place of the South ............................................................................................................................... 254
#ourmanukau Framework Plan: How Good Is It? Part 21 of the #TransformManukau Series.................................................................. 257
High quality document sets out Manukaus future ......................................................................................................................................... 257
Lead up to the Framework Plan ................................................................................................................................................................ 259
Framework Plan Hits the Mark .................................................................................................................................................................. 272
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Key Moves 2 and 5 the focus .................................................................................................................................................................... 281

Reference Posts: ...................................................................................................................................................................................... 282
The Manukau Framework Plan ................................................................................................................................................................. 282
#ourmanukau Key Move 2: Creating a Vibrant Heart. Part 22 of the #TransformManukau Series ........................................................... 285
The body needs a strong heart ..................................................................................................................................................................... 285
Creating a Vibrant Heart Creating a Strong Body ................................................................................................................................... 286
How will Key Move Two Creating a Vibrant Heart be achieved? ........................................................................................................... 297
Urban Design creating Walkable and Transit Orientated Developments inside Manukau.......................................................................... 305
Building Community Through Urban Design. Run Up to Next #TransformManukau Chapters................................................................... 305
#ourmanukau Key Move 5: Enhancing Community Connectivity. Part 23 of the #TransformManukau Series ....................................... 316
It is all about the connectivity ........................................................................................................................................................................ 316
The Context leading to Key Move Five: Enhancing Community Connectivity .......................................................................................... 318
Key Move Five Enhancing Community Connectivity .............................................................................................................................. 330
#ourmanukau Public Life Survey Reveals Challenges. Part 24 of #TransformManukau Series .............................................................. 346
Work to be done ........................................................................................................................................................................................... 346
Tuesday at Hayman Park .......................................................................................................................................................................... 347
Saturday shows potential of Manukau in retail and hospitality ................................................................................................................... 350
Manukau and its Influence on Southern Auckland ...................................................................................................................................... 359
Growth Pressures in Southern Auckland: Is/Should the Super Metropolitan Centre to Make a Comeback? ......................................... 360
Pressures in Southern Auckland require some more unique thinking ........................................................................................................... 360
Growth Accelerating in Southern Auckland ............................................................................................................................................... 366
The Re-Rise of the Super Metropolitan Centre ......................................................................................................................................... 372
The Super Metropolitan Centre ................................................................................................................................................................. 381
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About Me (Ben) as an Urban Geographer
Ben through Talking Southern Auckland focuses on the urban geography issues of mainly Southern Auckland (Manukau,
Manurewa-Papakura, and Franklin Wards) with occasional pieces from wider Auckland or overseas that might have consequences
to the South.
Join me as the Urban Geography story continues on that path of a #BetterAuckland
Blog History as an Urban Geographer

Urban geography is a branch of human geography concerned
with various aspects of cities. An urban geographers main role is
to emphasise location and space and study the spatial processes
that create patterns observed in urban areas.
Source: An Overview of Urban Geography About.com
As an Urban Geographer I have a keen interest (and passion) in

how cities work and how we can build better cities from knowing
how spatial patterns create those patterns observed in an urban
area. My interest in Urban Geography would start from those Sim
City 2000 days and continue through to todays advance
urban/transport simulator Cities Skylines (see: Bens Cities).
Picture 1: https://www.slideshare.net/lwolberg/cities-11-urban-geography-111
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Talking Southern Auckland as a Urban Geographer Digital Record

The blog itself started as VOAKL back in December
2011 before and Talking Auckland in 2013.
Talking Southern Auckland is my digital story covering

Urban Geography as well as other topics here in the
South as well as wider Auckland.
One of my major Urban Geography (and Planning)

engagements was with the Unitary Plan that is now
operative in part. I was engaged with stakeholders,
residents and other like-minded groups and individuals
from across the city in assisting them with Unitary Plan
information, questions and submissions. Through
Talking Auckland I also ran extensive balanced
Picture 2: The GHD Aerotropolis exercise commentary from day one on the Unitary Plan. This
commentary has gone noticed and picked up mentions
ranging from then Deputy Mayor Penny Hulse (and current Deputy Mayor Bill Cashmore) to Russell Brown at Public Address, to
youth organisation Generation Zero.
With the Unitary Plan operative (in part) and Area Plans soon to be formed, Talking Auckland shifted their main focus to a project
close to mys heart Transform Manukau. Transform Manukau is a large (600ha) urban regeneration project led by Auckland
Councils property and development arm Panuku Development Auckland. The story of Transform Manukau can be watched
through the Transform Manukau Omnibus series here on Talking Auckland.
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Southern Auckland is my and Talking Aucklands home. Despite often the negative stereotypes again Southern it is a region we all
love both physically and for its social and cultural diversity as well (South Auckland The Rising Jewel in Aucklands Crown).
The Transform Manukau Omnibus is the collection of Bens posts from Talking Southern Auckland on the Transform Manukau
series translated here to this all-in-one record.
Note: I do not work for nor am contracted to Auckland Council or its Council Control Organisations such as Auckland Transport or Panuku
Development Auckland.
Ben is available for work and/or research projects preferably in the Urban Geography discipline. For full profile and
portfolio see my LinkedIn profile:
So join me in the conversation on Southern Auckland
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Remarks
The #TransformManukau Omnibus is the updated and refreshed collection of works by Ben Ross in his advocacy for urban
generation of Manukau City Centre since his inaugural work Developing a 21st Century Auckland in November, 2013.
The #TransformManukau Omnibus collections spans through 2016 and 2017 building on the 2013 work while being updated with
the latest developments brought about by the operative urban regeneration program overseen by Auckland Councils Panuku
Development Auckland.
In March, 2017 Panuku Development Auckland released the #TransformManukau Framework Plan.
As of Version 2.0.2 the omnibus is made up of thus far the 24 part #TransformManukau series as well as some supplementary
posts that aid in providing context to the #TransformManukau story.
As a living document the versions will alter as the plans and implementation of the urban regeneration for Manukau evolve with
somethings making it, others changing inflight while others wont make it at all. It is simply the nature of urban regeneration at a
scale seen with #TransformManukau.
Join me on the story that is #TransformManukau as New Zealands largest urban regeneration project (not triggered by an
earthquake) at 600 hectares in size takes hold and shape.
#Transform Manukau creating The Meeting Place of the South.
Picture on cover page: Manukau City Centre. Source: Auckland Plan Implementation Update 2015
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Picture 3: Manukau City Centre looking towards apartments
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The #TransformManukau Omnibus

As of April 17, 2016
Version 1.0.1: Initial version with some formatting of original blog posts pasted into the Omnibus
Version 1.1.1: Updated with Table of Contents and About header added. Minor formatting changes
Version 1.2.1: Part 19 of Transform Manukau series added
Version 1.3.1: About section added
Version 1.4.1: Part 20 of Transform Manukau series added
Version 1.4.2: Transform Manukau tagline changed: #Transform Manukau creating The Meeting Place of the South.
Version 2.0.1: Transform Manukau Framework Plan released by Panuku Development Auckland
Version 2.0.2: Parts 21-24 of Transform Manukau series as well as other posts relevant added. About section redone
Attribution-NonCommercial-NoDerivs
CC BY-NC-ND
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Manukau City Centre The Transform A Series. Intro #1

Written by Ben Ross - Talking Auckland
An introduction in the Manukau City Centre Panuku Development Auckland Transform
On Thursday the Auckland Council Auckland Development Committee will endorse the Panuku Development Auckland High Level
Project Plan for the Manukau City Centre Transform urban renewal program.
From Panuku:
MANUKAU METROPOLITAN CENTRE AND SURROUNDS

The Manukau area is home to people from many cultures, and has a rich diversity with vibrant neighbourhoods that makes it
unique.
Recent developments such as the new transport interchange and Manukau Institute of Technology campus have further enhanced
the town centre. Auckland Council owns a number of sites in the Manukau area, which Panuku will use, in partnership with private
developers, to increase the housing supply in the area. There is an opportunity to create new mixed-use housing and commercial
buildings, retail shops, and to improve connections around the area between homes, public spaces, public transport and the town
centre.
Why are we doing this?
Theres a strong desire from the local community, as outlined in the tara-Papatoetoe Local Board plan to create a thriving heart
for Manukau an attractive visitor destination, business centre and place to shop, live, learn, work and play in world-class facilities
and spaces.
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Some of this development is already underway including the proposed Museum of New Zealand (Te Papa Tongarewa) Manukau
site; the planned Wero tourism experience which will include an artificial white water rafting course, Polynesian cultural exhibition
and an art gallery; and further opportunities around Hayman Park.
Auckland Council owns a number of sites in the Manukau area, which Panuku will use, in partnership with private developers, to
increase the housing supply in the area. There is an opportunity to create new mixed-use housing and commercial buildings, retail
shops, and to improve connections around the area between homes, public spaces, public transport and the town centre.
Panuku will look to leverage these opportunities to transform Manukau metropolitan centre and surrounds in the following areas:
Creation of 50-plus homes at 20 Barrowcliffe Place

Residential or mixed housing on Manukau Station Road
The Hayman Park area
We will also look to form a partnership with Housing New Zealand, who own a large amount of land in the area which they are
looking to use to build more, and higher quality housing. We will also work with Auckland Transport, central government and the
tara-Papatoetoe Local Board when creating the master plan for the area.
The Auckland Plan outlines the strategy to make Auckland the worlds most liveable city. A number of the transformational
shifts required to meet this vision, such as radically improve the quality of urban living, substantially raise living standards for all
Aucklanders and focus on those most in need and significantly lift Mori social and economic well-being can be achieved by
developing locations such as Manukau metropolitan centre and surrounds.
This project also aligns closely with The Southern Initiative which is referenced in the Auckland Plan. The initiatives purpose is to
mobilise strategic and transformational social, physical and economic change in south Auckland over 30 years.
There are two Special Housing Areas (SHAs) in the Manukau metropolitan centre and surrounds that provide for the potential
development of more than 800 new homes including retirement living, potential student accommodation and hotels. SHAs allow for
a streamlined consenting process that allows houses to be built more quickly and with an affordable housing component, which will
help ease Aucklands housing crisis.
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There is also potential under the Proposed Auckland Unitary Plan, currently in the hearings phase, to add significant housing and
business floorspace developments that would potentially create three times as many jobs in the area.
Picture 4: Manukau City Centre
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The role of Panuku

Panuku is in the early stages of investigatory work and master planning. It is anticipated we will:
Establish a master plan for a wider area in partnership with government and the council family
Work with Auckland Transport to identify opportunities to redevelop car parks, especially near rail, Manukau Institute of
Technology, buses and Hayman Park
Continue current development activity at 20 Barrowcliffe Place and explore mixed use development opportunities at Lot 59 on the
corner of Manukau Station Road and Davies Avenue.
Explore possible opportunities for development at 50 Manukau Station Road and the corner of Osterly Way and Amersham Way.

Source: http://www.panuku.co.nz/manukau-metropolitan-centre-and-surrounds
The full agenda with the High Level Project Plan (or master plan for short) for Manukau should be out later day and will be
uploaded with initial commentary tomorrow.
But some quick facts on Manukau City Centre (both the Metropolitan Centre zoned area and immediate surrounds):
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Geographical location of Manukau City Centre, Southern Auckland and wider Auckland:
Picture 5: Southern Rural Urban Boundary with Future urban zones in yellow
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The Southern Initiative area for which Manukau is at the heart of:
https://www.scribd.com/document/269098570/SNAP-Southern-Intitiative
View this document on Scribd
Note:
Scentre (Westfield) Manukau Mall catchment is 393,000

Southern Auckland including Franklin and Howick Wards is about 545,000
Unitary Plan Happenings via AMP Capital (now PSBIB)
Unitary Plan Happenings via my Supplementary Evidence
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Retail capacity in Manukau
Picture 6: Source: PSPIB Waiheke Submission Evidence. Manukau Metro comparison
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As Scentre (Westfield) Manukau illustrates:
Westfield Manukau City is one of the main regional shopping centres in southern Auckland. The centre caters to a diverse
multicultural trade area population of around 393,000 residents.
The language above is different than what Scentre gives for its other malls for example St Lukes and Albany:
Westfield St Lukes is situated in the central Auckland suburb of Mt Albert, approximately 5 kilometres from the CBD. The centre
serves a trade area population of around 371,000 residents.
Westfield Albany is located approximately 18 kilometres north of Auckland CBD. The centre offers an extensive retail, lifestyle, and
entertainment offer and serves a trade area population of around 361,000 residents.
Newmarket has the largest catchment of 489,000
But notice the language with all Westfield Malls apart from Manukau mentioning distance from the City Centre (CBD) while
Manukau is mentioned for its prominence in the South and the Souths multicultural population.
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Picture 7: The Manukau Interchange works with MIT and Manukau Rail Station in the background
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All the above factors into what makes up the geography of Southern Auckland and its heart Manukau City Centre. So when
bringing around this Master Plan and subsequently executing it (given this will be a 30 year project at minimum) we need to factor
in this geography.
As I said earlier once the agenda item containing the Master Plan for Manukau comes out later today I will upload it into the blog
and start the initial commentary on Tuesday.
The Auckland Development Committee will meet at Town Hall on Thursday. It will be both live streamed and me live
Tweeting.
Exciting times ahead.
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Picture 8: Manukau City Centre and surrounds
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#Manukau City Centre The Transform A Series. #2: Leading

Into the Project
Panuku outlines the geography of Manukau
On Thursday the Auckland Council Auckland Development Committee will meet to endorse (thus set in motion) the High Level
Project Plan that will guide the urban renewal of the Manukau City Centre and its immediate surrounds.
This post looks at a presentation Panuku gave to an Auckland Development Committee workshop last month where the HLPP was
first presented and sought feedback. The next post in the series (due up tomorrow) will look at the guts of what Panuku is
proposing and seeking endorsement for with the Manukau Transform program.
Manukau: The Thriving Heart and Soul of the South

That is the vision for which the Manukau Transform is set under and devised by Panuku. The purpose of the vision is to: Manukau
metropolitan Centre becomes a thriving heart of our area: an attractive destination, business centre and place to shop, live, learn
work and play.
The workshop presentation can be seen below (starts page 21):
https://www.scribd.com/document/307807723/Auckland-Development-Committee-Agenda-April-16-Panuku-Manukau-and-LRT-
presentations
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So the workshop agenda was to:
Share the High Level Project Plan

Confirm the approach to framework planning
Seek feedback (before it goes to the Committee in April)
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This is the project area that will come under the Transform guise:
Picture 9: Manukau Project area
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Yes Panuku are looking at some 600 hectares under the Manukau Transform program. So not only is it including the Manukau City
Centre area itself but also Crown holdings, Housing New Zealand land and other areas as well to the north and south of the City
Centre. For a comparison the main Auckland City Centre (including Wynyard Quarter but excluding Port of Auckland) is
345 hectares. So we are looking at just below double the size for a Transform (urban renewal program) and probably the largest
ever taken in area mass outside of Christchurch.
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So why is this massive Transform being undertaken?
Picture 10: Why Transform Manukau
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While the bones are there to start this

urban renewal there are issues and
challenges that need to be dealt with as
well. I will cover this in the next post in this
series tomorrow.
The presentation goes on stating that

Manukau needs:
Vibrant local heart

A more permanent residential population
(something Panukus predecessor
Auckland Council Property Limited has
stated but was ignored by Council when
the Auckland Plan was written until now)
A 7 day evening and weekend economy
(outside of the Mall and Rainbows End)
Hayman Park and Puhinui Stream being
the green lungs of Manukau
Thriving visitor destination of choice
Reconnect Manukau City Centre to the
South
Stimulate local enterprise and
attract new investment Picture 11: Council land holdings in Manukau
Involving local people, with

Community building and benefits
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Quite a bit of work would be needed to realise those goals right? Well Panuku is on top of it outlining the possible staging
of the Transform program:
Picture 12: Manukau Indicative staging
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Looking good there Panuku with first potential project off the bat being the Davis Avenue Axis and Barrowcliffe
residential area directly to south of the commercial core:
Picture 13: Davis Avenue potential axis
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While starting on Davis Avenue is excellent the Council and Auckland Transport might want to confirm the Botany Line
Light Rail corridor from Airport to Manukau to Botany given these preliminary results from an Auckland Transport survey:
Picture 14: South Aucklands preferred transport investment
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Picture 15: Potential Projects. Source: Auckland Transport and NZ Government
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Finally Panuku pose a series of questions to the Workshop which would help form the final document going to the Committee on
Thursday.
Previewing into the main High Level Project Plan that will be presented on Thursday Panuku have left no stone unturned in their
analysis and recommendations for Manukau and its surrounds. More on this tomorrow in the continuation of the series.
Picture 16: Manukau City Centre
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#Manukau City Centre The Transform A Series. #3: The

Project Plan
Panuku presents the Manukau High Level Project Plan
Tomorrow at the Auckland Development Committee Panuku Development Auckland will be presenting the draft Manukau High
Level Project Plan for endorsement. Meaning once the Committee has endorsed (approved) the Recommendations around the
HLPP then Panuku can get under way developing the formal:
1. The Manukau Framework Plan (master plan)

2. The Engagement and Community Plan (how to engage with us)
3. The Implementation Plan (what gets implemented, when and how much)
4. Early place making and activation
You can read the full report and the draft High Level Project Plan below:
https://www.scribd.com/document/307829163/Auckland-Development-Committee-Agenda-April-16-Addendum-Manukau
I have read the full paper front to back and I must say that is some very fine work put together by Panuku. While I wonder if Panuku
was lifting some blog material given I have advocated on Manukau since 2011 (Auckland Plan submissions) Panuku outline the
vision, challenges and opportunities for the Manukau Transform program. And it is not going to be a cake walk ever with some 600
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hectares zoned for urban renewal over the next thirty years as part of this transform (in comparison the City Centre (excluding
Ports of Auckland) is 345ha in size).
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Picture 17: Manukau Project area
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Picture 18: Manukau Transform Project area
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As you can see not only is Panuku covering Manukau City Centre itself but also Manukau (the residential area to the south) Puhinui
to the north, part of Otara to the east and eastern flanks of Wiri (the industrial complex).
Remembering the Vision for Manukau is: Manukau The Thriving Heart and Soul of the South.
Some of the more important comments around the Manukau Transform program:
Comments
The Challenge
5. Manukau is a disconnected regional centre designed with a car based layout and anchored by large scale facilities. Private sector
investors and businesses have had limited opportunity to contribute to the central area with new uses and activities.
6. There are limited local residents and ancillary neighbourhood facilities in the central area. Despite Manukau being at the centre of a
high demand and broad growth area, the central area itself, given that it is surrounded by industry, large format retail and
motorways, combined with poor perceptions of safety and the lower socio-economic status of the surrounding residential
catchment, have rendered development financially challenging. Recent developments, many led by the public sector, have lacked
overall cohesion. In short the centre has failed to present a strong identity to the region as a desirable Metropolitan Centre of scale
and significance in which to invest.
The opportunity
7. Manukau has significant scale and historic status as a City Centre. Together with an enabling planning framework as the third
largest Metropolitan Centre in Auckland, and significant Council property holdings, means it is well placed to physically deliver
quality regeneration at scale and pace.
8. Council has a current total land holding of approximately 95ha within the project area. Approximately 20 ha of this are potentially
developable in the immediate and near term, with a combined current rating assessment land value of approximately $100m. This
value has a wide value range and is conservative as it assessed from 2013 and is prior to value creation and the transformation
process. Service properties and their potential value, if any, will be considered through the framework planning phase.
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9. Council can utilise its significant landholdings and facilities to bring about effective and coherent urban regeneration through
disposal, development partnerships, or optimisation of these properties. Manukau is strongly connected to the transport network by
all modes and is the closest centre to Auckland Airport, which presents a significant opportunity. Finally, Manukau has
infrastructure that has capacity to deliver on development opportunities that other new growth areas are struggling to address in a
timely manner.
Vision
10. Manukau: The Thriving Heart and Soul of the South

11. Manukau metropolitan centre becomes the thriving heart of our area: an attractive visitor destination, business centre and place to
shop, live, learn, work and play.
12. A set of aspirational outcomes and core principles below provide a platform for the key strategies to transform Manukau and will
guide future project initiatives that will be recommended through the framework planning phase.
Outcomes and benefits of transformation
13. Urban regeneration of this scale will bring benefits and outcomes that will position Manukau as a strong, competitive and
complementary Metropolitan Centre to the City Centre. Potential outcomes and benefits include;
14. A colourful, vibrant, family friendly centre with a local heart, that reflects and celebrates our diverse cultures
15. A strong, permanent, residential population which lives, learns and works within the centre
16. New uses and activities that will support the centres emerging evening and weekend economy
17. Hayman Park and Puhinui Stream becoming attractive, safe and accessible green lungs
18. Manukau becoming a thriving visitor destination of choice
19. The centre being reconnected to the south: its local people, anchors and neighbourhoods (Maori, Pasifika, Events Centre, Wero
and Wiri)
20. A desirable and innovative place to do business that promotes and stimulates local enterprise and attracts new investment
21. The involvement of the local people in the urban regeneration process contributing to new community benefits and improved socio-
economic well-being.
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Principles in undertaking transformation:
14. All aspects of the project planning, design, engagement and implementation will consider these principles through each aspect and
work programme:
Governance: Establish a strong, inclusive and accountable governance structure which includes community engagement,
framework planning, partnering with other parts of Council and Crown entities
Transitoriented development: Guide Manukau Central towards becoming an exemplar Transit Oriented Development that fully
capitalises on the Metropolitan Centre zone
Market Attractiveness: Change and improve the perception of Manukau by leading the market in consolidating the centre.
Integrated & partnership approach: Holistic transformation through coherent and integrated strategies, projects and outcomes in
partnership with the community, organisations and Crown entities.
Socio-economic well-being: Contribute to increasing and improving the social and economic well-being of the local areas people,
businesses and communities to unlock economic potential and reduce social assistance needs
Think local: Focus urban regeneration and community development towards thinking local with emphasis on developing a local
heart for Manukau reflected by building to a human scale.
..
Source: http://infocouncil.aucklandcouncil.govt.nz/Open/2016/04/AUC_20160414_AGN_6414_AT_SUP_WEB.HTM
Manukau is not the only city centre cut off by motorways given the main City Centre is surrounded by them on three sides and the
harbour on the fourth.
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Below is the funding strategy to kick-start the transformation program. The strategy further highlights what the four starting goals
are that I mentioned at the beginning of this post:
Project related budgets
27. The plan recommends an operating budget of $1.9m to take the project to the completion of the implementation and development
realisation planning and is broken down as follows:
Framework Plan $810,000 (to end of implementation planning, 2016/17 FY)
28. The internal (including wider Council) contribution in terms of person hours is estimated at 3500 person hours, which equates to
approximately $380,000 using internal charge out rates. The external consultant support required is estimated at approximately
1720 person hours or $380,000 (based on an average hourly fee of $220). Additionally, there is estimated to be $50k of
fixed/sundry costs such as for photography, document printing, room hire etc. The total financial cost to Panuku of the Framework
Plan excluding internal resource is $430,000.
Engagement, Communications Plan $170,000 (to end of implementation planning, 2016/17 FY)
29. This amount covers Stakeholder engagement and communications activities during the HLPP phase and planning for the
framework planning phase immediately post Council sign-off. Specifically the amount includes: the creation of an engagement plan,
iwi engagement, engagement workshops (internal and external), a community event, communications material and the
development of a repositioning strategy. This amount includes Panuku staff time (approximately 510 hours) and ancillary consultant
fees.
Work by the Strategy team $90,000 (to end of implementation planning, 2016/17 FY)
30. The internal (including wider Council) contribution in terms of person hours is estimated at 350 person hours, which equates to
approximately $42,000 using internal charge out rates. The external consultant support required is estimated at approximately 180
person hours or $40,000 (based on an average hourly fee of $220). Additionally, there is estimated to be $8000 for a 5%
contingency and some fixed/sundry costs such as catering, van and room hire, document printing etc.
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31. These funds are anticipated to be used to procure advice and information on generating targets, KPIs and goals to underpin the
community, housing, branding and place strategies. This will support the framework and feasibility planning process. This budget
includes advice on value creation and a contingency for external advice as needed.
Work by the Development team $350,000 (to end of implementation planning, 2016/17 FY)
32. Pre-capitalisation funding of $350,000 is over seven sites and comprises of an estimated 1044 internal council person hours (which
equates to $125,000 using internal charge out rates). External consultant support providing an estimated 944 person hours or
$207,000 (based on an average hourly fee of $220). Additionally, there is estimated to be 5% contingency $15,000 which includes
of fixed/sundry costs such as for photography, document printing etc.
Early place making $480,000 (until end of June 2017)
33. This budget, which includes 471 internal staff hours, is intended to initiate Panukus early presence in Manukau. It will ensure that
the process of transformation is underway during framework and implementation planning, in the short term as well as in the
medium and long term. The projects and initiatives in this budget will help to plan, design and initiate place making such as events,
art installations, interactive, creative spaces and an early activity calendar. This could also include tactical urbanism and gap filler
projects. However the majority of the budget would enable the construction of temporary structures to use in various places and
spaces around the central area and allow them to cater for food, beverage and event/engagement facilities as necessary. This
place making budget will add value by activating and enlivening the bus station construction works area and provide messaging
and signage of the Transform Manukau vision and objectives. This messaging could contribute to building excitement and
potentially help to activate the empty spaces and reduce the poor perception of safety and crime.

Source: Auckland Council
Once the budget is in place and the plans drawn up Panuku have their sights set on the Davis Avenue axis as the first stage of the
Transform program:
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Indicative staging: Start with the Heart, Davies Ave Axis, Puhinui Corridor
The HLPP recommends a high level staging approach:
19. First and near term stage Start with the Heart, the centre of Manukau, to leverage off existing public and private
investments, and to take advantage of Councils strong, well located property portfolio in close proximity to amenities and transport
options. It is recommended that the short term projects within the centre be those located along the Davies Avenue axis, and those
responding to current projects such as the bus station and Kotuku House refurbishment. Each of these projects requires
investigation as to their integration within the wider transformation and alignment with its objectives.
20. During the near terms stages focus effort over SH20 into Barrowcliffe as an exemplar and perception-shifting project. This will forge
the critical cross motorway link, and act as a catalyst to further development along the Puhinui Stream corridor (Te Araroa trail).
This second stage will require collaborative planning and development with Crown entities including Housing New Zealand (HNZ)
and the District Health Boards (DHB) Super Clinic 49ha site.
21. In parallel, work with Westfield and the Sports Bowl to refocus efforts north of the centre will be ongoing. The latter stages of
development will then focus on the Ronwood Avenue /Cavendish Drive area, once market perceptions, planning, engagement and
the readiness of redevelopment of private land becomes more favourable.
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Picture 19: Davis Avenue potential axis. Source: Panuku and Auckland Council
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The Staging:
Picture 20: Manukau Indicative staging. Source: Panuku and Auckland Council
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So why is Panuku undertaking this?
Strategic and Panuku business context
41. Manukau is at the centre of significant interagency focus and collaboration through The Southern Initiative (TSI), its designation as
a Spatial Priority Area (SPA) of Auckland Council, a Panuku Transform location and the pilot focus area for an emerging
workstream know as Manukau Collaborative Development at Scale (CDAS), a shared Panuku, Council and Crown initiative. The
project area is home to around 6000 residents and 20,000 workers. It has benefited from significant investment both historically and
in more recent time includes the new state-of-the-art Manukau Institute of Technology (MIT) education campus building and
trenched Manukau train station, the Vodafone Events Centre, the new Wero White Water project and the planned Manukau bus
interchange.
42. Previous planning for Manukau Central has been extensive. It has long been identified as a key location for growth and
development and is a major metropolitan/sub-regional centre (a CBD of the south). However it has underperformed and
not realised its potential. It is clear that transformation will not happen by the market forces, liberal planning regulation or
advocacy alone. A public sector intervention and urban regeneration, renewal and housing process is required to respond
to the range of issues and challenges facing Manukau central and its surrounding Wiri suburban area to the south which
comprises the main project area.
43. As set out in the Statement of Intent, Panuku is charged with leading urban transformation and regeneration, facilitating vibrant
development and accommodating growth.
44. The organisations vision is Shaping Spaces for Aucklanders to love.

Source: Auckland Council
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Yeah thanks Panuku; if it wasnt for tireless advocacy including fronting up to Committees year in year out since 2011, fronting up
to Unitary Plan Hearings and writing all those submissions and blog posts I wonder where the Manukau Transform would be today?
This is what the advocacy has been all about; to get that public sector intervention to kick-start urban renewal in Aucklands biggest
Metropolitan Centre as well as second City Centre by name.
Any way the report is pretty thorough by Panuku but I am sure Councillors will have questions come Thursday at the Committee.
Picture 21: Manukau City Centre. Source: Auckland Council
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#Manukau City Centre The Transform A Series. #4: The Green

Light is Given
Transform Manukau given Green Light
Yesterday the Auckland Council Auckland Development Committee gave the green light for Panuku Development Auckland to
begin the Transform Manukau urban renewal program that will span some 600 hectares.
From Panuku Development Auckland:
Transformation of Manukau given green light

The transformation of the Manukau metropolitan centre has taken an important first step today with the approval of the over-arching
plan for the regeneration of an area aiming to be the thriving heart and soul of the south.
Auckland Councils Development Committee today approved a High Level Project Plan for Manukau from the citys new urban
regeneration agency Panuku Development Auckland. The transformation could be on an even bigger scale than the award-winning
regeneration of Wynyard Quarter.
Panuku will work with Central Government to create more housing choice, including affordable housing located close to
employment opportunities as well as educational, entertainment and shopping attractions.
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Panuku will also make better use of Council-owned sites in the centre leveraging off existing investments including the transport
hub.
Mayor Len Brown says todays approval is great news for the area.
Manukau has long been identified as one of Aucklands strongest communities. With its Maori heritage and position as the worlds
Pasifika hub, along with the areas creative and economic potential, Manukau is unlike any other place in New Zealand.
Panuku can use land which the Council already owns to leverage good, positive outcomes.
Deputy Mayor and Committee chair Penny Hulse says its now time for the CBD of the south to realise its potential.
Public sector intervention through urban regeneration and housing renewal is required to respond to the challenges facing
Manukau. It will not happen by market forces alone.
Ms Hulse says the committee approval gives Panuku the mandate as the lead Council agency to work with the Government, as a
major land-owner in the area, to deliver each of the outcomes.
Panuku has the property expertise and a proven track record in the redevelopment of Wynyard Quarter to deliver quality
regeneration at scale and pace. Its also important we continue our conversations with the local community and mana whenua.
Manukau ward councillor Alf Filipaina says the development of the centre has been a long time coming.
People seem to forget that we are one of the fastest growing areas of New Zealand and have nearly half our population under the
age of 25.
We need to better connect the centre of Manukau with the neighbouring industrial areas and residential suburbs to ensure the
economic benefits for the next generation.
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Otara-Papatoetoe Local Board chair Efeso Collins says Manukau Central should be a vibrant, family-friendly centre with a local
heart that reflects and celebrates the souths diverse cultures.
Wed like to see a strong resident community balanced with a competitive edge as a desirable and innovative place to do
business.
Mr Collins adds that critical to the success of Manukaus regeneration is the involvement of the local people to ensure community
benefits, improved socio-economic well-being and increased economic participation of Maori and Pasifika.
We will be making sure these local needs are front and centre of our input, and are encouraged by the focus on engaging young
people to create positive activity in these public spaces.
Panuku is working closely with The Southern Initiative, and has also begun collaboration with the 11 iwi.
Panuku Interim Chief Executive John Dalzell says the successful delivery of the Manukau transformation will depend on
participation of the local communities as well as Council agreeing to fund the projects from the sale of any Council-owned
properties within the location.
This reinvestment approach is commonly used internationally. It will have limited impact on ratepayers and will mean Panuku can
get started immediately. The sooner we agree the next phase of planning work, the sooner we can present the full package of
opportunities to the community, business and private sector investors.
Dalzell says an early indication suggests that $70 million will be required for anchor projects that will drive the transformation.
Detailed business plans will need to be approved by Council for these funds to be released.
The short-term focus is expected to be on sites around and along Davies Avenue overlooking Hayman Park, alongside current
initiatives such as the new bus station, stage one of the Hayman Park destination playground, and a Kotuku House refurbishment.
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The next steps for the transformation are the completion of a framework plan which will guide the delivery of the project outcomes
over a 20-year period.
About Transform Manukau
The metropolitan centre of Manukau along with the Onehunga town centre and port were approved for development as transform
locations by the Auckland Development Committee in December 2015 after a selection process.
Manukau Central is also designated as a Spatial Priority Area of Auckland Council, as well as being the centre of The Southern
Initiative and the pilot focus area for a shared Panuku, Crown and Council initiative.
The project area for the Manukau transformation covers 600ha and includes the whole centre, the Manukau Sports Bowl and the
Wiri suburban neighbourhood to the south, including the large 49ha Manukau Super Clinic site. The Council owns 95ha of land
within the project area, comprising approximately 40 properties.
The centre of activity is based in the Otara-Papatoetoe Local Board area but the wider project will encompass communities and
projects in the Manurewa Local Board area. Panuku will be working with both Local Boards and their communities.
ends
The video streams of the item at the Committee see: https://voakl.net/2016/04/15/manukau-city-centre-the-transform-a-series-4-the-green-

light-is-given/
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Given a special mention (end of Part 1 and start of Part 4 was given also during the Panuku item I would like to say the following in
reply:
My thanks to Councillor Alf Filipaina and Deputy Mayor Penny Hulse during the Panuku Development Auckland piece
today.
While Alf I know it has been 10 years (since the days of the MCC) for me and as Penny noted it has been five years and
quite a few presentations (I count about 8 not including any to the Unitary Plan Hearings Panel).
Five years knowing:
Previous planning for Manukau Central has been extensive. It has long been identified as a key location for growth and
development and is a major metropolitan/sub-regional centre (a CBD of the south). However it has underperformed and
not realised its potential. It is clear that transformation will not happen by the market forces, liberal planning regulation
or advocacy alone. A public sector intervention and urban regeneration, renewal and housing process is required to
respond to the range of issues and challenges facing Manukau central and its surrounding Wiri suburban area to the
south which comprises the main project area.
And
Urban regeneration of this scale will bring benefits and outcomes that will position Manukau as a strong, competitive and
complementary Metropolitan Centre to the City Centre.
(Both from the agenda item as written by Panuku)
Source: https://www.scribd.com/doc/307829163/Auckland-Development-Committee-Agenda-April-16-Addendum-
Manukau (paragraphs 13 and 42)
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That said now the real fun begins with the adoption of Panukus mandate to proceed with Manukau yesterday.
Picture 22: Manukau City Centre. Source: Auckland Plan Implementation Update 2015
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#Manukau City Centre The Transform A Series. #5: The Budget

and the Timeline #TransformManukau
What is proposed with Manukau
With the approval for Transform Manukau given to Panuku Development Auckland the task of setting a Budget and a clear timeline
of the program will make its way through over the next few months.
Next month at the Finance and Performance Committee Panuku will see budget approval for the Plans as well as setting in motion
the initial place making initiatives.
Some excerpts from the Auckland Development Committee agenda:
Project related budgets
27. The plan recommends an operating budget of $1.9m to take the project to the completion of the implementation and development realisation
planning and is broken down as follows:
Framework Plan $810,000 (to end of implementation planning, 2016/17 FY)
28. The internal (including wider Council) contribution in terms of person hours is estimated at 3500 person hours, which equates to approximately
$380,000 using internal charge out rates. The external consultant support required is estimated at approximately 1720 person hours or
$380,000 (based on an average hourly fee of $220). Additionally, there is estimated to be $50k of fixed/sundry costs such as for photography,
document printing, room hire etc. The total financial cost to Panuku of the Framework Plan excluding internal resource is $430,000.
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Engagement, Communications Plan $170,000 (to end of implementation planning, 2016/17 FY)
29. This amount covers Stakeholder engagement and communications activities during the HLPP phase and planning for the framework planning
phase immediately post Council sign-off. Specifically the amount includes: the creation of an engagement plan, iwi engagement, engagement
workshops (internal and external), a community event, communications material and the development of a repositioning strategy. This amount
includes Panuku staff time (approximately 510 hours) and ancillary consultant fees.
Work by the Strategy team $90,000 (to end of implementation planning, 2016/17 FY)
30. The internal (including wider Council) contribution in terms of person hours is estimated at 350 person hours, which equates to approximately
$42,000 using internal charge out rates. The external consultant support required is estimated at approximately 180 person hours or $40,000
(based on an average hourly fee of $220). Additionally, there is estimated to be $8000 for a 5% contingency and some fixed/sundry costs such
as catering, van and room hire, document printing etc.
31. These funds are anticipated to be used to procure advice and information on generating targets, KPIs and goals to underpin the community,
housing, branding and place strategies. This will support the framework and feasibility planning process. This budget includes advice on value
creation and a contingency for external advice as needed.
Work by the Development team $350,000 (to end of implementation planning, 2016/17 FY)
32. Pre-capitalisation funding of $350,000 is over seven sites and comprises of an estimated 1044 internal council person hours (which equates to
$125,000 using internal charge out rates). External consultant support providing an estimated 944 person hours or $207,000 (based on an
average hourly fee of $220). Additionally, there is estimated to be 5% contingency $15,000 which includes of fixed/sundry costs such as for
photography, document printing etc.
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Early place making $480,000 (until end of June 2017)
33. This budget, which includes 471 internal staff hours, is intended to initiate Panukus early presence in Manukau. It will ensure that the process
of transformation is underway during framework and implementation planning, in the short term as well as in the medium and long term. The
projects and initiatives in this budget will help to plan, design and initiate place making such as events, art installations, interactive, creative
spaces and an early activity calendar. This could also include tactical urbanism and gap filler projects. However the majority of the budget
would enable the construction of temporary structures to use in various places and spaces around the central area and allow them to cater for
food, beverage and event/engagement facilities as necessary. This place making budget will add value by activating and enlivening the bus
station construction works area and provide messaging and signage of the Transform Manukau vision and objectives. This messaging could
contribute to building excitement and potentially help to activate the empty spaces and reduce the poor perception of safety and crime.
Source: https://voakl.net/2016/04/13/manukau-city-centre-the-transform-a-series-3-the-project-plan/
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Where the money is coming from:
Picture 23: Manukau land sales. Source: Panuku Development Auckland
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And where it is going initially in further place making initiatives:
Picture 24: Proposed Manukau Place Making. source: Panuku
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As for the timeline:
Picture 25: Transform Manukau timeline. Source: Panuku Development Auckland
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One thing that needs to be added to the Budget and timelines is getting a Busway or Light Rail designation set down for the
Manukau area ready for the Botany Line (Airport-Manukau-Botany-Pakuranga-Panmure) which despite what Auckland Transport
thinks (2041 time frame) will happen much sooner given even Councillor Dick Quax supports a rapid transit link in the area.
This concludes the Manukau series until the Budget proposal comes up next month. From there I will come back to it when
milestones come up.
You can also keep up on Transform Manukau here: http://www.panuku.co.nz/manukau
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Picture 26: Manukau Transform Project area. Source: Panuku Development Auckland
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@DevelopmentAKL Needs a #TransformManukau Quick Win.

Lets Build Apartments/Mixed Use and a Square!
Davis Avenue site has potential for residential and a Square
With the Transform Manukau urban renewal program getting under-way in Manukau we (including Panuku Development Auckland)
need a quick win to demonstrate to the community and business/development sector that things are going to be serious for South
Aucklands heart?
And how best to do that? Apartments and a public square on Council car parking land?
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Where you might say? 14 Davis Avenue which is that 1.05ha of car parking land north of the Manukau Interchange (red) and other
future development site (blue):
Picture 27: Davis Avenue first project potential
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The area fits in with the Davis Avenue Axis that Panuku want to get off the ground to kick start the first major redevelopment in
Manukau as seen below:
Picture 28: Davis Avenue potential axis. Source: Panuku
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Panuku is suggesting a mix of office and residential separately. Given we are short on residential and no so yet with office I would
go Mixed Use on the entire site with a common plaza in the middle.
By mixed use I mean:
Ground floor and first floor: retail and hospitality

Floors 2-8: Office
Floors 9 and above: apartments
Get maximum bang for your buck out of a building (multiplied by up to four separate buildings that could fit on the site) through full
mixed use all connected by frontage along Davis Avenue and two full laneways north and south connecting to Putney Way and
Amersham Way. The square or plaza in the middle would be a common space even with a playground for people to enjoy the
outdoors (place for temporary markets?) in even with Hayman Park just across the road. Of course all parking would be under the
buildings for efficient land use.
If done right these new buildings, square and lane-ways should be fully operational by 2020 giving a quick development win in
Manukau City Centre (as well as wins for residential, recreation and commercial space).
What say you Panuku?
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IKEA, Apartments and a Park All-in-One? France Was Able to

Do It
France and IKEA show how to do a mixed development
In October last year I floated the idea of IKEA in Manukau City Centre as part of redeveloping Manukau with Panuku Development
Aucklands Transform Manukau program.
I will repost the entire post further down but in the meantime IKEA in France show how to do a mixed use development Manukau
needs:
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Follow
IKEA France
@IKEA_France
Prsentation du projet #IKEANice ! En collaboration avec @Bouygues_Immo et Wilmotte & Associs
5:03 AM - 17 Mar 2016
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As it does show what imagination can do to get big retail, apartments, green park space and even probably small retail on the
ground floor of the surrounding apartments. Time for Panuku and our Auckland Design Champion to step up to the plate and start
making this all happen quickly (please).
Meantime from Octoer 2015
IKEA, Auckland and Panuku @DevelopmentAKL. Where To Put an IKEA? #AKLPols

Written by Ben Ross Talking Auckland
Unitary Plan Rules do restrict placement options
Debate about IKEA (amongst others) coming to New Zealand and especially Auckland has flared up again if this Stuff article was
anything to go by:
Ikea, Aldi & Zara: Big brands keeping Kiwis waiting
TAO LIN. Last updated 11:07, October 13 2015
Topshop was certainly a popular addition to Aucklands retail offering. So should more international brands be hitting our streets?
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Big brands like Tiffany & Co and H&M announced this year they would be joining a growing list of in-demand international companies setting
up shop in New Zealand.
But what about those that seem to have turned a blind eye to their Kiwi fans?
IKEA
There have been rumours for years that Swedish company Ikea could be coming to New Zealand but it continues to disappoint Kiwi furniture
lovers.
The Scandinavian furniture company is famous for its low cost trendy designs, do-it-yourself assembly and forever keeping Kiwis on their toes
as to when they may be opening here.
Rumours about Ikea setting up a physical store in New Zealand have been floating around for years, with the latest being an announcement at
the end of last year that the company may start taking internet orders and ship to New Zealand.
It was understood then that Ikea had looked at several locations for a store but were having trouble finding the right one as it needed to be both
large and have good links to transport.
A Facebook fanpage dedicated to bringing Ikea to New Zealand expressed disappointment that the new NorthWest Shopping Centre in Auckland
did not come with an Ikea.
Many of the pages more than 17,700 followers took to their keyboards to lament Why oh why Ikea was not coming and telling the company
to hurry up and come to NZ!!
It is a different story across the ditch, with Ikea Australia country manager David Hood unveiling a plan in July to increase store numbers from
eight to about 22 over the next few years.
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For now, Kiwi furniture lovers plagued with FOMO (fear of missing out) will just have to buy Ikea products from My Flat Pack, Zoomly and
some other furniture retailers.
..
Source: http://www.stuff.co.nz/business/industries/72911217/Ikea-Aldi-Zara-Big-brands-keeping-Kiwis-waiting
I believe not long ago IKEA were looking at a Mt Wellington site however, the traffic generation and management ran afoul of the
current Auckland City Isthmus legacy rules and killed off any establish attempts.
That said the Unitary Plan rules which go live next year will also be technically restricting to where IKEA can as well given the
Council is following a Centres=Plus policy with business and retail. Meaning the City Centre and Metropolitan Centres would be
preferential for larger retailers (seeming I am talking IKEA) with the General Business Zone, and Identified Growth Corridors taking
any overflow as a pressure relief situation. Light Industry zones would as currently proposed out of the question for IKEA to
establish in as well given what Council wants the industrial zones for.
So where to establish an IKEA?
The Metropolitan Centres of which there are 10 would be the most logical place to comply with the Centres-Plus focus of the
Unitary Plan. Now Westgate Metropolitan Centre has been touted given it is in the middle of no-where at the moment. I am going to
leave Westgate alone for now but remember for an IKEA to establish in a Metropolitan Centre both roads AND public transport
need to be adequate.
If IKEA are looking for Metropolitan Centre that has a very large catchment and served adequately by public transport and roads
then only two come to mind straight off the bat. Albany and Manukau City Centre, both Metropolitan Centres and both as proposed
Super Metropolitan Centres (per my submission to the Unitary Plan). Given Albany and Manukau (and the reason why I push for
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them to be Super Metros) have both good road and public transport access AND sub-regional, regional and inter-regional
catchments establish IKEAs in both would seem as Mr Spock would put it logical.
However, Albany has issues of land ownership fragmentation that Development Auckland, IKEA and existing landowners at Albany
would need to sort for an IKEA to establish. This is because IKEA need around 16,000 metres square of floor space minimum or
20,000m2 for optimum conditions. This is something Albany does not have without strong intervention yet. Intervention that will not
be happening any time soon looking at this: Panuku Development Aucklands Big Urban Renewal Development
Program #BetterAuckland.
But if you look at that same report Manukau is at the top of the list for Development Auckland intervention (urban renewal) and
Council owns still a lot of land in the Manukau City Centre Super Metropolitan Centre area.
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Picture 29: Manukau development sites (including all of Lot 59). Land owned by Auckland Council
That is Council owned land (managed by Development Auckland) inside the Manukau (Super) Metropolitan Centre. So we are
looking at a 20,000 square metre IKEA and IKEAs like going multi-level if they are in Centres rather than paddocks.
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Okay time to zoom in on some of the larger land holdings in Manukau City Centre owned by Council:
Picture 30: Manukau Mall East Extensions Overview MK2
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And closer up:
Picture 31: Manukau Mall East Extensions MK2
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How it works is the following:
Car parks and land is owned by the Council and leased back to Scentre who own the mall to the left.
The two light Cyan parcels are there for two large format retailers
The smaller northern parcel is 5,800m2 and ideally Pak n Save would relocate here
The larger 8,700m2 piece is where a two or three storey IKEA would go giving a maximum floor space of 26,000m2
Car parking is multi-level under the stores
Blue is small retailers surrounding bigger retailers to avoid triggering Blank Wall provisions in the Unitary Plan
Red is where I had placed a Hotel or Office complex
Green is an arcade connecting the mall to the new retailers and Great South Road
Buses and Trains are at the Manukau Interchange about 700 metres to the west although further bus stops would be on Ronwood Avenue to
the north and Manukau Station Road to the south
The Motorway interchanges are the following:
o Te Irirangi Drive
o Manukau State Highway 1 Interchange
o Manukau State Highway 20 Lambie Drive Interchange
Wiri Heavy Industry Complex is about two kilometres to the west and south west and ideal for IKEA distribution plants.
If IKEA and Council are ambitious extra levels for more retailing, office or even apartments could be built over the IKEA store.
Manukau City Centre currently has an Auckland catchment servicing 545,000 people as of 2013. This does not include the northern Waikato.
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Picture 32: Manukau City Centre Area
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Panuku Development Auckland?
As noted here: Panuku Development Aucklands Big Urban Renewal Development Program #BetterAuckland Development
Auckland and the Auckland Development Committee are getting ready to whittle down from nine to three urban areas of Auckland
for Type 1 intervention. Type 1 being like Waterfront Auckland overseeing Wynyard Quarters renewal (long-term, Council public
works, and public-private partnerships with residential and commercial development).
Manukau is at the top of that list as seen below:
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Picture 33: Panuku Development Auckland Type 1 short list. Source: Auckland Council
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The meaning of the score types can be seen in the respective blog post.
Note the following high individual score points for Manukau:
Community
o Community Readiness
o Community Facilities
o Deprivation Index
o Maori Wellbeing
Capital Complexity
o Deliverablity
o Investment
Land and Influence
o Council Owned Opportunities
o Site Fragmentation
o Partnership
Scale
o Capacity (redevelopment floor space)
o Accessibility to cars or public transport
As far as I see it if Panuku Development Auckland, Otara-Papatoetoe Local Board, and the Auckland Development Committee
were to engage in a Waterfront Auckland style development partnership that would also satisfy The Southern Initiative
requirements on employment and Maori wellbeing through employment and economic output*, then a possible partnership
with IKEA into Manukau City Centre might be the key to unlock Manukau even further.
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*Economic output (in an area that has a high Maori population base) not only through direct training and employment with IKEA
Manukau, but also wider effects such as employment through an IKEA distribution plant in Wiri, logistics movements of the freight
for IKEA, and maybe manufacturing potential if IKEA are encouraged to also stock NZ manufactured goods.
And if IKEA were good they would do home delivery (for a fee) which means if I caught the train from Papakura to Manukau
(hopefully via the South Link) then I could walk to IKEA, browse, purchase goods and then have it delivered to my home while I
continue shopping elsewhere in Manukau before taking the train home and not giving two perverbal monkeys about traffic and
parking ^_^ . Win for me, win for IKEA, win for Manukau, win for the well transit system.
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Ikea: https://www.brandwatch.com/wp-content/uploads/2014/12/ikea3.jpg
..
Source: https://voakl.net/2015/10/13/ikea-auckland-and-panuku-developmentakl-where-to-put-an-ikea-aklpols/
Thoughts?
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#TransformManukau A Story Be Told. Part 6 of the Manukau

City Centre The Transform Series
Manukau has a story to tell and we all need to be part of that story
Included is the High Level Project Plan
Panuku Development Auckland have published the High Level Project Plan for the Transform Manukau urban renewal program
that is getting under way. I have a copy of the HLPP as well as a story to tell on Transform Manukau.
Over the next wee while I will be telling that story of Transform Manukau and how we all need to be part of that story. There will
also be parts of the story where Transform Manukau encounters road blocks along the way and them needing to be overcome.
Okay those roadblocks either come from politics or Auckland Transport but like any story we have protagonists and antagonists
that make the adventure not so boring.
I hope to have the first part of the Transform Manukau story covering some quick fire history and context leading up to where
Panuku and Manukau are now up this afternoon before we tuck into the more meaty topics of the story.
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The Manukau High Level Project Plan

https://www.scribd.com/document/312285265/Manukau-High-Level-Project-Plan
Transform Manukau, there is a story to be told
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#TransformManukau The Context. Part 7 of the Manukau City

Centre The Transform Series
Context leading up to Transform Manukau
In my sit down with Panuku Development Auckland I fleshed out the lead-up to Transform Manukau, the major transform urban
renewal program being lead by the Council Controlled Organisation (CCO). Through this part of the series I will be telling the story
of Manukau, its history and current situation, the vision and the real need for people to be in the front seat driving the transform.
In this post I am looking at the context leading up to Transform Manukau.
Prior to the construction of the Southern Motorway in the 1950s and 1960s South Auckland was a series of independent towns
surrounded by rural or industrial land all connected by the rail line and the Great South Road. If you look at Otahuhu, Papatoetoe,
Manurewa and Papakura they are like knots in two pieces of string that is the rail line and the Great South Road. These places
organically evolved as settlements as Auckland especially its then industrial city centre and port grew.
Come the 1950s and 1960s we caught the American suburban and motorway bug and the march of the Southern Motorway would
begin from Mt Wellington (and later the City Centre) and go through in stages to first the fledging Manukau City Centre (via
Redoubt Road), then Manurewa, Takanini, Papakura and finally in the 1990s connecting with State Highway Two on the other side
of the Bombay Hills. With the motorway came apparent freedom (the opposite would ring true fast enough with chronic congestion)
and the freedom to sprawl following the path to the Southern Motorway. And up until recently that sprawl advanced as far south as
Takanini with Papakura being isolated before BOOM and now that sprawl on its way to Pukekohe.
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In reaction to this new sprawl the Manukau City Centre was formed in the 60s. Where things would go wrong fast however,
rather than having Manukau built next or connected to the rail line (it would not until 2012 and even then we are still missing the
Manukau South Link that even Panuku strongly wants) it was built next to and connected to the Southern Motorway (and later the
South Western Motorway a few years ago). Why? The focus of Manukau as being a car-centric centre with wide roads rather than
the narrow roads seen in existing South Auckland towns and links to the rail system to allow passenger movements to and from the
Centre.
That road focus even with the Manukau Station opening in 2012 would dog Manukaus potential despite good demand for
residential and commercial on the Centre.
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Picture 35: MCC-1985-photo-Barry-Moore Source: http://transportblog.co.nz/2012/11/07/how-do-you-solve-a-problem-like-manukau/
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Picture 36: MCC-1985-photo-Barry-Moore Source: http://transportblog.co.nz/2012/11/07/how-do-you-solve-a-problem-like-manukau/
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Picture 37: Housing-Corp-Building-1981_Gwen-Anderson-MRL (1) Source: http://transportblog.co.nz/2012/11/07/how-do-you-solve-a-problem-like-manukau/
As a result while the rest of South Auckland continues to enjoy property value rises Manukau City Centre owing to its car-centric
form sits in a value trough. This is something Panuku acknowledges in their High Level Project Plan and a key problem in getting
good quality development off the ground for Transform Manukau.
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But Manukau does have potential especially when looking at these economic figures as of 2015:
Picture 38: Manukau economic output as of 2015. Source: HLPP Panuku
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So the economic clout is there and we have done enough plans to last a life time for Manukau. So it is (as Panuku said) time to get
on with the ACTION (implementation).
Transform Manukau The Vision: The Thriving Heart and Soul of The South.
That Vision which will drive the economic and social initiatives to:
1. Increase the quality of life of the people

2. Increasing economic participation
Tomorrow I will start fleshing out the Panuku drive to increase the quality of life of the people through Transform
Manukau.
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#TransformManukau Missing the Human Element. Part 8 of the

Manukau City Centre The Transform Series
The human element is missing from Manukau
In the previous post of this series (#TransformManukau The Context. Part 7 of the Manukau City Centre The Transform Series)
I looked at the context leading up to where we are today with Manukau, and Transform Manukau led by Panuku Development
Auckland.
As we know Manukau has economic clout in Auckland and a lot of potential to be The Thriving Heart and Soul of the South (the
vision from the High Level Project Plan):
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But as we also know with Manukau it sits in a value trough compared to the surrounding residential areas acting like a monolith.
The monlith is big structures but lacking the local and people element. To make things a bit more complex in Transform we also
have the case where: Human Geography Element Still Lacking in Council and Auckland in which I concluded there: In short? We
are great with the Physical Geography stuff (the tangible stuff we can use our five senses on) but like Transform Manukau
(and as that series is fleshing out) Council and its CCOs lack the capabilities in clearly articulating the Human Geography
side the people side. Without the Human Geography side and Human Geographers assisting Council articulating that
Human Geography side (and story) then all we get is Auckland being one big monolith!
Now Panuku realises that yes they are great with the Physical Geography side but it will certainly be interesting dealing with the
Human Geography side. That said the person who I had met up with at Panuku for the story on Manukau articulated the Human
Geography side extremely well. What it can come down to now is people and bloggers like myself to help articulate that human side
of the Manukau story and generate feedback to help better Manukau (and the South).
Picture 41 Speaking at Council. Source: Councillor Cathy Casey
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Improving the Quality of Life of the People

Panuku have created eight goals for Transform Manukau. Those eight goals being:
Picture 42: Goals of Transform Manukau. Source: Panuku Development Auckland
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Notice how all eight goals look at improving the quality of life for the people whether directly (green spaces, and connectivity
between Manukau and the South) or indirectly through economic and social initiatives, and increasing economic participation in
Manukau City Centre.
So how do we improve the quality of life for the people of the South through Transform Manukau? We do this in a two prong
fashion:
1. Having the communities in the front seat driving the implementation of Transform Manukau (rather than being led by the Council)
2. Bringing the Local to Manukau
1) Having the communities in the front seat driving the implementation of Transform Manukau (rather than
being led by the Council)
This is Goal 8 of Panuku and one of my main advocacy points to Council and Panuku (for the last five years) in having the
community in the front seat driving the implementation of Transform Manukau. Note I have said implementation rather than
planning. This is because Manukau has been planned to death and the community is getting consultation fatigue from it (simply
put they switch off). What the community wants, what I would like to see and what Panuku wants to do is to get cracking to
implement these plans and get the ball finally rolling on Transform Manukau.
With communities (and that includes the business community) in the front seat of the Transform Manukau program the program
itself would be adaptive to the needs of the Southern Auckland area (including Manukau) through a collaborative and
empowerment regime rather than back seat passengers that has been a regular occurrence with another particular Council
Controlled Organisation.
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Picture 43: Public Participation. Source: International Association for Public Participation
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With the community in the front seat driving Transform Manukau part two becomes easier to realise.
2) Bringing the Local to Manukau

One thing Panuku made very clear in their sit down is that Manukau is great with the regional stuff like the mall, large format retail,
Rainbows End, the police HQ and the courts. But what is missing in Manukau is the local stuff that would make people want to stay,
linger, socialise or even live in Manukau rather than this 9-5 transactional economy Manukau currently has.
As I quoted above we are great at the physical stuff (and often that is where the regional stuff is often placed) but we are lagging in
the human stuff (where the local would sit) that humanises a centre especially a Metropolitan Centre.
So what is the local stuff needed to humanise the Metropolitan Centre that is Manukau City Centre (and its surrounds)? Well a
critical mass of a permanent population base (whether it be apartments in Manukau City Centre itself or terraced housing in the
residential estates south of Manukau City Centre) would be a good start as that critical mass attracts commercial development
(viability) and further investment from the public sector (Council and Government). The commercial development especially if things
like bars, cafes, and small format retail would give people a reason to stay, linger, socialise, and attract more people to live and
work in Manukau.
A risk though in driving for that critical mass of a permanent residential population in Manukau is that the new residential population
decide to go elsewhere to socialise and even work resulting in Manukau still losing out as a 9-5 transactional economy.
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Picture 44: From Hayman Park to Manukau City Centre. Could this be a cafe/bar/hospitality corridor for Manukau City Centre?
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The question is though what goes first to attract people to Manukau in order to build that critical mass and bring that Local (the
people) to Manukau? Do we go with the physical stuff first like big apartment blocks or even more offices followed by open spaces
or do we go open spaces first THEN the apartment blocks and offices? If I put my Cities Skylines hat on we go open spaces first
then the apartments and offices.
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Picture 45: Roads and tram lines down, now for the lane ways, zones and parks
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The reason for going for the open spaces first is two-fold:
1. Increase the quality of the area already to existing users

2. Make the area more attractive to new residents and workers
There is also a third reason being cheaper to lay down first rather than retrofit later on when the developments are completed.
Good open spaces right off the bat before the development for new residents and workers also gives reason for existing users of
Manukau to socialise, linger and even purchase more services and goods. This in turn through Economics 101 acts as the catalyst
to more wanting to come to the area in both living, shopping, working, and selling those goods and services. But remember the aim
is to bring the local (the people) to Manukau.
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Picture 46: Hayman Park underutilised potential in the heart of Manukau City Centre
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Large format retail form good regional anchors and have a place in Manukau given Manukau is the regional hub for half a million
people. But the encouragement is also needed on small format retail including hospitality to give the people inclusionary feel of a
and in a large Centre (Manukau can be rather isolating to a person or a group of people). And to do this we need to understand
both the people already coming to Manukau like myself and those already in Manukau like the businesses in order so that we can
be good active front seat drivers to Transform Manukau (rather than a passenger steering out the window bored silly).
Picture 47: Intensification must be done well. The two apartment towers in Manukau City Centre
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How to get the Local going and having the communities in the front seat driving the implementation of Transform Manukau
I will go project specific with the Davies Avenue axis in the next post. In the meantime and I raised the idea for Panuku to actively
consider (and they are) of placing an easy to access community office in Manukau where the public and businesses can walk in,
check out what Transform Manukau is, get information on Transform Manukau and give ideas on Transform Manukau. This
community office would be the front-of-house interaction point between Panuku and the South.
The community office would also be the vessel or catalysis allowing the people to be in that front seat helping to drive Transform
Manukau. The catch is to get it a budget line from Council to make it happen (if Council is serious about being people first).
There is certainly more that can be done in articulating the Human Geography side of the Transform Manukau story. This post is
not designed to be the be-all end-all exhaustive list of what to do. But rather a chapter in the ongoing articulation of Transform
Manukau and how Transform Manukau can improve the quality of life for the people of the South.
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#TransformManukau The Davies Avenue Axis. Part 9 of the

First stage/project of the Panuku Transform Manukau Project
In the Transform Manukau series I have covered the following up until now:
1. The case for Transform Manukau and the authorisation by the Auckland Council Auckland Development Committee for Transform Manukau to
get the go ahead
2. The context and history of Manukau City Centre leading up to Transform Manukau
3. This missing human element (Human Geography) to urban renewal in Auckland but how that is recognised by Panuku and being brought into
Transform Manukau
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The strength of Manukau already present:
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With Panuku having set eight goals for Transform Manukau and those goals putting Human Geography (the human element) at
the forefront the challenge now comes down to the first project.
Goals of Transform Manukau

Source: Panuku Development Auckland
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The first project is the Davies Avenue axis which you can see below:
Picture 50: Davies Avenue potential axis. Source: Panuku
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The above slides speak for themselves in the potential of flipping surface
car parks into a amenities of different uses. Delivering the developments
that are of high quality and amenity despite being on the short-term
opportunity RADAR also present the biggest challenges. Those challenges
coming from Auckland Transport which own the car parks and are very well-
known not to be community orientated (if the Manukau Interchange saga
was anything to go by with AT ignoring 67% of submitters and going for the
single use monolith design for the Interchange rather than the integrated
mix use submitters were wanting). Auckland Transport need to release the
land the car parks sit on over to Panuku before Panuku can start developing
the three sites on Davies Avenue.
Once AT have released the land over to Panuku does the real fun begin
with opportunities presenting themselves to both Panuku and the
community. The opportunity being turning car parks into people friendly
residential, commercial service, commercial office and open space
developments that lift the quality of life for the people of the South while
increasing economic participation in Manukau City Centre (breaking that 9-5
economy by bringing in the Local to Manukau)(see: #TransformManukau
Missing the Human Element. Part 8 of the Manukau City Centre The
Transform Series).
Now I am big fan of mixed use especially with City Centres and Metropolitan Centres. Mixed use developments mitigate against
vertical sprawl and the transactional 9-5 economy that can plague Centres by attracting multiple visitor types to the area. Looking at
the Davies Avenue slide above I notice harbour views kick in from the 5th storey and above.
The following photos are from Summer 2014 from the top floor (7th) of the AT Ronwood Car Park Building (before the Davies
Avenue upgrade in 2014-15) so you can see the views one would be afforded in any high-rise development (above 9 storeys) along
Davies Avenue.
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Back to mixed used as I noted in the previous posts the general make up
of a development along Davies Avenue would be:
Ground and first floor: retail and hospitality

Floors 2-7: Office
Floors 8-18 (per the Metropolitan Centre height limits under the Proposed
Auckland Unitary Plan): Apartments ranging from studio to 3 bedrooms
Of course car parking would be under ground and the 14 Davies Avenue
would also need Laneways and a public plaza to make sure the site
continues to attract people and not become a monolith.
The question though with developing along Davies Avenue is what to do

with Hayman Park opposite the sites?
Picture 51: M Central mixed use tower
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The pictures on this and the next page were taken at Hayman Park in Manukau in 2013. They are sourced from:
https://voakl.net/2013/11/12/manukaus-21st-century-development/
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Hayman Park needs some $20m of investment to make it a people friendly large park that is safe to walk through both night and
day. As I see it this needs to be done first before any development can occur across the road at 2 and 14 Davies Avenue if we want
maximum bang for our buck out of those developments. Remembering the reason for going for the open spaces first is two-
fold:

There is also a third reason being cheaper to lay down first rather than retrofit later on when the developments are
completed.
Good open spaces right off the bat before the development for new residents and workers also gives reason for existing
users of Manukau to socialise, linger and even purchase more services and goods. This in turn through Economics 101
acts as the catalyst to more wanting to come to the area in both living, shopping, working, and selling those goods and
services. But remember the aim is to bring the local (the people) to Manukau.
..
Source: #TransformManukau Missing the Human Element. Part 8 of the Manukau City Centre The Transform Series
Bringing Hayman Park up to standard expected of a large Metropolitan Centre (and also allowing it more capable in holding events
often) would certainly go the distance in both increasing the amenity for existing users while making development more attractive
and enticing to new residents and workers.
Davis Avenue has the potential to become a peoples main street with high quality mixed developments on one side and a high
quality large park for informal recreation on the other. If pulled off right and achieving the goals of improving the quality of life and
increasing economic participation it would encourage (making it easier) for continued redevelopment across other areas of
#TransformManukau.
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In the next post I go to the south-east and look at the car sewer that is Manukau Station Road. What can be done about it
as part of Transform Manukau?
If you have any ideas or thoughts on what could go in for Transform Manukau leave a comment below. They do get picked up on
and if good get forwarded to places like Panuku.
Picture 52: Manukau indicative staging. Source: Panuku Development Auckland
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#TransformManukau Manukau Station Road. Part 10 of the

Southern main corridor needs humanising
With Davies Avenue covered (see: #TransformManukau The Davies Avenue Axis. Part 9 of the Manukau City Centre The
Transform Series) as a premier boulevard I swing to the southern end of Manukau City Centre and look at the primary southern
east-west axis that is Manukau Station Road.Manukau development sites
You can see Manukau Station Road there along the

southern east-west axis as it connects between Lambie
Drive and the Great South Road. Manukau Station
Road was once Wiri Station Road and State Highway
20 until the Southern Western Motorway was built
causing a rejig in the area. The rejig means we are left
a four-lane 60km/h road with a wide green median strip
that is a dehumanising experience designed for cars
despite the people anchors in the area.
Picture 53: Land owned by Auckland Council
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By people anchors (things that attract large amounts of people):
MIT and the Manukau Station

Manukau Bus Station (from 2017)
Police HQ
Courts
Civic Building
Rainbows End
Mall
Large medical centre
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So what to do about Manukau Station Road?

Manukau Station Road is to form main public transit route in and out with 500 bus movements a day going to and from the
Manukau Interchange as well as most likely serving as the Light Rail corridor between Botany and the Airport in the future.
Picture 54 My version of the proposed Botany Line
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The bus and later Light Rail movements need to be taken into account before we do any humanising of Manukau Station Road
unless we want more disconnection that Manukau already suffers from.
First up would be to drop the speed limit from 60km/h to

40km/h along Manukau Station Road so that the road is not
encouraging as a rat run for cars trying to get to the Southern
Motorway. Next on the list is 24/7 bus lanes with traffic signal
priority for the buses to allow the buses servicing the bus
station easy and efficient access along the transit corridor
unless you want to sit in general traffic for 20 minutes in the
evening rush hour. After that it would be time to humanise the
intersections through installing Barnes Dance pedestrian signal
phases (all four corners cross at once) while removing all slip
lanes that are hazard to people. Installing separated cycle
ways would also be a good idea as well as getting a
designation put down for the eventual Botany Line.
Note: the Light Rail would be elevated not at ground level
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Picture 55: Manukau Mall Station and the Manukau Metro Town Centre (looking from Manukau Mall back towards Rainbows End). Reference for the Sketch Up Pocket Park:
http://land8.com/photo/athens-urban-park-exparking/next?context=user
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Picture 56: Manukau Mall Station and the Manukau Metro Town Centre (looking West to East) Reference for the Sketch Up Pocket Park: http://land8.com/photo/athens-urban-park-
exparking/next?context=user
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Picture 57: Manukau Mall Station and the Manukau Metro Town Centre Reference for the Sketch Up Pocket Park: http://land8.com/photo/athens-urban-park-
exparking/next?context=user
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Picture 58: Manukau Mall Station and the Sky Train Line Reference for the Sketch Up Pocket Park: http://land8.com/photo/athens-urban-park-exparking/next?context=user
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Picture 59: Manukau Southern End 3.1 Money shot with blank lot 59
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Granted the above is all physical infrastructure projects but they are needed to lay the foundation to new developments on
Manukau Station Road while restoring that human element on the former State Highway.
Those new developments along Manukau Station Road would include Te Papa North, retail and commercial service, commercial
office and housing. Again like Davies Avenue I prefer the developments to be mixed use (retail on the bottom, office in the middle
and residential on the top) to get maximum use from the land while discouraging vertical sprawl that can happen in single use
towers.
Finally Manukau Station Road also contains most of the vacant land in Manukau City Centre meaning getting larger scale
developments off the ground (once the road is humanised) would be easier to achieve (even than Davies Avenue given Auckland
Transport own the land there needed for development). That said Davies Avenue would still go first given it is a prime candidate to
be a premier Boulevard (Ronwood Avenue is another candidate as a long-term project) but Manukau Station Road would be next
off the rank (if not done at the same time if we are ambitious).
In the next Transform Manukau series post I swing east and north to the Great South Road and Ronwood Avenue. After that I
swing south to the residential areas of Manukau/Wiri and Rata Vines.
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#TransformManukau Ronwood Avenue. Part 11 of the Manukau

City Centre The Transform Series
Opportunities for a Main Street
With Davies Avenue as the premier street and Manukau Station Road as the main east-west mass transit corridor the Transform
Manukau Series swings back north to Ronwood Avenue that runs east west right through the heart of Manukau City Centre.
Ronwood Avenue is like Manukau Station road in that it is a wide road corridor with a large centre green median. Although
Ronwood Avenue has on-street parking and a lower speed limit it like Manukau Station Road is a bus corridor as buses to and from
the north use portions of the road. So again when looking at upgrading Ronwood Avenue the mass transit aspect needs to be taken
into account.
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Picture 60: Manukau Unitary Plan 081 Super Metro Zone
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Ronwood Avenue presents the opportunity of becoming a main street which Manukau City Centre lacks. By Main Street I mean a
transit and people corridor that links the mall in the east and the Supa Centre in the west. Ronwood Avenue has a mixture of retail,
cafes, offices and apartments although it has the mall car park structure which is not very friendly looking at all. So the potential for
intensification is there even with Ronwood Avenue on the long-term side of Panukus Transform agenda.
Looking at the above map Panuku have

made from Ronwood Avenue to Ryan
Place the Ronwood sector and is one
of the two long-term areas for
Manukau. Long term being as the
areas either sit on long-term leases
with Council (Rainbows End) or the
area is mainly private land holdings.
That said upgrading Ronwood Avenue
to encourage urban renewal by the
private sector I would put in the same
category as the Central Heart (Davies
Avenue and Manukau Station Road
(west end)).
Picture 61: Picture 58: Manukau Indicative staging. Source: Panuku Development Auckland
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Possible Ronwood Avenue street mix?
Picture 62: Ronwood Avenue heading towards Lambie Drive
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Picture 63: Ronwood/Davis Avenues Intersection so much redevelopment potential
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Basically with Ronwood Avenue upgrades you are narrowing the centre median to allow separated cycleways and dedicated bus
lanes. On street parking (which is all day at the moment and would be dropped to 120min paid parking) would remain on the north
side with parklets sprinkled along the way. The speed limit would also be dropped to 30km/h given Ronwood Avenue is or would
become a main street rather than a traffic thoroughfare.
As for the car parking structure at Westfield the best solution is to allow trees to grow along the edge to soften the look of that
parking structure.
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What about the urban renewal?
Given most of the land on Ronwood Avenue is privately held the main objective for Panuku to humanise the area falls to the
streetscape upgrade of Ronwood Avenue (into that main street). Once the streetscape is upgraded the incentive from the private
land owners to start urban renewal would present itself. This is remembering the upgraded streetscape is providing the renewed
attraction to the area of existing users as well as attracting new users to the area (through improving quality of life by walking and
cycling being more attractive and in the same regard increasing economic participation that walkers and cyclists give over cars who
just pass through) making private sector renewals viable/economical.
I have walked many a times down Ronwood Avenue and the potential to humanise the area into a peoples main street is certainly
there. What is needed is that streetscape to happen at the same time the Davies Avenue developments being given Ronwood is a
main east-west connection between two major anchors (the mall and the Supa Centre). Again once the streetscape is upgraded the
private sector should naturally follow in their renewals especially with Davies Avenue showing the potential of Manukau City Centre.
When humanising Manukau City Centre to improve both the quality of life and increase economic participation (so the human
element of urban design) it is not necessarily all public works led development (being Panuku is the main lead in a mixed use
development like Davies Avenue). Private sector renewal that improves that quality of life and increase economic participation of
Manukau and the South is also (or rather should be) important as well. And if a streetscape upgrade like to Ronwood Avenue can
trigger that private sector renewal then Panuku should be focusing on this as well as their public works led projects in Davies
Avenue.
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Residential renewal in Manukau
In the next Transform Manukau post I go south again to the residential areas of Manukau and Rata Vines. Both these areas are low
density Housing New Zealand (or ex Housing NZ) residential stock that sit on major transport corridors and are in close proximity to
Manukau City Centre and Wiri industrial complex. I will also look at the Barrowcliffe and Manukau Special Housing Area as well
given they are both on the short-term agenda of Transform Manukau.
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#TransformManukau Housing. Part 12 of the Manukau City

Improving Housing in Manukau
When improving an existing residential area such as the residential area of Manukau (south of the Manukau City Centre) and Rata
Vines the imperative to have the community in question in the front seat of that urban renewal is an absolute. As urban renewal in a
residential area involves people, families and their lives one must be sensitive to their needs to minimise disruption to them. The
opportunities though doing urban renewal in a residential area should not be ignored however especially when improving the quality
of life to the residents remembering that such improvement to their quality of life does increase their economic participation.
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Areas concerned:
Picture 65: Source: Panuku Development Auckland
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Barrowcliffe and the SHA

Starting at the two short-term areas (Barrowcliffe and the Special Housing Area) there is opportunity for medium density residential
and mixed use development that can influence urban renewal in the existing residential areas around them. Given the Barrowcliffe
and SHA area are on blank land and close to major transport routes (public, active and the car) getting these high quality
developments off the ground should be a straight forward exercise.
For more on the Manukau Special Housing Area see: New Special Housing Areas Announced Including One in Manukau #AKLPols
The location of Barrowcliffe so close to Manukau City Centre allows the opportunity to go for the full six-seven storeys allowed with
the Additional Height overlay that can be applied to the Terraced Housing and Apartment Building Zone under the Proposed
Auckland Unitary Plan. Anything lower than this is really short-changing both Manukau through missing the opportunity of critical
mass of residents to a commercial area as well as increasing the stock of housing so needed in Auckland.
Existing residential areas

Conducting urban renewal in the existing residential areas is another challenge entirely for reasons I have mentioned earlier. But
with the Unitary Plan very likely to have Manukau and Rata Vines upzoned to either Terraced Housing and Apartment or the Mixed
Housing Urban zones (or even both) and most of the housing stock under Housing New Zealand care the opportunities to upgrade
the housing stock to warm dry housing for existing residents while providing warm dry housing for new residents again can not be
ignored.
But with any urban renewal in an existing residential area two things must be considered:
1. Community is in the front seat driving the renewal. They know the area thus know what the area needs especially when intensification is under
way.
2. Existing residents have first right in choice in the renewal area when their existing housing is replaced with upgraded housing before new
residents
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Number two is probably something the Tamaki Redevelopment could have done better if at all.
One also has to remember urban renewal in an existing residential area is more than sticking up some terraced housing and
apartments and going here is your new home. There is the wider environment including the physical streetscape and the
communities themselves.
Building wide roads that basically become traffic sewers is the fastest way of isolating the community of interacting with each other.
Narrow low-speed streets where the people are put as priority over the car extend the front yard of a residential dwelling and can
act as social points for the residents. The narrow low-speed streets becoming those extended front yards would also complement
existing and new parks that act as green lungs to the intensified area.
Picture 66: Picture 63: Trees, greater pollution absorbers
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Picture 67: Lane ways in low density areas
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Picture 68: Tree lined streets
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Picture 69: Lane way in a high density residential area
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Picture 70: Parks connecting residential and commercial areas
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The above (previous picture) are the latest developments (ironically called Manukau) in Neo Layton City (Cities Skylines) and can
provide a virtual demonstration of how streetscapes and parks can extend the reach of a residential area (that virtual front yard).
The speed limit for the lane ways is 30km/h while the tree-lined streets is 40km/h. So you can see even in Cities Skylines you have
the humanising aspects of the streetscape and transport system.
This is in comparison to this which is 60km/h and not very people friendly:
Picture 71: 6 lane arterial road with buslanes and parking
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Picture 72: 6 lane arterial road with buslanes and parking. Oh and an overhead sign
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That said you can try to humanise it as seen here by taking out the car parks and adding trees:
Picture 73: Road with trees and bus lanes
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Also:
Follow
Jolisa Gracewood @nzdodo

When cities gentrify & intensify, social amenities cannot be an afterthought. Great perspective from Janet
Charman: http://www.nzherald.co.nz/nz/news/article.cfm?c_id=1&objectid=11640752
9:26 AM - 19 May 2016
Janet Charman: Avondale needs a good use of its last prime site
I live in the go-to suburb for
nzherald.co.nz
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Hence the primary reason the Transform Manukau series is being told with the largest urban renewal project in Auckland (600
hectares). Social amenities cannot be an afterthought like they have been. The human element or rather the Human Geography
factor. We are community building and/or enhancing here. Transform Manukau led by Panuku is more than just sticking up new
developments (in which new warm dry housing so the residents do not get sick and lose out on education and work participation is
good) but building that human element of the South. Yes physical geography elements of streetscapes can deeply influence how
the human geography elements pan out. But unless we understand the human element first that is the people in the driving set
driving the implementation of Transform Manukau everything else becomes moot to the point being a complete waste of peoples
time and money.
Thus in the next Transform Manukau series post next week I go back to the sit down I had with Panuku Development Auckland and
look at the sense of identity attached to Manukau City Centre and what it means to Southern Auckland.
In the meantime any thoughts on how Transform Manukau could be done to improve the quality of life and increase economic
participation leave them in the comment box below.
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#TransformManukau Our Identity. Part 13 of the Manukau City

Also Panuku have a competition for you
The writing of identity with Manukau City Centre comes perfectly in line with Panuku running a competition on what they call The
Face of Manukau.
From itsNoon:
What is the face of Manukau?

#Call launched by panuku_development_auckland
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Manukau is unlike any other place in New Zealand. With a strong Maori heritage, its position as the worlds Pasifika hub, and its
creative and economic potential it should be the thriving heart and soul of the south.
Over the next 20 years, Manukaus metropolitan centre will be transformed.
There is genuine desire to create a vibrant, family-friendly centre that reflects and celebrates south Aucklands diverse cultures.
Panuku Development Auckland wants your help as it builds the Manukau story whats important to you, what would you love
about the place, what is it missing like to see/do in the town centre. What is the face of Manukau?
It might be a place, or a face. It could be a sound, a saying, a song or a culture.
Post your ideas by uploading videos, song, text, illustration or whatever it might be, and tell us what is the face of Manukau?
If selected your work could feature in documents to promote Manukaus transformation or help inspire the design of buildings and
spaces.
There is $5000 to share among participants.
Description of the remuneration
7 selections will receive $500 each.
Extra support will be distributed out.
Every upload gets $5
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Curatorship criteria
1. Appropriateness of response to the theme and specifications of the call/question
2. Quality of Response: originality, creativity, impact and technical feasibility
3. Originality of Response: whether the creative response is original, or you have the right to use elements that you have copied /
borrowed.
4. Diversity of Perspective: we want to represent the diversity of Manukau (gender, ethnicity, cultural background, language and points
of view).
5. Use of material: If selected, Panuku Development Auckland will contact the artist to discuss usage, but reserves the right to use any
material to promote the Transform Manukau project and agrees to publish a credit to its creator.
Dates
Launched on: 12/05/2016
Deadline: 1 July 2016
Source: https://www.itsnoon.nz/call/19
I have sent up two pieces of concept work already both around The Face of Manukau (so identity) and The Meeting Place
(economic participation and quality of life) for Panuku to consider as part of their competition they have going.
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The first one was around a site specific for Manukau: The Meeting Place of the South:
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The short description:
Manukau: Now, Plan and Future

The Face of the Future with Manukau, what will it be as The Heart and Soul of the South.
From a Centre dominated by cars to a Centre where people can meet, live, work and play. All connected by rapid transit systems of bus and
rail (heavy and light).
Lets make better use of land in Manukau and make Manukau The Meeting Place of the South.
(Sketchup rendering is of a mixed use commercial/residential development over the top of the current surface car parks at the Westfield Mall
Manukau (parking is under ground)).
Reference for the Sketch Up Pocket Park:http://land8.com/photo/athens-urban-park-exparking/next?context=user
..
So using the above as a way of improving the quality of life in the South through increased economic participation in this case
driven by development and mass transit investment.
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The second one looks at the many faces of the South coming together:
Picture 74: Manukau: The Meeting Place of the South
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Manukau: The Meeting Place of the South

Manukau City Centre, the heart and soul of the South.
Manukau is where the many faces meet, live, work, play and learn.
Manukau is the beacon in improving the quality of life thus increasing the economic participation of the people of the South.
Let Manukau with the many faces of the future come together in driving those improvements and participations.
Attribution of middle photo: Jobfest 2015, MIT Manukau. Auckland Council.
That concept art gelling together everything that gives the identity the South would attach to its soul and heart Manukau City
Centre.
But as the second concept art showed: Manukau has a story to tell and we all need to be part of that story.
So tell me and tell Panuku who keep an eye on the blog your story of; what is the face of Manukau and what is the identity you
might attach to it.
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#TransformManukau Establishing New Meeting Places. Part 14 of

the Manukau City Centre The Transform Series
The Meeting Place of the South needs new meeting places
Manukau: The Meeting Place of the South is the line I came up with to run along side Panuku Development Aucklands Manukau:
The Heart and Soul of The South as seen here: #TransformManukau Our Identity. Part 13 of the Manukau City Centre The
Transform Series. Well at the moment Manukau is more a meeting place for parked cars than a meeting place for people. Not
exactly helpful in improving the quality of life and economic participation of the people now is it?
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Manukau: The
So what to do?
We leverage what existing assets we do have in Manukau City Centre as well as build some new ones over assets that are not
really viable to a large Metropolitan Centre such as Manukau.
Hayman Park has a $20m upgrade according to the Otara-Papatoetoe Local Board Area Plan so all that needs is the committed
funding to get that upgrade under way. So with Hayman Park taken care of we look back to our potential urban developments to
encourage and foster meeting places inside Manukau City Centre.
Thus I turn my attention to the Westfield Mall and, Lot 59 car parks currently owned by Auckland Council via Panuku.
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A Town Hall
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Two things Manukau City Centre lack is a Town Hall and a Town Centre to act as civic anchors to the large Metropolitan Centre.
Two things we can build over existing surface car parks; a Town Centre and a Town hall. Actually you can probably two Town
Centres in Manukau City Centre with one at the southern end and one at the northern end. But in any case Manukau lacks and
needs a Town Hall and a Town Centre to act as civic meeting places in and for Manukau City Centre.
The Town Hall would be on the surplus Lot 59 land next to where the Manukau Bus Interchange is going. As I was writing this I was
also thinking that the Town Hall would also incorporate a Marae ((The marae (meeting grounds) is the focal point of Mori
communities throughout New Zealand)(Marae Mori meeting grounds | New Zealand)) given Southern Auckland has a very large
Maori (and other ethnic) population. The Town Hall would serve a medium-sized community space when the Vodafone Events
Centre is too large and/or expensive and also home to the Otara-Papatoetoe Local Board. The existing Civic Building would be left
for the bureaucracy just as we have in the City Centre with Town Hall and The Tower (135 Albert Street).
The Town Hall could also as well as holding a Marae complex could house Te Papa North as well making the entire area the Civic
Meeting Place of the South. To me placing Te Papa North as part of the Town Hall/Marae complex makes more sense than
consuming more of Hayman Park which we need as the green lung of Manukau City Centre.
As you can see in the above picture The Civic Meeting Place (Town Hall, Marae and Te Papa North) sits right in the hub of all
things transport including the heavy rail station, the soon to be bus station, road connections and somewhere down the line a light
rail connection to the Airport and Botany. Also MIT would be right next door as well expanding the complex to include all things
education.
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Town Centre
As for a Town Centre well I can find a few surface car parks that need to be built over in Manukau. Initially I chose the southern car
parking lot at Westfield Mall given the land is owned by the Council.
Picture 76: Manukau Southern End 3.1 Money shot with blank lot 59. Reference for the Sketch Up Pocket Park: http://land8.com/photo/athens-urban-park-exparking/next?context=user
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The development is mixed use with commercial retail, office and hospitality, residential and open space with car parking under the
complex. Further to the east the surface car park that is in front of the Countdown section of the mall is replaced with an open park
to expand the needed green spaces in an intensified Manukau City Centre. No the mall does not lose any car parks as the existing
lot go underground with the mall reworked to allow their entrances to connect to these parks.
The Town Centre with his centre circle acts as the urban meeting place for Manukau that is not a mall. The Town Centre with its
centre circle and open park is also near the Manukau Bus and Train Stations with a future Light Rail Station right opposite it. So
transit connections would not be an issue.
I have considered Panukus position of selling the car park land back to Scentre/Westfield as is listed in the High Level Project
Plan. This would bear no hindrance as any sale should attach strict conditions to allow such a Town Centre complex to be built
which would become part of the mall complex any way. Scentre would just need to be a tad proactive in allowing mixed use
developments and open spaces which would drive more customers to its facility the largest in its Auckland portfolio in terms of
retailers (199 (Sylvia Park has 207)).
The Town Hall Civic Complex and the Town Centre complex would be the southern Meeting Places of the South for Manukau City
Centre. In the next post I swing back north again and look at AUT Manukau and the surrounding area and how to get that into the
northern Meeting Places of the South for Manukau City Centre. Not going to be easy given the Cavendish Drive arterial and main
flight path is in the area.
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#TransformManukau 600 Apartments on the way. Part 15 of the

First large scale redevelopment in Manukau within two years
Took a bit of time to confirm given Housing Minister Dr Nick Smith has been known to leave the convenient facts out (like he did
last year with his Crown Surplus Land for Housing program) but in this case yes Dr Smith is correct in that the Crown has bought
land of Auckland Council (through Panuku Development Auckland) to build 600 apartments in Manukau city Centre.
From the NZ Herald:
Deals signed off for 740 more Auckland homes

4:03 PM Monday May 23, 2016. Isaac Davison
The Government has signed off deals to build 740 homes on spare land in Auckland, some of which must be sold for affordable prices.
Housing Minister Nick Smith confirmed this afternoon that the Government had completed negotiations on three sites in Manukau, Mt Albert,
and Waterview.
The biggest development was a 1.85 hectare site at Manukau Station Road, where up to 600 apartments would be built. The land was bought off
the Auckland Council.
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A 0.91 hectare site on Great North Road in Waterview would fit another 80 new homes. It was previously owned by the New Zealand Transport
Agency (NZTA) and was leased to a boarding hostel.
The 0.47 hectare site in Mt Albert, on the corner of New North Road and Soljak Place, was bought from the NZTA and a private landowner and
will fit 60 townhouse apartments.
Ng Mana Whenua o Tmaki Makaurau Limited Partnership would be given first right of refusal on the Mt Albert site as part of the iwis Treaty
settlement.
Development agreements were expected to be signed off between August and the end of the year, and the first houses were expected to be built
on the sites within 18 months.
The developments which featured apartments were likely to take up to two years.
This process is more complicated where there are tenants or multiple titles involving private land to make the optimum site for housing
development, Dr Smith said.
A portion of the houses built on each site must be sold for an affordable price around $600,000.
The policy to free up surplus Crown land for housing was one of the National-led Governments major announcements in last years Budget,
and $52 million was allocated for the scheme.
Source and full article: http://www.nzherald.co.nz/nz/news/article.cfm?c_id=1&objectid=11643495
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The Manukau Station Road site is here:
Picture 78: Manukau City Centre and surrounds
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And the close up:
Picture 79: Manukau housing site housing map close up
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Given the site for the 600 apartments has the Heavy Industry Air Quality overlay from the Unitary Plan maps given the motorway,
Lambie Drive and Wiri both sound proofing from noise and a green belt on the Lambie Drive and motorway sides would be needed
to mitigate against that noise and air pollution situation. Manukau Station Road is also a very wide four lane 60km/h arterial that
needs to go on a road diet bearing in mind there might be a Light Rail designation to sit over it as part of the Manukau to Airport leg
of the Botany Line.
Still the 600 apartment site is opposite MIT and the Manukau Rail Station while the Manukau Bus Station is across the diagonal at
intersection of Manukau Station and Wiri Station Roads, and Davies Avenue. So at least you would not have far to get to work or a
public transport hub to either get to work or somewhere else in urban Auckland.
Now then what will the designs for these apartments be?
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#TransformManukau What to do with the North. Part 16 of the

Ronwood Avenue to Cavendish Drive sector proves challenging
Picture 80: Manukau indicative staging. Source: Panuku Development Auckland
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The section of Manukau City Centre that

spans from Ronwood Avenue up through
Cavendish Drive and Ryan Place
(otherwise known as Ronwood in the
Panuku map) would be the more difficult
area to redevelop as part of Transform
Manukau. This is due to most of the land
in the sector is in private ownership as well
as stricter planning rules such as the flight
path. Still despite the restrictions and
Cavendish Drive being a main
thoroughfare linking Botany and the Airport
opportunities do present themselves for
the private sector wanting to join the
Transform Manukau program.
The southern flank of the Ronwood sector

sits on Ronwood Avenue and was covered
in an earlier post on turning Ronwood
Avenue into a main street. Moving further
north there have been plans for a lane way
and medium density development along
an access way that runs between The
Warehouse and ASB and goes up through
to between Pak n Save and the large box
stores on Ronwood Avenue. That lane
way could be another Fort Street in the
Picture 81: Fort Street Shared Space recently completed Stage II City Centre that is a shared space with a
mix of restaurants, commercial outlets and
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either office or apartments above. Given the Ronwood sector is a long-term project such a lane way project could be done after the
Central Heart and Westfield areas are done so as not to spread resources and customers too thin until Manukau has re-established
itself as a thriving second City Centre (or large Metropolitan Centre).
Moving further north we face the High Airport Noise Area from
the flight path restricting most residential developments unless
serious sound proofing is done. Cavendish Drive is also a main
arterial so again that restricts apartments as well due to
pollution levels. But that does not stop large format retail and
other outlet type stores re-establishing themselves in the area.
Office space could establish themselves in the area as well. But
the connections for pedestrians and cyclists certainly need to be
better in the area to link it up with other areas of Manukau City
Centre. This is especially between Sharkey Street and the
Great South Road area of the Ronwood sector (so right half)
which has a high pedestrian count owing to AUT at one end, the
mall and public transport interchange at the other. The area also
has a high number of food outlets as well as the Pak n Save
which attract a lot of pedestrians.
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Lack of Hospitality
South Auckland does lack causal and fine
dining establishments to serve its population
of 500,000. So while we can establish a
hospitality scene along Amersham Way
where existing eateries are (fast food is
located along the Great South Road between
Ronwood Avenue and Cavendish Drive)
further establishments of other hospitality
scenes to serve a population of 900,000 by
2042 will be needed. Cue the Ronwood lane
way that would connect up to the fast food
outlets on the Great South Road.
The lane way would be developed through

the life of Transform Manukau as Manukau
itself continues to re-establish itself. The idea
is to slowly bring in new hospitality
establishments as the population base grows
in Manukau rather than a big surge at the
beginning effectively signing their death
warrant from go.
As you can also see the lane way with its

extensions stitch up the different areas of Picture 83: Ronwood Avenue lane way. Dashed lines = extensions
Manukau from Ronwood Avenue (the
main street), the mall, Davies Avenue, the Supa Centre, Hayman Park and Cavendish Drive.
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Again as noted above the Ronwood sector is in the long-term plans given most of the land is privately held. But that should not us
line up master planning to allow the development of the Ronwood lane way and associated redevelopments around it as the
southern end of Transform Manukau begins and begins to attract new people to the area. We are short on causal and fine dining
here in the South and the Ronwood lane way could very well fill that spot.
What do you think?
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#TransformManukau North/South Axis Connecting Manukau.

Part 17 of the Manukau City Centre The Transform Series
Great South Road and Lambie Drive Axis need humanising
In the past the thinking on doing urban renewal in Manukau has been focused on the east-west transport axis of: Cavendish Drive,
Ronwood Avenue and Manukau Station Road. With Transform Manukau under the stewardship of Panuku Development Auckland
the focus has turned to the four north-south axis of: Great South Road, Lambie Drive/Druces Road, Osterley Way, and Davies
Avenue.
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Picture 84: Manukau City Centre Public Domain Manual
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Picture 85: Manukau City Centre Public Domain Manual
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Given most of Manukau City Centres population catchment come from a north-south direction focusing on a north-south axis
development point would be a more logical place to start. Lambie Drive, Druces Road, and the Great South Road (all arterials)
connect Manukau City Centre to their immediate north-south residential surrounds while forming two sides of the approximate
border to Manukau City Centre itself. Davis Avenue (and the first part of Wiri Station Road as far as the intersection with Lambie
Drive) form one of two north-south axis that go through the core of Manukau City Centre. The second core axis is the Sharkey
Street, Osterley Way and Barrowcliffe Place that links up the residential area of Manukau/Wiri to the core of Manukau City Centre
right up to the northern east-west axis of Cavendish Drive.
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The Four North-South Axis points of Manukau
The Great South Road is the main north-south axis as well as arterial connecting Manukau to most of Southern Auckland ( as well
into the central Isthmus in the north and the northern Waikato in the south). While State Highway One (the Southern Motorway) is
the main regional arterial the Great South Road serves as a local arterial for local trips going north and south through Southern
Auckland (it is often quicker for me to go from Papakura to Manukau on the Great South Road than the Great Southern Parking lot
that is the motorway). The Great South Road also has history behind it (that should be more recognised) as seen here: Stuarts
100 #18 A Great South Rd?
Given the Great South Roads prominence and history

with Southern Auckland this main north-south axis for
Manukau could do with both a road-diet and some
humanising treatment especially as it is the main spine
connecting AUT in the north, the mall and Rainbows End
in the middle, and the Events Centre/Wero Park in the
south of Manukau. 24/7 bus lanes, off road cycle ways,
pedestrian priority measures crossing the roads, street
trees and way finding measures are just some of the
things the Great South Road in Manukau could have. In
time the Te Irirangi Drvie to Manukau Station Road
section of the Great South Road might have the elevated
Botany Line running above it allowing a rapid mass transit
connection to Botany and the Airport via Manukau itself. A
memorial park at the corner of Great South Road and
Manukau Station Road could also be built as a history
lesson on the Great South Road as well. Picture 86: Source - The Urbanist
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Lambie Drive/Druces Road forms the western north-south axis connecting Manukau to the surrounding areas in Southern
Auckland. This particular axis has the famous Manukau wide green median special with either a single or two lanes either side of it.
The treatment for this particular axis is similar to the Great South Road with bus lanes, cycle ways, pedestrian priority measures
and way finding devices. Druces Road further south is in serious need of a road diet. I am sure you can get a two lane road with
bus and cycle lanes on one side of that massive road leaving the other to be some kind of green boulevard connecting the
residential areas to Manukau City Centre.
The Davies Avenue axis I have already covered here: #TransformManukau The Davies Avenue Axis. Part 9 of the Manukau City
Centre The Transform Series.
The Sharkey Street, Osterley Way, Barrowcliffe Place north-south axis

connects the residential area to the south and the general commercial in
the north to the core of Manukau City Centre in the middle. Osterley Way
also runs past the eastern flank of the Manukau Bus Interchange and the
western flank of the mall. This particular axis given it is a high pedestrian
area due to the civic infrastructure along the axis is a prime candidate for
some humanising treatment such as:
Reducing the speed limit along the particular axis to 30km/h

Shared spaces along Osterley Way
Greenscaping
Way finding devices
Picture 87: Source - Panuku Development Auckland

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Panuku focusing on the three main north-south axis through Manukau City Centre is a good idea especially as starters for the
Transform Manukau program (the Davies Avenue axis). All three axis provide connections both through and to/from Manukau itself.
In working on the axis though we have to remember:
Streets versed Roads: Why Engineers Should Not Design Them But People Should
How to Use OUR Street Space Efficiently While Being Pro-People?
The idea is to improve the quality of life and the

economic participation of those in the south
through Transform Manukau. humanising the
streetscapes that act as retainers to existing
residents, business and visitors as well as an
attractor to new ones. If we are making great
efforts in humanising the City Centre then I am
sure we can make those same efforts in
humanising Manukau City Centre for a car-centric
place to a people-centric place!
Picture 88: Picture 85: Source - Panuku Development Auckland
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Picture 89: Concepts of the Milford apartments as part of a mixed use development. Source: Transport Blog
Picture 90: 6 lane arterial road with buslanes and parking
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Retrofitting Suburbia: Is It Worth It? What to do about Big

Box Retail
All about the rules
Over in the United States @StrongTowns asked is it possible and/or worthwhile to retrofit suburbia or should we just abandon
underused suburban places. They also asked what to do with Big Box stores (large format retail in the Proposed Auckland Unitary
Plan) in retrofitting them out for future use.
Strong Town will run a series over at their site http://www.strongtowns.org/ site this week. I submitted an entry based on the
Auckland experience with those two questions asked above although it did not make it through final selections with good solid
competition.
None-the-less I will publish the short essay below for your reading.
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Retrofitting Suburbia; is it worth it and how do we go about reformatting large format retail?
Those very questions my home city of Auckland have been coming to grapple with as we face an acute housing shortage on the
back of booming population growth and land values fetching a decent premium. Auckland Council through its Auckland
Plan and Proposed Auckland Unitary Plan has an objective that between 60-70% of the 400,000 new homes to be built by 2042
must be in existing urban areas with the rest
(up to 160,000) in Greenfield areas north and
south of the city. So where to put up to
280,000 new homes inside the existing urban
area?
Amalgamating sites to take benefit of the

upcoming new rules (the Unitary Plan) around
density restrictions being waivered takes time
and resources before the resource consents
are filed and the sod turned to build a new set
of residential dwellings. Attention thus turns to
the vacant land (often owned by Auckland
Council or the State (Crown held land)) or
underutilised land (so Big Box Retail sites)
where lot sizes are large and little perquisite
work like demolishing existing structures is
required.
Cue two suburban areas in South Auckland Picture 91: Picture 88: Manukau City Centre and surrounds
known as Manukau and Manukau City Centre
that has large tracts of both blank land and underutilised land in the heart of the South Auckland urban area (For clarification
Manukau consists of the residential areas to the south of Manukau City Centre which was the commercial heart of South Auckland
(Auckland as a region had its main City Centre further north)).
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The idea behind Manukau and Manukau City Centre was to decentralise Auckland in the 1960s and 1970s so that Auckland would
have multiple centres connected by the then fledgling motorway system. The result as of 2016 would be a car centric minor city
centre that has a lot of blank and underutilised land, a large mall and plenty of big format retail connected with bus and motorways
connections and as of 2014 a rail connection to the Southern Line that runs trains to Britomart in the Auckland City Centre.
The dream of establishing a second City Centre with supporting residential areas around it never came to fruition for Manukau until
now.
It could have been easy for Auckland Council and the New Zealand Government to abandon the under-used spaces in the
Manukau area and focus more towards to main City Centre further north or Greenfield expansion further south. But after years of
lobbying by the South Auckland community and its elected representatives in April 2016 the Auckland Councils Auckland
Development Committee chaired by Deputy Mayor Penny Hulse gave the green light to the largest urban renewal project (not
related to a natural disaster like the 2011 Christchurch Earthquakes) in New Zealand.
Led by Auckland Councils urban development arm Panuku Development Auckland, Panuku would be the stewards in overseeing
600ha of urban renewal across differing but underused urban topologies. The project would earn the nickname Transform
Manukau and had eight goals to achieve in order to strengthen Manukaus 20% or $70 billion contribution to the Auckland regions
economy.
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The map from the Auckland Council illustrating the extent of the Transform Manukau area:
Picture 93: Manukau Project area. Source: Panuku Development Auckland
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The Transform Manukau area includes private, Council, and Crown owned land with residential, commercial, industrial, civic,
recreational, and natural land uses.
The cost to Auckland Council and its Ratepayers will not be cheap either with $70m budgeted just to kick start Transform Manukau.
This is also before any central Government contributions such as new or refreshed state housing on Crown owned land, or new
infrastructure such as highway or rail extensions.
But the potential benefits to Manukau, Manukau City Centre, wider South Auckland and the entire Auckland region cannot ignored.
Remember when I said up to 280,000 new homes had to be built in the existing urban area? Well already since Transform
Manukau went live 3,000 new homes across a range of topologies (detached, duplexes, terraced housing, walk up apartments and
mid-rise apartment blocks) are in various stages of planning and hopefully due to start construction next summer. Housing for
older-persons is also in the mix in the southern area of Transform Manukau as well.
Once the Proposed Auckland Unitary Plan goes live in September certainty can be reached on what land owners can do
with their land inside the Transform Manukau area. This brings me to the second part of how do we go about retrofitting
large format retail.
Large format retail is predominate in Manukau City Centre and while it does have its uses its land use footprint is inefficient
especially in a high density area like Manukau City Centre. So how do we go about retrofitting short of total demolition of the site?
Rules would be a start and simplest method to go about retrofitting big box stores for future use. If the zone rules allow for mixed
use such as the Metropolitan Centre Zone[1] that sits over Manukau City Centre then the land owner with the big box store would
(especially if land values are high or the area faces population pressures) do one of two things:
1. Divide up the big box store into several small retail form stores
2. Retrofit the structure of the big box store and build either offices or apartments on top of it flipping the building to mixed use
Either one of those two options are favourable as it means better utilisation of scarce land.
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Thus the (proposed) rules and economic incentives (land values and public investment by Panuku) in Manukau have one land
owner wanting to build residential apartments above their large format retail. For them they see economic benefit of mixed used
rather than single use on their sites. For Auckland it is a win with further housing to come on stream, potentially more commercial
space thus better land utilisation in the existing Manukau City Centre area.
Another way to go about retrofitting is offer tax incentives to the land owner to undertake retrofitting of the big box store. I am not in
favour of public money being used this way especially if the rules and market place would allow retrofitting in the first place.
So ask yourself? Are your City zoning rules the biggest hindrance in allowing big box retail to format in an urban area needing or
wanting to undergo urban renewal like Transform Manukau? If your rules are prohibitive rather than permissive then everything else
you try is moot.
In concluding remarks: Is it possible to retrofit suburbia and underused spaces? Manukau would say yes it is possible. How do we
go about retrofitting big box retail? Rules- go for the rules first and economics (including economics of public-led urban renewal) will
do the rest.
[1] See: Part 2, Chapter D, 3 Business Zones, 3.3 Metropolitan Centre zone
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So in the Manukau case it is both possible

and worthwhile to retrofit out the suburban
space both in the suburban Manukau area
and Manukau City Centre itself. As for big
box retail the owners of the Manukau Supa
Centre site want the zone flipped from
General Business Zone to Metropolitan
Centre Zone in the Proposed Auckland
Unitary Plan?
Why?
Because the land owners DO want to

reformat their big box retail to allow
apartments above their retail stores at the
ground level. Given the housing situation
and the Centres-Plus policy of the Unitary
Plan, allowing the Manukau Supa Centre
owners to retrofit their large format retail to
allow apartments above their retail stores
would be extremely prudent. It is whether
they convinced Judge Kirkpatrick and the
Unitary Plan Hearings Panel to allow the
area to be rezoned to Metropolitan Centre
to allow the apartments to be built (Council
objected).
Picture 94: Manukau City Centre and surrounds zones in final Unitary Plan version
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#TransformManukau Update Exciting Times Ahead

Exciting things on the way
While I am happy (even though the Super Metropolitan Centre concept is for now a no-go) with how the Recommended Unitary
Plan had dealt its cards for Southern Auckland (see: Southern Auckland and the #UnitaryPlan Recommendations) (generally) that
happiness is multiplied with what Panuku Development Auckland has lined up for Transform Manukau.
The details are still light as plans work their way through the processes but from what I have learned I can say as a staunch
advocate for Manukau and Manukau City Centre things are definitely looking on the up.
Panuku are working their guts out in a very positive way to secure both some anchor projects (Te Papa North would be defined as
one if the Government had placed a budget line to it (it has not)) as well as general applications to urban renewal in the 600ha
Transform Manukau area. General applications being what most people have advocated for the last 5-10 years in renewing
Manukau.
Panuku will release the plans in due time.
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What will help Panuku and the South for Transform Manukau is the Recommendations in the Unitary Plan for the
South. Those recommendations being:
Manukau Metropolitan Centre Zone extended west to encompass the Manukau Supa Centre, Bunnings and Mitre 10 sites. This
extension of the Metropolitan Centre Zone replacing the General Business Zone means the owners the land which is dominated by
Large Format Retail can retrofit those sites to allow more commercial retail and offices as well as apartments over the top. Given
the housing situation and demand for housing close to major amenities like transport and services that Manukau has to offer the
extension of the Metro Zone is a good thing
Blank land on Barrowcliffe Place just south of Manukau City Centre has been up-zoned from the Mixed Housing Suburban zone to
the Terraced Housing and Apartment zone meaning if demand warrants up to six storey apartments that are five minutes from
Manukau Transport Interchange and seven minutes (these are walking times) Manukau Mall. Potential yield if maximum density is
realised for the THAB area can be anywhere between 500-1,500 dwellings
The Rata Vines residential area in the south-east of the Transform Manukau area was up-zoned from Mixed Housing Suburban to
Mixed Housing Urban. This mean up to three storey terraced houses or walk-up apartments can be built that is close to the Great
South Road 33-route busses
Extra heavy industrial zone was applied to the west of Manukau. While not in the Panuku area itself it does give more employment
opportunities than otherwise under Light Industry that would support the housing in the Transform Manukau area
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Picture 95: Unitary Plan recommended Manukau
Watch this space as they say
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Aucklands Centre of Gravity Moving South? Part 18 of the

#TransformManukau Series
Challenging Geography Question posed
On Tuesday I caught up with Panuku

Development Auckland team that is working on
the Transform Manukau Project to receive an
update after I had filed a Local Government
Official Information Act request seen
here: LGOIMA on Airport Rail, and
#TransformManukau With Council.
I cannot go into the answers that were given to the

questions fully yet as Panuku have not cleared it
for public distribution (happens early next year).
That said I would like to send my thanks to Tim
Watts and company for the meeting and the
accompanying presentation. Very thorough and
did answer the LGOIMA questions I had set out.
My thanks to Panuku and look forward to the next
update soon.
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Centre of Gravity moving south

One question that Panuku had raised and I picked on was the Centre of Gravity moving south. Currently the centre of gravity (the
core of main economic activity) for Auckland is the main City Centre. However, four of the five large heavy industrial complexes are
in Southern Auckland which generates a fair amount of economic activity that is only going to expand in the future. A
compounding factor or rather factors is that the Southern Auckland industrial centres are expanding and will continue to do so while
at the same time the South is facing high population growth. Now combine this with increasing growth in the Waikato and Tauranga
(part of the Golden Triangle) and the question does get asked: Will Aucklands Centre of Gravity move south?
Right now I cannot answer that question (not properly as a Geographer) and Panuku cannot either without some major studies (by
Panukau, and myself as a Geographer either individually or as part of a wider research team). However, through the continuing
work of Transform Manukau so far the question did present itself and will need to be look at very seriously.
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Seriously as it has consequences to our planning and future investment dollars if the centre of gravity in Auckland does head to
Southern Auckland and that shift is influenced by the Waikato and Bay of Plenty. If you were to ask me would the centre of gravity
move south I would say yes. The reasons and geography behind however, is what I would need and would like to study.
Picture 98: Manukau Project area. Source: Panuku Development Auckland
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Manukau Station Road Humanising Therapy #Part 19 of the

Turning a former State Highway into a human people space
Earlier in the Transform Manukau series I did comment and provide an

alternative to Manukau Station Road (see: #TransformManukau
Manukau Station Road. Part 10 of the Manukau City Centre The
Transform Series).
Manukau Station Road is the old Wiri Station Road which use to be State
Highway 20 to the airport until the South Western Motorway got built. Now
that the motorway has taken over the SH20 duties what was a former
arterial is now a wide four lane road through the southern end of Manukau
that is extremely unfriendly to humans.
Picture 99: Manukau Station Road heading towards the Great South Road
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With Auckland Transport looking at bringing light rail into Manukau on its way to the Airport in the near future as well as Transform
Manukau now under way it would be a good time to have another look and Manukau Station Road.
Manukau Station Road links the following all together:
1. Manukau Mall
2. Council buildings
3. Rainbows End
4. Medical Centre
5. Police
6. Courts
7. Manukau Bus Station
8. Manukau Rail Station
9. MIT
10. Housing (coming soon)
Manukau Station Road is thus both an important transit link as well as an urban spine in the southern section of Manukau City
Centre. Given the high amount of civic, commercial and entertainment facilities long this spine as well as it serving as a major bus
transit route (and later light rail) humanising Manukau Station Road should be the second project off the rank after the Puhinui
Stream rehabilitation. That does mean Manukau Station Road gets bumped ahead of the Davis Avenue axis which would be third
off the rank instead of the current second.
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But it comes back to do we link up existing areas first or start with areas first to either maintain current users or attract new users to
Manukau (see: #TransformManukau Missing the Human Element. Part 8 of the Manukau City Centre The Transform Series).
An extract:
One thing Panuku made very clear in their sit down is that
Manukau is great with the regional stuff like the mall, large
format retail, Rainbows End, the police HQ and the courts.
But what is missing in Manukau is the local stuff that would
make people want to stay, linger, socialise or even live in
Manukau rather than this 9-5 transactional economy
Manukau currently has.
As I quoted above we are great at the physical stuff (and

often that is where the regional stuff is often placed) but
we are lagging in the human stuff (where the local would
sit) that humanises a centre especially a Metropolitan
Centre.
So what is the local stuff needed to humanise the

Metropolitan Centre that is Manukau City Centre (and its
surrounds)? Well a critical mass of a permanent
population base (whether it be apartments in Manukau
City Centre itself or terraced housing in the residential
estates south of Manukau City Centre) would be a good
start as that critical mass attracts commercial development
(viability) and further investment from the public sector
(Council and Government). The commercial development
(especially if things like bars, cafes, and small format Picture 100: From Hayman Park to Manukau City Centre. Could this be a cafe/bar/hospitality corridor for Manukau
City Centre?
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retail) would give people a reason to stay, linger, socialise,

and attract more people to live and work in Manukau.
A risk though in driving for that critical mass of a

permanent residential population in Manukau is that the
new residential population decide to go elsewhere to
socialise and even work resulting in Manukau still losing
out as a 9-5 transactional economy.
The question is though what goes first to attract people to

Manukau in order to build that critical mass and bring that
Local (the people) to Manukau? Do we go with the physical
stuff first like big apartment blocks or even more offices
followed by open spaces or do we go open spaces first
THEN the apartment blocks and offices? If I put my Cities
Skylines hat on we go open spaces first then the
apartments and offices.
Picture 101: Roads and tram lines down, now for the lane ways, zones and parks

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Large format retail form good regional anchors and have a place in
Manukau given Manukau is the regional hub for half a million
people. But the encouragement is also needed on small format retail
including hospitality to give the people inclusionary feel of a and in a
large Centre (Manukau can be rather isolating to a person or a
group of people). And to do this we need to understand both the
people already coming to Manukau like myself and those already in
Manukau like the businesses in order so that we can be good active
front seat drivers to Transform Manukau (rather than a passenger
steering out the window bored silly).
Full article: https://voakl.net/2016/05/12/transformmanukau-

missing-the-human-element-part-7-of-the-manukau-city-
centre-the-transform-series/
Picture 102: Hayman Park underutilised potential in the heart of Manukau City Centre
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The below tweet would help fulfilling the open space requirement (humanising the area) to maintain existing users while attracting
new ones before going all out with residential and commercial developments:
View image on Twitter
jennifer keesmaat @jen_keesmaat Making the most of public space: the 60 km "car" street reconstructed as a 40 km "people" street.
HT @GlobalStreets 1:09 PM - 18 Nov 2016
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What Keesmaat has tweeted above suits Manukau Station Road perfectly. The middle transit lines can be fitted either for current
busses or later Light Rail (although that would be elevated) so there will not be issues there. For the rest it humanises Manukau
Station Road and connects both sides of that spine especially as people traverse between the stations, the mall and Rainbows
End.
Humanising Manukau Station Road seems a good step on the social and transit side for #TransformManukau.
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Walkable and Transit Orientated Environments They Attract

Jobs #Part 20 of the #TransformManukau Series
Moving Manukau from a 9-5 economy to a full-time economy
To support the wider Southern Auckland population lifting itself socio-economically its population need to be able to access high
quality, well-paying sources of employment. Creative industries (see definition) below would be one of those high quality, well-
paying jobs that would boost Southern Auckland as well as wider Auckland.
From Wikipedia
The creative industries refers to a range of economic activities which are concerned with the generation or exploitation of knowledge and
information. They may variously also be referred to as the cultural industries (especially in Europe (Hesmondhalgh 2002, p. 14) or the creative
economy (Howkins 2001), and most recently they have been denominated as the Orange Economy in Latin America and the Caribbean
(Buitrago & Duque 2013).
Howkins creative economy comprises advertising, architecture, art, crafts, design, fashion, film, music, performing
arts, publishing, R&D, software, toys and games, TV and radio, and video games (Howkins 2001, pp. 88117). Some scholars consider that
education industry, including public and private services, is forming a part of creative industry.[1] There remain, therefore, different definitions
of the sector (Hesmondhalgh 2002, p. 12)(DCMS 2006). Yet so far Howkins has not been internationally recognized.[citation needed]
The creative industries have been seen to become increasingly important to economic well-being, proponents suggesting that human
creativity is the ultimate economic resource, (Florida 2002, p. xiii) and that the industries of the twenty-first century will depend increasingly
on the generation of knowledge through creativity and innovation (Landry & Bianchini 1995, p. 4).
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Source: https://en.wikipedia.org/wiki/Creative_industries
For Southern Auckland to attract creative industries we need a place for them to cluster (specifically around supporting
infrastructure) in order that they enjoy agglomeration benefits. Fortunately we have such a place Manukau City Centre as a
starting point to attract these industries. We also have Wiri and East Tamaki nearby (and within easy reach) to support a creative
cluster in Manukau if someone wanted to build a larger scale media studio or technology hub.
The question is how do we attractive such creative industries to Manukau?
The first and primary answer is through accessibility by transportation. That is how well would Manukau City Centre be connected
to wider Auckland AND within itself for creative industries to be attracted (and stay). Manukau for wider connections is in a pretty
good space with the New Bus Network, Manukau Station, the soon to be completed Manukau Bus Station, the motorway network
and close proximity to the Airport. Within Manukau it is a bit of a different story with walking and cycling not that easy given the wide
roads often set to 60km/h as well as poor pedestrian phasing of traffic lights. Large surface parking lots also do not do much for
attracting pedestrians and cyclists either.
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Picture 103: Manukau Mall south car park
Panuku Development Auckland know that and (will be) is reflected in their High Level Project Plan for Transform Manukau due out
in March.
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Follow View image on Twitter
jennifer keesmaat
@jen_keesmaat
Making the most of public space: the 60 km "car" street reconstructed as a 40 km "people" street. HT @GlobalStreets
1:09 PM - 18 Nov 2016
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Civic Plan though reinforces the point about walkability and transit orientated developments attracting the Creative Industry sector:
How Pedestrian and Transit-Oriented Environments Attract Creative Jobs

While it is understood that pedestrian friendly and transit-oriented environments are elements of good planning, they are also starting to be
understood as good business by the broader municipal decision-making community.
The US-based Progressive Policy Institutes comprehensive study of American urban centres, called the Metropolitan New Economy Index,
looks at factors that attract knowledge workers in new economy sectors. The Index looks beyond typical quality of life factors, such as high
culture, to include elements like walkability, or how well workers and residents can navigate the urban environment, congregate and network,
on foot or by transit without the need for a vehicle.
This understanding hasnt always been the case, as these elements were long seen as secondary to vehicular access in creating fertile economic
environments. However, with a more contemporary view of urban economies gaining traction, a central question is: what is the impact of a
walkable and transit accessible environment on jobs and economic development? Just as certain economic sectors require robust road and rail
links to make locations attractive for business, what is the relationship between a hive of economic activity and the level of walkability and
transit access?
Civicplan explored this issue with a particular focus on creative industries in the city of Hamilton. Why creative industries? From previous
research we have conducted, we know there is a high concentration of creative industries in the downtown core. We also know about the
significant growth in creative industry jobs downtown over the past few years. Finally, we know that the core is one of the more walkable
environments in the local urban structure. From this basis, a number of questions can be posed:
1. What is the measured level of walkability in the downtown?

2. Where else in the city can we see these levels of walkability?
3. What is the geography of transit access in Hamilton?
4. Is there a spatial relationship between walkability, transit accessibility and creative industry jobs city-wide?
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..
Conclusions
Moving forward, these factors can help inform local efforts at job creation. More specifically, walkable environments should be viewed as
economic infrastructure that attract employment and should be invested in accordingly. This means that just as investments are made to ensure
suburban business parks have the required infrastructure to make them centres of private investment, walkable environments needs to be
created, enhanced, and maintained in order to attract jobs for other sectors. Practically speaking, this points to a whole host of planning issues
ranging from pedestrian-friendly urban design to intensification. The same could be said for transit-accessible environments and this links
directly to the east-west Light Rail Transit project in the lower city.
Strengthening the link between walkability, transit accessibility and jobs will be important for urban centres like Hamilton to effectively build
strong, diverse economies moving forward. With limited resources to spend on economic development, decision makers need to ensure they are
investing in parts of their cities that will provide a sustained return on investment, and create jobs that will attract and retain mobile talent. In
Hamilton, the growth of creative industries, the talent they attract, and the geographic clustering they exhibit, point to the types of locations that
achieve this goal.
Source: http://civicplan.ca/walkability-economic-development/
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The other two main creative industry clusters are Parnell and
Wynyard Quarter that are both accessible to and from Manukau
especially by using the bus-rail combo.
It is to note with Central Government investigating moving their back

office functions of the State Apparatus northwards due to
earthquake risks in Wellington, Manukau becomes a very attractive
option to both Government and Creative Industries that would both
cluster together in mutual support; something to think about.
In any case attracting creative industries to Manukau has the

catalyst effect of transform Manukau from a 9-5 Monday-Friday
economy to a full-time economy a goal of Transform Manukau.
Given you have set up walkable and transit systems within Manukau
to support creative industries those same systems also support
visitors and support industries (hospitality and entertainment) that
are very likely to attract both visitors in the evenings and weekends
as well as permanent residents to the city centre area. When that
happens further development of residential accommodation occurs
within Manukau which eventually gives critical mass to fully support
not only the creative industries cluster but other industries inside
Manukau as well; basically your full-time economy.
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So we have a goal: to attract creative industries to Manukau. How do we do this? Manukau: The Meeting Place of the
South would be a start.
And how do we do that?
Manukau becomes both walkable and a transit orientated development centre.
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#TransformManukau Becomes #ourmanukau as Framework

Plan Released
Framework Plan guiding next 25 years of urban regeneration in Manukau is released
This afternoon the framework Plan for the Manukau urban regeneration project (now known as Our Manukau) was released by
Panuku Development Auckland.
The flyer and Framework Plan will be available for reading below.
But first from Panuku Development Auckland on Our Manukau:
Imagine Manukau in 2040

The number of residents will have grown from the current 6000 to 20,000.
There will be new affordable housing at Barrowcliffe, and regenerated healthy neighbourboods at Rt Vine and Inverell/Hoskens.
New residential neighbourhoods will have popped up on the DHB site and at Pacific Gardens on Great South Road.
Te Papa Manukau will be the cornerstone of the destination and cultural offer attracting more visitors to the area.
Hayman Park will be significantly upgraded and Manukau Plaza will be revitalised for all to enjoy.
A healthy Puhinui Stream will be a source of community pride as it flows through the neighbourhoods from the Botanic Gardens all the way to
the Manukau Harbour.
Manukau will be firmly established as a learning, innovation and community enterprise hub, and therell be a new metro school in response to
the growing population.
Large scale mixed use development and a new anchor commercial tenant will help diversify the local employment opportunities.
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An upgraded Putney Way will become the new main street, while Great South and Wiri Station roads will be transformed into urban boulevards
making Manukau more pedestrian friendly.
A new mass transit line will run between Botany and the Airport (bus or light rail) through central Manukau providing better connections for
local people.
Most importantly people will start to call Manukau home and when they do we will know that the transformation of central
Manukau has been a success.
Panuku is leading the transformation of Manukau alongside the Government as a major landowner in the area. Panuku is working closely with
Manukaus communities, understanding their place and listening to their needs and desires, as the involvement of local people is the most
critical ingredient in the recipe for successful urban regeneration.
Why are we doing this?
Manukau is unlike any other place in New Zealand. With a strong Maori heritage, its position as the worlds Pasifika hub, along with
the creative and economic potential, it should be the thriving heart and soul of the south.
Transforming Manukau is about fostering and building upon the existing pride, values and talent of the people who live and work
there, and visit it most often. In doing so, we will ensure that transformation of the area continues to appeal to locals, while also
attracting future residents, workers and entrepreneurs.
Theres a strong desire from the local community, as outlined in the tara-Papatoetoe Local Board plan, to create a thriving heart
for Manukau an attractive visitor destination, business centre and place to shop, live, learn, work and play in world-class facilities
and spaces. To achieve this it needs a strong resident population, and needs to be seen as a desirable and innovative place to do
business.
The project area for the Manukau transformation covers 600ha and includes the whole metropolitan centre, the Manukau Sports
Bowl and the Wiri suburban neighbourhood to the south, including the large 49ha Manukau Super Clinic site. Auckland Council
owns 95ha of land within the project area, comprising approximately 40 properties.
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The Transform Manukau project aligns closely with The Southern Initiative which aims to mobilise strategic and transformational
social, physical and economic change in south Auckland.
While Panuku and the Government will do the heavy lifting, true transformation is owned and delivered by us all. Manukau ward councillor
Alf Filipaina
Whats planned for Manukau?
To be truly transformed, Manukau requires the multiplier effect of a number of key moves..
Key move one Realising the potential of the Puhinui Stream
Key move two Creating a vibrant heart
Key move three Developing the Wiri healthy neighbourhood
Key move four Harnessing learning and innovation opportunities
Key move five Enhancing community connectivity
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Manukau will continue to be transformed from a car-based centre. There will be better connections to surrounding communities
through improved public transport, and easier walking and cycling options.
Key elements of the move include:
upgrading Great South Road as an important northsouth urban avenue

delivering a mass transit route from the airport to Botany, via central Manukau
creating a comprehensive cycle network
making it easy, safe and attractive to walk around Manukau.
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Whats happened so far?
The metropolitan centre of Manukau was approved for development as a transform location by Auckland Councils Development Committee in
December 2015 after a selection process. Panuku will transform locations by using our planning and development expertise, working
alongside others to regenerate these areas.
The over-arching plan for the regeneration (known as the High Level Project Plan) for the redevelopment was approved by the Development
Committee on 14 April 2016.
Panuku is working with Housing New Zealand, who owns a large amount of land in the area which they are looking to use to build more
housing of a higher quality.
A Framework Plan has been completed in partnership with the Crown and the Council family including the tara-Papatoetoe and Manurewa
local boards. The Framework Plan shapes the scope of the project and guides the delivery of the outcomes.
Next steps
The transformation of Manukau is a long-term project taking 20-25 years to complete. The first projects include the new bus
station, the Putney Way street upgrade and the Hayman Park playground.
Panuku is also working with The Southern Initiative to involve local people in the urban regeneration process by engaging young
people and local activators in place making for the area. #ourmanukau
Source and full post: https://www.panuku.co.nz/manukau
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Some extra reading:

The Our Manukau Flyer
Our Manukau Framework Plan (over three parts)

Full commentary as part of the Transform Manukau series will start on Monday.
But great to see the Framework Plan in operation and the first projects under delivery.
This is Our Manukau, the Meeting Place of the South
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Picture 106: Key Move Three in regards to Wiri. Source: Panuku Development Auckland
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#ourmanukau Framework Plan: How Good Is It? Part 21 of the

High quality document sets out Manukaus future
On Friday Panuku Development Auckland

released the Manukau Framework Plan
that outlines Manukaus potential for the
next twenty-five years. You can read the
release of the Framework Plan
here: #TransformManukau Becomes
#ourmanukau as Framework
Plan Released. An embedded and
downloadable version of the Framework
Plan will be at the bottom of this post.
Over the weekend (when not doing

surveys in Manukau itself) I sat down and
read the Manukau Framework Plan
beginning-to-end and cast my thoughts
over the document itself and its
importance for the future of Manukau as
the Meeting Place of the South (or
Thriving Heart and South of the South per
Panuku). First though a disclaimer: Picture 107: 6 car passenger train at Manukau Station. Source: Own
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Disclaimer with Transform Manukau
I have been involved in an amateur capacity (so non-paid nor contracted to Panuku) with Transform Manukau since Manukau was
given its Transform ranking by Auckland Council in late 2015. My role as an advocate and commentator from Southern Auckland
was providing feedback to Panuku in helping them shape the High Level Plan (live from April 2016) and this Framework Plan that
went live last week. That said I am just one of many people and groups who have worked or advised Panuku through from
inception, to today and through until tomorrow as Manukau embarks on its urban regeneration program.
The journey is not over yet with implementation getting under way and things like surveys to be done. Any sponsored posts will be
marked as such (as per blog policy) as the need arises.
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Lead up to the Framework Plan

When Transform Manukau was first envisaged Panuku had set about eight goals for the areas future. Those goals were:
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Remembering Manukau contributes the following:
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Thus this is the reason why Manukau was chosen:
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Fast forward to today and from the above did five key moves for the urban regeneration of Manukau come about. Those five key
moves being (and what they envisage):
Key move one Realising the potential of the Puhinui Stream
Puhinui Stream will link neighbourhoods and provide high quality open space for all to enjoy. It will be an exemplar project for
ecological, social, cultural and economic transformation.
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1. Linking key destinations
completing the missing link through the District Health Board block
better connections to the Manukau Harbour
better connections to Auckland Botanic Gardens
2. Creating a conceptual diversion through central Manukau
beautifying Barrowcliffe Bridge
3. Expanding open spaces and facilities
Developing key open spaces, and improving their recreational and other uses (e.g. Hayman Park, Barrowcliffe, the Auckland
Botanic Gardens and a new wetland domain at Wiri).
4. Establishing a functioning eco system
practising kaitiakitanga and working with local people to restore the mauri of the stream and its surrounds
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The focus will be to create a healthy and vibrant heart at the core of central Manukau that can radiate out to surrounding areas.
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supporting residential development

enriching leisure and cultural destination opportunities including Te Papa Manukau and new hotel developments, along with
improving the links between existing attractions
improvements to the Civic Building and Ktuku House
expanding and diversifying the retail offer to include mixed-use development on the Westfield Manukau City car parks
developing new commercial office space for key tenants
Reimagining the public spaces including Manukau Plaza, Putney Way as a main street, Osterley Way as a northsouth link,
Amersham Way as a hospitality-focused street, Hayman Park as a destination park and Manukau Station Road as a boulevard.
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Key move three Developing the Wiri healthy neighbourhood
Picture 113: This map depicts a potential scale of redevelopment but this is not a masterplan so the detail of each site is still being worked through. Source: Panuku Development
Auckland
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The Wiri neighbourhood, lying to the south of State Highway 20, will become a place where people can live in healthy homes, in
safe neighbourhoods with good schools, and benefit from improved health services that foster healthy living.
1. Increasing housing supply and choice in Wiri:
with the progressive replacement of 380 existing Housing New Zealand homes over time to create up to 1180 new homes, as well
as 400 new homes on the District Health Board site
at least 200 homes at the Barrowcliffe site which will be part of a urban neighbourhood planned by Panuku
900 homes on the Pacific Gardens Special Housing Area site on Great South Road (note from admin: total yield is actually 1,150
homes)
2. Developing new street patterns to improve connections in the area
3. New and improved open spaces along the Puhinui Stream and a new wetland domain in Wiri
4. An increase in community services and facilities, with a focus on children and young people, and potentially including new leisure
facilities
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Key move four Harnessing learning and innovation opportunities
Learning and innovation are seen as a cornerstone of changing how Manukau functions empowering the local community to drive
economic prosperity.
The building blocks are already there with improving early childhood education participation and a rapidly increasing tertiary
presence in the area.
There will be a particular focus on local community and social enterprise, iwi and pasifika enterprise and harnessing growth sectors
(health, food and environmental tech, and advanced manufacturing).
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A learning network which encourages collaboration between learning establishments providing a complete learning pathway from
early childhood through to further education and training, and onto employment.
The Southern Initiatives local enterprise and innovation initiatives, including the Makerhood, and Mori and Pasifika trades and
training programmes
the Manukau Innovation Neighbourhood as a means of engaging large-scale local employers to grow local innovation and talent
an integrated energy initiative to explore the potential for collective local energy solutions
a multipurpose learning and innovation centre
a shift to innovative learning environments in schools that prepare children to play their part in the Manukau of the future.
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.
Source: https://www.panuku.co.nz/manukau
Key Moves 2 and 5 I will focus in on later in the series.
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Framework Plan Hits the Mark

So does the Framework Plan for #ourmanukau have the goods for #TransformManukau?
Yes it does.
For me with the Framework Plan it was whether:
the Framework and Panuku would be stuck in the past focusing on the physical geography side with big monoliths, towers
everywhere, sprawling open space and wondering why the place is rather drab (rather how Manukau is now)
OR the primary focus of the Framework is on the human geography side the human scale where spaces are interactive and alive.
Apart from Key Move Three (Puhinui Stream) (to which I reserve judgement on for now) the rest of the Plan and the other Key
Moves focus on the human geography side the human scale. So an A for the Framework Plan with the rest coming down to the
individual Implementation Plans for the respective Key Moves. The Framework Plans focus has gone to great lengths to focus on
the human elements to drive the urban regeneration of Manukau City Centre and its surrounds. Key Moves 2 and 5 (Vibrant Heart,
and Connectivity with wider Southern Auckland) will be the true tests of the human element drive in Manukaus urban regeneration
program. That is why those two moves I will be focusing on however, all moves will be kept an eye on.
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An extract from #TransformManukau Missing the Human Element. Part 8 of the Manukau City Centre The
Transform Series which formed my evaluation of the Framework Plan
One thing Panuku made very clear in their sit down is that Manukau is great with the regional stuff like the mall, large format retail,
Rainbows End, the police HQ and the courts. But what is missing in Manukau is the local stuff that would make people want to stay,
linger, socialise or even live in Manukau rather than this 9-5 transactional economy Manukau currently has.
As I quoted above we are great at the physical stuff (and often that is where the regional stuff is often placed) but we are lagging in
the human stuff (where the local would sit) that humanises a centre especially a Metropolitan Centre.
So what is the local stuff needed to humanise the Metropolitan Centre that is Manukau City Centre (and its surrounds)? Well a
critical mass of a permanent population base (whether it be apartments in Manukau City Centre itself or terraced housing in the
residential estates south of Manukau City Centre) would be a good start as that critical mass attracts commercial development
(viability) and further investment from the public sector (Council and Government). The commercial development especially if things
like bars, cafes, and small format retail would give people a reason to stay, linger, socialise, and attract more people to live and
work in Manukau.
A risk though in driving for that critical mass of a permanent residential population in Manukau is that the new residential population
decide to go elsewhere to socialise and even work resulting in Manukau still losing out as a 9-5 transactional economy.
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Picture 116: From Hayman Park to Manukau City Centre Could this be a cafe/bar/hospitality corridor for Manukau City Centre?
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Picture 117: Roads and tram lines down, now for the lane ways, zones and parksRoads and tram lines down, now for the lane ways, zones and parks
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Large format retail form good regional anchors and have a place in
Manukau given Manukau is the regional hub for half a million people.
But the encouragement is also needed on small format retail
including hospitality to give the people inclusionary feel of a and in a
large Centre (Manukau can be rather isolating to a person or a group
of people). And to do this we need to understand both the people
already coming to Manukau like myself and those already in
Manukau like the businesses in order so that we can be good active
front seat drivers to Transform Manukau (rather than a passenger
steering out the window bored silly).
Picture 118: Hayman Park underutilised potential in the heart of Manukau City
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..
Full post: https://voakl.net/2016/05/12/transformmanukau-missing-the-human-element-part-7-of-the-manukau-city-centre-the-

transform-series/
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As for Key Move 3 Puhinui Stream I had mentioned early that drew a reserved judgement from me the question is why? The
problem with Puhinui Stream is that it is flanked by Housing New Zealand properties in the Wiri reaches with those properties
facing their backs to the stream rather than their fronts. To have your back to the stream means often a 1.8 metre high fence
isolating the property from the stream. This means despite is decent stream edge and path network Puhinui Stream is an isolated
walkway that you might travel through rather than linger and socialise.
Key Move 3 has the stream opened up with cycle paths, pedestrian paths and park infrastructure (benches etc.) to encourage
interaction as imagined in the picture further up the post. The catch is Key Move 3 is reliant on Housing New Zealand doing some
regeneration of its housing stock in the area and having that renewed housing open to the stream-side rather than isolated out.
Without that housing open to the stream the Puhinui Stream regeneration risks losing the human element and continue being a
physical space with no human soul.
None-the-less the Framework is pretty solid and if projects like Manukau Station Road regeneration can be pulled off then the
future of Manukau is looking bright.
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Picture 120: Manukau station road redevelopment options. Source: Panuku Development Auckland
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Picture 121: Manukau Station Road option 3 redevelopment potential. Source: Panuku Development Auckland
So a big well done and thank you to Panuku Development Auckland and all those involved bringing the Manukau
Framework Plan to life.
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Key Moves 2 and 5 the focus

In the next couple of #TransformManukau posts I will be covering Key
Move Two: Creating a vibrant heart, and Key Move Five: Enhancing
community connectivity to see how they line up with previous posts
covering human scale development and walkable transit orientated
developments.
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Reference Posts:
#TransformManukau Missing the Human Element. Part 8 of the Manukau City Centre The Transform Series
Walkable and Transit Orientated Environments They Attract Jobs #Part 20 of the #TransformManukau Series
The Manukau Framework Plan

Manukau of the Future Flyer
Manukau Framework Plan Part 1 of 3
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Picture 122: Manukau Bus Station getting its first frames
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#ourmanukau Key Move 2: Creating a Vibrant Heart. Part 22 of

the #TransformManukau Series
The body needs a strong heart
Last Friday Panuku Development Auckland (the Councils property and development arm) released the Manukau Framework Plan
that sets out Manukaus urban regeneration program. You can read up on the release of the Plan (and the Plan itself)
here: #ourmanukau Framework Plan: How Good Is It? Part 21 of the #TransformManukau Series.
In that post I gave the Framework Plan an A with the Plan nailing the focus and subsequent need on getting the human elements
right in Manukau after focusing on the physical elements for so long. The Puhinui Stream regeneration (Key Move Three) earned
my reserved judgement depending on how Housing New Zealand comes to the party with their housing stock in Wiri when the
stream undergoes regeneration.
In this post I will be looking at Key Move Two: Creating a Vibrant Heart and how it is critical to land this Key Move quickly for the
rest of the Transform Manukau program to continue to stand on its own (and for the other Key Moves to reach full potential).
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Creating a Vibrant Heart Creating a Strong Body

In order to get maximum bang for buck in both investment and outcomes (social and economic) with Manukau (as heart of
Southern Auckland) Manukau City Centre needs to have a strong vibrant heart. Without a strong vibrant heart the body (that is
Southern Auckland) will be severely hobbled and disjointed in functioning effectively (if at all (without it being chaos)). So how
does Panuku plan to set about creating this vibrant heart in Manukau City Centre?
Lets take a look a Key Move Two first:
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reimagining the public spaces including Manukau Plaza, Putney Way as a main street, Osterley Way as a north south link,
..
To create that vibrant heart we need to attract new residents into Manukau City Centre to create a critical mass that allows support
of new commercial and leisure activities in the area. But before we can attempt to attract new residents into Manukau we need to
back the bus up and take a look at the situation currently and some goals into the future.
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First the current situation:
Picture 124: Manukau Challenges 1 of 2 Source: Panuku Development Auckland
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Picture 125: Manukau Challenges 2 of 2 Source: Panuku Development Auckland
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You can see Manukau City Centre both lacks cohesion, and housing intensity and choice for a Metropolitan Centre (in the Auckland
and Unitary Plans).
But with challenges comes opportunities:
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Picture 126: Manukau Opportunities 1 of 2 Source: Panuku Development Auckland
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Picture 127: Manukau Oppportunities 2 of 2 Source: Panuku Development Auckland
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It will be the opportunities seen in the first of the two slides that need be leveraged in building up the residential population in
Manukau City Centre. The opportunities in the second slide present themselves more as the population builds and can be
leveraged effectively to strengthen Manukaus natural assets, visitor economy, social capital and education successes.
With the opportunities in the first slide presented (and Manukau is blessed with very strong transport connections and its location (I
would say better than the City Centre in some aspects) a goal needs to be set. This goal will need to realise the opportunities
mentioned above as well as the goals of Key Move Two.
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Goal One of the Our Manukau Framework Plan: Function Manukaus function in the Auckland region and for the people
of the south
Our goal: A strong, permanent residential population in Manukau Central, allowing it to function as a vibrant and connected quality
compact centre and place of manaakitanga, with an emphasis
on local as well as regional activities and identity, supported by new and revitalised adjoining healthy neighbourhoods.
Panuku envisage the City Centre area to house 10,000 residents with an extra 10,000 residents in the surrounding areas (mainly
Wiri, Pacific Gardens and Rata Vines). While I believe you can easily get 25,000 people inside the Transform Manukau area the
point is that 10,000 residents calling Manukau City Centre home backed by another 10,000 nearby would give the critical mass in
allowing investment in commercial, industry, hospitality and recreation economically viable.
While Manukau moves to house an extra 20,000 new residents we also have to remember Southern Auckland also houses four of
the five big heavy industrial complexes:
A manufacturing core
Despite the fact that manufacturing is declining across the Auckland region, Manukau has retained its manufacturing core and there
is clear evidence of food and beverage and high-tech clustering in the broader Manukau area. Holding onto this role as a key hub
for the manufacturing industry in Auckland and the wider upper North Island is of paramount importance for the future.
Source: Manukau Framework Plan Part 1, page 41
The Wiri and Airport industrial complexes continue to both consolidate and expand while Onehungas complex is in the process of
decamping (and moving south) and this must be acknowledged. While industry is not sexy compared to residential, commercial and
open spaces (think ribbon cuttings) it is a major economic driver and employer in the South.
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Manukau City Centre (the core of Southern Auckland) sits next to Wiri which is Manukaus manufacturing core and will be such for
a very long time. When designing residential spaces for new residents we have to remember where those residents might end up
working. It could be very well the manufacturing core or supporting hospitality services which requires different connectivity options
(plays into Key Move Five: Enhancing community connectivity) to a 9-5 office worker.
Meaning? For Manukaus heart to be vibrant our residential spaces will need to be diverse to cater a heterogeneous working
population.
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How will Key Move Two Creating a Vibrant Heart be achieved?

The Our Manukau Framework Plan sets out a five-step program that aims to foster a new functioning role of Manukau starting with
the core City Centre area.
The new functioning role for Manukau being:
Our aim is that, in the future, Manukau Central will function as a lively metropolitan centre and transport hub of regional importance,
while catering fully to the needs of its immediate community. The mana of the place will be clearly evident, and it will provide an
important source of manaakitanga for the diverse communities of South Auckland. To achieve this, Manukaus future regional role
will have to be carefully balanced against the need to think local; to ensure it becomes an attractive place to live in, as well as to
visit. Five roughly sequential steps, underpinned by Mori values and principles, will be important in shifting Manukau to this
new functional role.
..
Source: Manukau Framwork Plan Part 1, page 23
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The Five Step Plan:
Step One and Two Connecting existing activities up, adding residential space capacity into Manukau City Centre
Picture 129: Step 1 and 2 of Framework Plan. Source: Panuku Development Auckland
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Step One in connecting and complementing the islands of activity in Manukau City Centre fits right in with my #TransformManukau
Missing the Human Element. Part 8 of the Manukau City Centre The Transform Series where you try to:
So what is the local stuff needed to humanise the

Metropolitan Centre that is Manukau City Centre
(and its surrounds)? Well a critical mass of a
permanent population base (whether it be
apartments in Manukau City Centre itself or
terraced housing in the residential estates south of
Manukau City Centre) would be a good start as that
critical mass attracts commercial development
(viability) and further investment from the public
sector (Council and Government). The commercial
development especially if things like bars, cafes,
and small format retail would give people a reason
to stay, linger, socialise, and attract more people to
live and work in Manukau.
A risk though in driving for that critical mass of a

permanent residential population in Manukau is
that the new residential population decide to go
elsewhere to socialise and even work resulting in
Manukau still losing out as a 9-5 transactional
economy.
Picture 130: From Hayman Park to Manukau City Centre Could this be a cafe/bar/hospitality corridor for
Manukau City Centre?
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Connecting up existing spaces first and working with what we have lays the foundation for Step Two developing a critical mass
of residential space inside Manukau City Centre. Key Move Five (Connectivity) would also play a large part on Step One leading
into Step Two. Once Step One is underway then work can be done on Step Two in growing that residential community in the heart
of Manukau (and wider area).
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Indeed intensification or for that matter creation of

new residential space in Manukau City Centre
must be done well unless we want to create
monolithic structures with little soul (thus creating
vertical sprawl). To get best bang for buck out the
land space while creating more vibrant spaces any
new residential development that is mid or high-
rise (four storeys or more with high-rise 8+) should
be a mixed use development. That being:
Ground floor: retail

Level 1 (1-4 in a high-rise): office or community/civic
Levels 2+ (the 3rd storey) (5 in a high-rise) residential
of various sizes
This way at least one part of the complex is being
utilised at any time of the day and you do not end
up with dead space as you would with say a sole-
use office block.
Once the residential population begins to hit critical mass in Manukau can we move to Step Three:
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Picture 132: Step 3 of Framework Plan. Source: Panuku Development Auckland
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Businesses whether it be commercial services (including retail or hospitality) or commercial office will be attracted to an area that
has a critical mass of residential population. Whether that commercial is servicing the local area, wider Manukau, the industrial
complex in Wiri or region-wide having that critical mass of residents living in Manukau City Centre will certainly be attraction. Why?
1. High possibility of sourcing at least some of your workers

2. If commercial services then an immediate catchment of consumers/buyers
3. Agglomeration bonus of businesses and residents clustering together as seen with the main City Centre
With Step Three secured then we can move to Step Four that has effects to the wider Transform Manukau area:
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Picture 133: Step 4 and 5 of Manukau Framework Plan. Source: Panuku Development Auckland
Step Five is being able to leverage Manukaus geographic location for future investment especially on the commercial and
industrial sides. But to do that first when need to get Steps One through to Three lined up and executed properly first.
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Urban Design creating Walkable and Transit Orientated Developments inside Manukau
With Manukau accessible by rail and bus (Manukau houses the main South Auckland Bus Station and the Manukau Rail Station)
creating walkable and transit orientated based development is straight forward. I will cover this more when I cover Key Move
Five: Enhancing community connectivity. For more on walkable and transit orientated developments see: Walkable and Transit
Orientated Environments They Attract Jobs #Part 20 of the #TransformManukau Series.
A short version relevant to Manukau though:
Building Community Through Urban Design. Run Up to Next #TransformManukau Chapters

Written by Ben Ross Talking Auckland. 23 March. 2017
Good urban design = good community
Urban Design can do one of two things: it can either build a great community or it can create desolate spaces and NO community.
Auckland is not immune to the latter but in fairness has some great urban design that do promote community. Remember with
urban design you are trying to promote the following:
Accessibility
Mobility
Social interaction and cohesion
Physical and human environments
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The Congress for the New Urbanism gave their top ten tips for urban design building communities:
Ten reasons to build community through urban design
There are two models for development of cities and towns. One, the neighborhood model, founded on thousands of years of trial and
error, brings people together.
ROBERT STEUTEVILLE JAN. 17, 2017
We build cities that bring us together or push us apart. Gated communities are an obvious example of building to isolate, but other
methods are also common. Streets that are too wide, with fast moving traffic, divide us. So do zoning codes that separate uses and
housing types. Berms, buffers, setbacks, limited-access highways, and massive parking lots, when used routinely, put barriers and
distance between people.
Mixed-use neighborhoods and great public spaces, on the other hand, bring citizens together in real communities. Here
are the ten best reasons to design and build places that support community:
1) For freedom and choice in mobility
When you live in a place designed to keep people apart, you have to get around by motor vehicle. When you live in a walkable
neighborhood, you can still drive if you want to. But you can also walk, ride a bike, hop on a bus or train, and often take car-share
or bike-share.
2) To support social interaction
Humans are social, yet this primary fact of life is oddly absent as a core consideration in modern urban development regulations
that separate uses and housing, notes Steve Price, principal in the firm Urban Advantage. Price has gathered impressive
research on how land-use policies that bring us together can reduce loneliness and social deprivation.
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3) For great public places
You know when you are in a great public place, and the pure joy that it brings is palpable. People flock to these places. There is
nothing like great public places to bring people together, but activating such spaces requires people living and working in
proximityit requires the neighborhood model.
Picture 134: Photo courtesy of the Project for Public Spaces Source: Congress for the New Urbanism
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4) For healthy lifestyle opportunities
Places where people walk 10,000 steps per day as part of their daily activities have been proven to be healthier than those where
people walk less, all other things being equal, notes architect Steve Mouzon. Living in a walkable place myself, I walk and ride a
bike nearly every day for transportation. But I also run regularly, and the convenience of simply stepping out my door and jogging a
few miles in pleasant surroundings contributes to my health. If I had to go to the gym, or drive someplace to run on a trail, Id do it
less and maybe not at all.
5) To reduce cost of living
The average car costs more than $9,000 a year. When you live in a walkable city, you drive significantly less or may even live
without a car. Transportation costs are significantly reduced, which cuts combined housing and transportation (H+T) expenses. My
analysis of the 25 largest US traditional cities shows combined H+T costs of 40.4 percent of median incomethats 19 percent
lower than the 25 largest sprawling cities (49.9 percent of median income). Living in a traditional city generates a lot of discretionary
income to save or spend.
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Picture 135: Source: Congress for the New Urbanism
6) To protect the environment
Places that bring us together benefit the environment in several ways: Every trip on foot or on a bike burns fat instead of gas,
keeping us healthier and the air cleaner, observes Mouzon. Also, when we spend time outdoors, he says, we get acclimated to the
local environment so that when we return indoors we may be able to throw the windows open and leave the air conditioner off.
Heres a graph that quantifies how transit-oriented neighborhoods reduce carbon emissions.
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7) For long-lasting value and to build the tax base
Joe Minicozzi of Urban 3 has documented the productivity of American development patternsand the most productive parts are
mixed-use downtowns and neighborhoods. He has modeled scores of US cities and the data is clear: Single-use development has
lower financial productivity. See below for the relative performance of Walmart compared to a downtown building in Asheville, North
Carolina.
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8) To reduce infrastructure expenses
Our cities are drowning in unproductive liabilities, says

Charles Marohn of Strong Towns. One reason is that we built
infrastructure inefficiently during the Age of Sprawl that is now
requiring maintenance. See the graph below for the amount of
fire hydrants and water piping in Lafayette, Louisiana, in
1949when the city was compact and walkableand today.
9) To reduce traffic deaths
When cities and towns are designed for separation, inevitably

the thoroughfares are built for faster moving traffic. People
have to drive farther, at higher speedsmultiplying risk for
everybody on the roads, including those who must walk in
difficult conditions. This costs lives. University of
Connecticut researchers examined 24 cities in California, half
built mostly before 1950where people can drive less, walk,
and use transit moreand the other half mostly after
1950. The 12 pre-1950 cities had traffic death rates of less
than one-third those of the post-1950 cities.
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10) To make your community unique
The more we build to separate, the more

every place looks like every place else. Its
hard to distinguish between shopping
centers, strip commercial corridors,
subdivisions, and office parks in Virginia,
Oregon, Colorado, or Connecticut. But when
you build and revitalize mixed-use main
streets and focus on placemaking, the
unique qualities of community are enhanced.
That gives people a reason to go to a
community, experience something different,
and invest.
Source, full article and all

pictures: https://www.cnu.org/publicsquare/2
017/01/17/ten-reasons-build-community-
through-urban-design
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As I began with urban design can either build or

desolate communities.
Manukau City Centre, and Papakura Metropolitan

Centre are two areas where urban design are not
the best to build communities. Both miss the human
elements (see below) and as I observed when I was
doing a Public Life Survey yesterday in Manukau,
people will treat both Centres as places to walk
through rather than places of destination.
Source: https://voakl.net/2017/01/13/walkable-and-
transit-orientated-environments-they-attract-jobs- Picture 140: Key Move 2: Creating a Vibrant Heart in Manukau. Source: Panuku Development Auckland
part-20-of-the-transformmanukau-series/
I know quite a bit of reading there folks. But if we are to succeed in Key Move Two Creating a Vibrant Heart in Manukau then a bit
of prep work needs to be done before we start turning sods on residential projects.
In the next post I will be covering Key Move Five Enhancing community connectivity.
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#ourmanukau Key Move 5: Enhancing Community Connectivity.

Part 23 of the #TransformManukau Series
It is all about the connectivity
In Part 22 I looked at how Manukau needs a vibrant heart to support the wider Transform Manukau program and the ambitions of
Southern Auckland. You can see that respective post here: #ourmanukau Key Move 2: Creating a Vibrant Heart. Part 22 of the
#TransformManukau Series. A good heart can not be isolated however from its body (the community) and needs to have decent
connectivity in order for #ourmanukau to be a success.
So in this post I take a look at Panuku Development Aucklands Manukau Framework Plan Key Move Five: Enhancing
Community Connectivity.
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What is Enhancing Community Connectivity?
From the Manukau Framework Plan:

.
If Key Move Two is the heart of Manukau then Key Move Five is the arteries connecting the heart to the body that is Southern
Auckland. For both the heart and body to work efficiently you need a good artery system to provide that connectivity. Enter Key
Move Five.
Note: As Key Move Five interlinks with Key Move Two there will be linking back to Key Move Two through this post.
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The Context leading to Key Move Five: Enhancing Community Connectivity

While Manukau was founded as a car-centric Centre in the 1970s the irony of the auto-dependency created from this become
Manukaus blessings as Transform Manukau gets underway. Manukau is surrounded and connected by wide avenues with large
grass medians running down the middle. Manukau is also connected by the Eastern Rail Line terminating at Manukau Station, the
Southern and South Western Motorways, and acts as the central Southern Auckland for busses with the soon to be completed
Manukau Bus Station (opens May 2018).
The wide range of transport connections to, around and through Manukau give the foundation for Key Move Five, something other
larger Metropolitan Centres would be envious of.
If we take a look at Goal Two: Manukaus form and the way the place touches the land both the history and what Panuku have
outlined for Manukau give rise to the importance of Key Move Five (and Key Move Two):
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Picture 141: Goal 2.1 of Manukau Framework Plan. Source: Panuku Development Auckland
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You can see Key Moves Two and Five are closely interwoven as Panuku outlines the goals, opportunities and challenges for the
Transform Manukau area. That is not to say the other Key Move are in isolation however, for now I am focusing on just those two
Key Moves otherwise you would end up with a very long blog post.
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We can see the context for where Manukau historically sits as well as how it is blessed with a good set of bones that allow such
great opportunities for urban regeneration over the next twenty-five years.
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Picture 144: Goal 2.4 of Manukau Framework Plan Source: Panuku Development Auckland
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Key Moves One, Two and Five all coming together which allow the other Key Moves to be realised fully.
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The wider Manukau focus that leads into the following below:
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The Goal for Manukau with its built form and its enhanced community connectivity within itself and to wider Southern Auckland.
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Key Move Five Enhancing Community Connectivity

The heart and body cannot function (well not very well anyway) without
decent connections between the two. Enter connectivity with the
transport system being the arteries connecting the heart (Manukau) to
the body (Southern Auckland). As noted before Manukau was built as a
car-centric Centre with the car as the dominant form of transport. While
busses have always been present and recently rail via the Manukau
Station trying to walk or cycle through Manukau is not a very pleasant
experience.
However, the wide avenues of Manukau that are currently hostile to

pedestrians also provide that blessing to Manukau as well. The blessings
being that the avenues can be easily retrofitted to allow a more
hospitable walking and cycling environment. The wide avenues also
allow retrofitting for bus lanes (given Manukau has the Manukau Bus
Station as the central bus hub of Southern Auckland) and eventually light
rail from the Airport to Botany via Manukau.
Picture 149: Goal 2.9 of Manukau Framework Plan Source: Panuku

Development Auckland
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Picture 150: On the Great South Road heading south through Manukau
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This is the hierarchy

of transport modes
especially for a large
Metropolitan Centre
like Manukau:
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Key Move Five recognises this hierarchy and sets about in realising it in the Framework Plan. Lets take a look at the breakdown of
Key Move Five Enhancing Community Connectivity:
Picture 151: Key Move 5. Part 1 Source: Panuku Development Auckland
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What Panuku outline with connecting up Manukau within itself and wider Southern Auckland.
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The context especially around the Great South Road that has history behind it (both light and dark).
The east west transit corridor is of crucial importance to the entire Southern Auckland area as the corridor would connect Botany,
Manukau and Southern Auckland (via either Manukau or Puhinui Stations) to the airport. Such a corridor would allow efficient
journeys to a major employment and travel destination without having to be stuck on State Highway 20B or the airport environs
roads as we currently are.
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Auckland Transport along with NZTA are going through the motions of route protection for the Airport to Manukau part of this east-
west transit corridor. You can see the route options that cover either light rail or bus below:
Hopefully Option 1 is chosen as it

is covers Puhinui Station to
capture Southern Line passengers
as well as Manukau rail and bus
Stations that form the central hub
for both Manukau and Southern
Auckland. If density and demand
ever allows using Option 4a and
Option 4 (from the Super Clinic to
Ronwood Avenue) as a Manukau
loop service would help move
people quickly around the southern
part of Manukau efficiently.
Picture 154: Picture 152: ATs proposals for the Botany Line to the Airport Source: Auckland Transport
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Bringing the Great

South Road up from a
car-sewer to a multi-
modal but people
friendly avenue would
go a long way in
connecting Manukau
back to the historic
urban spine (the Great
South Road).
Manukau Station
Road would also be
upgraded as well with
Option Three taking
my fancy as initial
favourite:
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Picture 157: Manukau station road redevelopment options Source: Panuku Development Auckland
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Picture 158: Manukau Station Road option 3 redevelopment potential Source: Panuku Development Auckland
Amersham is also up for an upgrade:
Picture 159: Key Move 2: Creating a Vibrant Heart in Manukau.
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Whether it be to or from Manukau or within Manukau itself it is about enhancing those community connections that support the
creation of a vibrant heart and wider surrounds.
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How the different transit and cycle routes fit into the #ourmanukau equation.
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Lastly cycling:
Picture 161: Key Move 5. Part 7. Source: Panuku Development
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Key Move Five enhancing community connections; connections that connect Manukau to wider Southern Auckland as well as
allowing better connections within Manukau. In the end it all comes down to budget determining the speed of the delivery. A major
factor of that delivery will be the route of the Airport to Botany via Manukau transit corridor as it will influence how the Great South
Road and Manukau Station Road upgrades are eventually handled.
But with those enhanced community connections and the vibrant heart Manukau City Centre realises its full potential as a
City Centre (albeit a minor complementary City Centre next to the main City Centre of Auckland), a regional centre for
Southern Auckland.
Next in the #TransformManukau series I post some observations from a recent Public Life Survey I did in Manukau.
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#ourmanukau Public Life Survey Reveals Challenges. Part 24 of

Work to be done
Last month I volunteered with Panuku Development Auckland to do a Public Life Survey in Manukau City Centre both on a
weekday and a Saturday observing pedestrian counts and activity in set areas. The two areas I covered were Hayman Park and
the bus stops outside Manukau Rail Station (Tuesday) and Manukau Mall on the Saturday. Both were the 4pm 8pm shift meaning
I either caught commuters or the change over from shopping to entertainment class traffic.
The information gathered and sent back to Aikten Taylor on-behalf of Panuku will come out later on and inform Panuku when they
create their design strategies to execute the five Key Moves of the Manukau Framework Plan. None-the-less my own observations
do feed into views on Key Moves Two and Five of the Framework Plan and how best to execute them through time. Key Move
Two being: #ourmanukau Key Move 2: Creating a Vibrant Heart. Part 22 of the #TransformManukau Series while Key Move Five
was: #ourmanukau Key Move 5: Enhancing Community Connectivity. Part 23 of the #TransformManukau Series
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Tuesday at Hayman Park

Given I have the 4-8pm shift my main objective was to measure pedestrian counts in the Hayman Park area that included Davis
Avenue Bus Stops (the interim area for the major stops until the Bus Station is open next year). So I am watching and counting
commuter traffic whether it be workers or students. And what did I get? Students and commuters passing through making their way
to their busses or the Manukau Train Station. Yes there was some activity in Hayman Park as people lingered but at all the
observation points including Lambie Drive people were just passing through making their way to their commute stop.
This is the major problem with Manukau and is acknowledged in Key Move Two. Manukau is a 9-5 Monday to Friday economy with
little attraction to stay back and linger into early evening as the observations would tell you. People were busy making their way to
their commute stop to get home and even if they did want to linger the hospitality and retail spaces are in the opposite direction on
Ronwood Avenue and Amersham Way.
Key Move Two would fix this problem:
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reimagining the public spaces including Manukau Plaza, Putney Way as a main street, Osterley Way as a northsouth link,
..
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Key Move Five would also assist moving people within, to and from Manukau as well making it a destination place rather than a 9-
5 place

.
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With help from the Saturday observations we can execute Key Move Two effectively to help Manukau evolve from that 9-5
economy
Saturday shows potential of Manukau in retail and hospitality

Saturday to be honest was the day I was looking forward to in the Public Life Survey event. My observation points were:
Outside Republic Bar on Amersham way next to the main northern entrance of the mall
Southern entrance of the mall on Putney Way
Manukau Station Road
Manukau Plaza
Manukau Station Road I can tell you right now is desolate and un-inviting in the weekend. While it could serve as an access link
between Manukau Station and Rainbows End the legacy of the road being State Highway 20 (thus a primary arterial between the
Airport, Wiri and State Highway One until the South Western motorway opened in 2012) means it is still a four lane wide road with a
large grass median in the middle.
With a bit of humanisation (and the addition of a Light Rail Transit system (Option 1) Manukau Station Road would become a more
attractive access link between the two stations and Rainbows End.
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Picture 163: Manukau station road redevelopment options Source: Panuku Development Auckland
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Picture 164: ATs proposals for the Botany Line to the Airport. Source: Auckland Transport
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The Putney Way entrance Manukau Mall (southern entrance) was busy as people were entering and exiting the mall either to/from
the car park or Manukau Station. While the mall is a primary anchor flipping that car park into a Town Centre development while
humanising Putney Way would give some serious muscle into getting the southern end of Manukau City Centre playing its part as a
vibrant heart.
Picture 165: Manukau Southern End 3.1 Money shot with blank lot 59
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Manukau Plaza needs a bit of work with it isolated from the mall (blank walls) and lack of hospitality spaces (cafes) that would give
you a reason to linger.
That said the Our Manukau group

have been doing weekly markets and
activities on Saturday in the plaza
space showing what can be done to
revitalise a large open space.
Manukau Plaza is protected in the
Unitary Plan so developments wont
threaten it. As Manukau City Centre
continues to development especially
around its streets Manukau Plaza will
become increasingly important as an
open space in the middle of a high
density urban core a lung for
people to unwind while still being in
a highly urban environment.
Picture 166: Manukau Court looking towards the mall
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The Republic Bar spot was my favourite and not just because you could grab a beer while counting and mingling.
Republic Bar is next to the main northern entrance to the mall, the entrance that leads to
the cinemas as well. This entrance will be naturally busy given it is a Saturday and the
counts definitely confirmed that. As I started at 4pm people were going in and out of the
mall, 5pm people were grabbing early drinks before heading to the cinemas with 6pm the
mall closed and people either drinking, eating or going to and from the cinemas. The point
being people were lingering which gave activity and life to this small piece of Manukau City
Centre.
If this can be replicated

down the length of
Amersham Way to
Hayman Park we would
get a hospitality
laneway full of bars,
cafes and restaurants
humming away on a
Saturday night giving
Manukau a start on
some decent night life.
Given Manukau Bus
and Rail Stations are
less than 800 metres
away accessing transit
after a night out would
not be that difficult.
Picture 168: From Hayman Park to Manukau City Centre. Could this be a
cafe/bar/hospitality corridor for Manukau City Centre?
Picture 167: Counting, mingling, enjoying a beer at the
Republic Bar in Manukau
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In the end the Public Life Survey was a lot of fun and the
observations rather stark on what Manukau has to offer, the
challenges and opportunities ahead. Was great being a part of it
although still need find time to read this:
Picture 169: Happy City
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Picture 170: Looking down Davis Avenue from Hayman Park
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Manukau and its Influence on Southern Auckland

This next extract while not part of the Transform Manukau series directly it does have major implications on Aucklands largest urban regeneration project.
Southern Aucklands Future Urban Zone has capacity to hold 55,000 new homes (165,000 new residents) and 35,000 new jobs. This does not include any
Brownfield developments nor does Transform Manukau which fully realised have capacity for 20,000 residents and countless new commercial and
industrial jobs.
As Key Move Five of the Transform Manukau Framework Plan pointed out previously Manukau serves as the core to inter-regional connectivity (especially
with industry) we will need to realise Manukaus importance and influence it will have with Southern Aucklands future development.
Picture 171: Source Panuku Development Auckland
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Growth Pressures in Southern Auckland: Is/Should the Super

Metropolitan Centre to Make a Comeback?
Pressures in Southern Auckland require some more unique thinking
From 2013-2016 when the Unitary Plan was being created I floated the idea of the Super Metropolitan Centre. The idea of the
Super Metropolitan Centre was born out of the work Auckland Council Property Limited (now Panuku Development Auckland) did
when the Auckland Plan was drafted in 2011-2012. What ACPL recommended was a hierarchy of Centres starting with the City
Centre at the top, Primary Centres after that, then the Metropolitan, Town and Local Centres in respective order. Manukau and
Albany would be the two Primary Centres.
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Picture 172: ACPLs submission to Auckland Plan on Centres Hierarchy
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From my Unitary Plan Submission in regards to Primary Centres and the Super Metropolitan Centre:
8.3 Primary Centres
While there is some debate about whether Auckland legitimately has two or three Primary Centres, the conclusion of this
report is that there are two centres one to the South (Manukau) and one to the North (Albany). These Primary Centres
fundamentally complement the City Centre in servicing core parts of the region, and reflect the linear geography of
Auckland.
My definition of Super Metropolitan Centre can be found in this post here: What do you want to see in your Super
Metropolitan Centre
Heading back to the ACPL definition of Primary Centres this is what they have outlined for both Manukau and Albany:
8.3.1 Manukau
Manukau has traditionally been a strong area and has developed into a major Primary Centre extensively servicing South
Auckland.
It would benefit from the overview of the City Transformation Unit. The commitment and focus this brings is beneficial. It
sends a signal to the market that Council is committed to continuing investment in order to strengthen Manukau.
The key issues Council should focus on are:
o The significant opportunity the new rail link to Manukau City Centre will provide. This should further boost the preference for office
location in this area.
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o Opportunities to improve the walkability of the Centre, and in particular to connect the rail station to the Centre.
o A more sophisticated entertainment and retail offer.
o The need to promote a residential base within Manukau City Centre. It is this mix of office and residential use which will give
Manukau a 24-hour urban lifestyle.
o It is recognised that the reverse sensitivity aspects of the airport flight path do complicate residential opportunities.
o Support the social policy initiatives and approach reflected in the broader Manukau Community and the opportunities the Manukau
City Centre derives to support these policies.
2.1.2 Auckland Hamilton Growth Corridor
Over the next 20+ years, the corridor that links Auckland and Hamilton will provide a strong opportunity to harness economic
growth in the north of the Waikato and the south of Auckland regions.
As a continuation of Section 2.1.1, it is suggested that this growth corridor and the Provincial Towns located in this corridor are a
critical element of Aucklands growth strategy. This corridor should be strongly and formally recognised in the Auckland Plan. It
provides the basis for a future conurbation encompassing South Auckland and North Waikato regions.
Aucklands economic and population growth must have an interest in, and relationship with, the Waikato and its primary agriculture
base as it is so essential to the New Zealand economy. Auckland needs to recognise the opportunity that Aucklands proximity to
the Waikato, as the engine room of New Zealands leading industry of international scale and quality (i.e., dairy, agriculture and
biotechnology), will provide in the future. There is significant opportunity for Auckland in the economic involvement, support and
servicing of this industry.
Auckland will benefit from this (as will the Waikato) in economic returns as much as in the opportunity that such a corridor presents
to accommodate future growth in the South Auckland/Northern Waikato super region.
The significant existing investment in rail, road and broadband infrastructure between Auckland and Hamilton also offers significant
opportunity for Provincial Centre development along this major transport corridor. Further investment in this corridor may yield large
gains for Auckland and relieve pressures elsewhere within the system. The relative merits of leveraging this infrastructure against
alternate transport and economic investment is at least worthy of consideration in the next 2-5 years.
There is a significant opportunity to provide both residential and business land and to accommodate a material number of
businesses and residents over the next 20-30 years.
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Pokeno and areas south of Bombay are considered to be attractive to the market and the southern growth corridor should consider
carefully the impact and importance of such areas.
With the main New Zealand market and economy located in Auckland and to the south, vacant land supply south and the
connections to primary transport, make the Auckland-Hamilton corridor a critical factor that warrants recognition and close
consideration in the future.

Source: My Unitary Plan submission
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Picture 173: Manukau Opportunities 1 Of 2 Sources: Panuku Development Auckland
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In 2013 I took what then ACPL had done with the Primary Centre idea and from it created the Super Metropolitan Centre. The idea
behind the Super Metropolitan Centre was to insert a new tier of Centre between the City Centre and the Metropolitan Centres.
While Metro Centres had a sub-regional focus and catchment the Super Metro had a regional focus and catchment however, Super
Metros were not of the same size and bulk as the main City Centre. As the submissions and hearings went on I had argued the
point behind the concept of the Super Metropolitan Centre and why it was needed. In the end the main stumbling block would be
the Auckland Plan itself. As Council never adopted what ACPL suggested with Primary Centres inserting the Super Metro was
going to be an uphill task. This is because the Unitary Plan is subservient to the Auckland Plan and for the Super Metro to be
inserted into the Unitary Plan it needs to be in the Auckland Plan first.
Fast forward to 2017 and the Auckland Plan is under a whole-scale refresh process while limitations of the Unitary Plan have
cropped up.
Growth Accelerating in Southern Auckland

As a product of the Unitary Plan more Greenfield growth via the Future Urban Zone was created than was originally envisaged. The
Unitary Plan had capacity for 400,000 new homes with 160,000 to be in Greenfield zones. However, the then Independent
Hearings Panel widened the net of the Greenfield catchment allowing for some 422,000 homes to be accommodated.
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Picture 174: Unitary Plan New Dwellings
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Recently (and open for submissions until April 24) the Future Urban Land Supply Strategy was created (and currently being
updated) to handle the release of Future Urban Zone land into live urban zones allowing urban development. Before I go on I would
quickly like to remind people that the Southern Auckland Future Urban Zone capacity is 55,000 homes and 35,000 jobs while
Transform Manukau has capacity for 20,000 new residents and equally as many new jobs in both commerce and industry). Now
somewhere with all this Future Urban Land Supply Strategy happenings the floodgates opened in the South with a lot more Future
Urban Zone land to be flipped to urban zone than originally proposed. This is not a bad thing as the South is in the best position to
take growth compared to the North West (lack of busway) and the North (lack of Light Rail). However, it does mean having the eye
on the ball in facilitating the growth.
With recent announcements of land acquisition to establish a new Town or Metropolitan Centre in Drury (Kiwis Announcement
With Drury Starts Ball Rolling on New Town/Metro Centre) and developments like Auranga also triggering the demand for a new
Town or Metropolitan Centre (Auckland to Receive its 11th Metropolitan Centre? Is the Super Metro Back?) it might be time to
seriously consider what we want under of a refreshed Auckland Plan.
For context of the growth pressures facing the South here is my presentation to Auckland Councils Planning Committee:
Presentation slides and reaction can be seen here: The Auckland Donut: A Presentation to the Council Planning Committee.
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From: Auckland: The Donut City
It was more a reference to where new developments are going:
Note where majority of the new residents are

forecast to be and where the majority of new
employment will be both from the City Centre.
There is a major disconnect between new

residents and new employment centres which
means commuting and often commuting long
distances to and from the City Centre. That
major disconnect means the need for expensive
infrastructure expansions (motorway or transit)
to handle the increase commuting load,
something I have made mention (and will
present on tomorrow) here: UPDATED: Planning
Committee March 7 Agenda + Presentation to
Picture 175: ATAP pop vs jobs Source: Auckland Transport Alignment Project
Committee on Aucklands Boom.
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Where am I going with this?
A planning brought it up yesterday that the majority of new residential developments is happening out on the fringe. The fringe
being:
Albany
Westgate/Hobsonville
Manukau
Flat Bush
Takanini
Drury
Pukekohe
Meanwhile there is very little new residential developments (of scale) on the Auckland Isthmus.
In employment we are seeing major growth in the City Centre and the City Centre fringe with little growth (at the moment) outside
the fringe apart from the Airport complex.
Result?
Auckland is developing like a donut with a jam splodge in the middle (and a bit to the side).
The Auckland Development Donut
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Key:
Grey circle that radiates out from the City Centre is the
current higher density residential developments away from
the Isthmus. They all fall with the 15-20km from City Centre
indicator
Blue circle that radiates out from Manukau City Centre is the
30 minute boundary by one of the following:
o Car (off-peak)
o Transit
o Proposed transit
It is near equal distance between the City Centre and either
the Airport (via heavy rail) or Manukau City Centre, or
Manukau City Centre and Paerata (home of the largest
Special Housing Area Wesley College)
The Auckland Development Donut does bulge to the south until the Silverdale sites begin their developments sometime in the
future. As for the industrial complexes at Drury, Takanini and Wiri while there is high industry demand most of that is being
absorbed in East Tamaki or the Airport currently. However, within the next decade and especially as Onehunga decamps its
industry those three industrial complexes will begin taking up the slack.
In any case we have a perverse situation of residential developments occurring on the fringe with employment growth happening in
the core of Auckland. As I said earlier that creates commuting pressures especially for those living in the South working on the
Isthmus all trying to get through the Otahuhu-Mt Wellington bottleneck. However, with the South growing quickly in terms of
residents (and will be growing even faster as housing supply comes through and prices level off) not only is at a question of where
to house the residents but also one of where will they work (200,000 New Residents. Where to House Them and Employment in
South Auckland?).
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With the development bulge happening in the South what would be the most logical step or steps?
The Re-Rise of the Super Metropolitan Centre

I would allow Drury for starters to evolve into a new Metropolitan Centre as I outlined in: Auckland to Receive its 11th Metropolitan
Centre? Is the Super Metro Back?. That does mean an 11th Metropolitan Centre would nominally be added however, the Auckland
Plan would still have ten. So which Metropolitan Centre got taken out?
Manukau City Centre would be removed and elevated into the new Super Metropolitan Centre tier in a refreshed Auckland Plan
2.0.
Why?
From: Auckland to Receive its 11th Metropolitan Centre? Is the Super Metro Back?
So would Auckland get an 11th Metropolitan Centre?
Yes.
Would it harm Manukau and Papakura?
No
Why?
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Manukau Economics
The simple answer is no, a new mall next to a new transport interchange at Drury
would not harm Manukau City Centre and its mall.
Why?
Urban and economic Geographies between Drury and Manukau are different as
are their respective catchments.
The new mall at Drury would be set in a Town Centre environment while Manukau
is set in a Metropolitan Centre environment. Town Centres (like Local Centres but
bigger) are designed for a localised catchment where as a Metropolitan Centre is
designed for a sub-regional (or in Manukaus case regional and inter-regional)
catchment. The size of the catchment will ultimately determine the agglomeration
bonus effects that is what and how much will cluster together in mutual benefit
of one another inside a respective Centre. The City Centre obviously has the
largest catchment thus the largest agglomeration bonus benefits in Auckland
(hence the clustering of services and high density towers). Manukau City Centre
would be next on the list with its catchment all of Southern Auckland and the
northern Waikato. Consequently from this large catchment it too has large
agglomeration bonus effects Drury would not be able to reach (being a Town
Centre it does enjoy agglomeration benefits but at a small-scale).
I would not expect to find Government department headquarters in Drury but

would in Manukau is an example of catchments and agglomeration. Manukau
through its catchment would attract more international offerings in terms of retail
and hospitality hoping to cash in on the large agglomeration bonus Manukau
provides whereas Drury necessarily wouldnt (would favour smaller and local
based retailers). Simply put I would go to Manukau for very different reasons
compared to going for Drury. Drury I would visit for the local shop and quiet
Picture 176: Some ideas from Otahuhu down to Pareata

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catch up at a cafe or local green space. Manukau I would visit for the big retail scene, the wide hospitality scene especially at nights
or the weekends, or the civic services clustered in the area.
Manukau is undergoing urban regeneration via Transform Manukau with the Metropolitan Centre zone allowing 18 storey
residential or commercial towers. Ideally the Manukau Mall would double its size (by going up) to allow space for 400 retailers, a
diverse and ethnic food-court scene, plaza space for informal recreation and allowance for residential and office towers above the
mall itself. At least then the core of Manukau would be able to service its growing sub region of Southern Auckland more effectively
than now. But in the end Manukau and Drury serve very different purposes to each other.
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As for Papakura Metropolitan Centre? Apartments are slowly being built to give the place critical mass but a lot need to be done
streetscape and retail offerings wise to bring Papakura up to its full potential.
Source: https://voakl.net/2017/03/14/can-or-could-southern-auckland-house-another-mall/
Southern Auckland housing another Metropolitan Centre would give a signal to residents, businesses and investors the South is the
place to be. Also remember we are trying to cut down long distance commutes from the South into the Isthmus to relieve pressure
on the transport system. A new Metropolitan Centre allowing intense development over the next three decades would certainly act
as a pressure relief value for the South and wider Auckland.
That said Auckland could still house ten Metropolitan Centres with Manukau being elevated to a Super Metropolitan Centre. Yep
a year later the Super Metropolitan Centre concept seems to have been revived as developments continue to evolve in the South. If
Auckland does receive a new Metropolitan Centre in Drury then elevating Manukau to Super Metropolitan Centre status (reflecting
its true regional catchment) would be prudent.
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Picture 178: Unitary Plan centre relief values
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Manukau Super Metropolitan Centre would act as both a relief value to the City Centre while also acting at the vibrant heart to
Southern Auckland (as outlined in: #ourmanukau Key Move 2: Creating a Vibrant Heart. Part 22 of the #TransformManukau
Series).
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As part of that vibrant heart Panuku Development Auckland recognised with Manukau:
Picture 179: Step 4 and 5 of Manukau Framework Plan Source: Panuku Development Auckland
Manukaus strategic geographic location to the upper North Island gives Manukau regional and even inter-regional clout something
the standard Metropolitan Centres lack. I had mentioned this regional and inter-regional clout during the time of the Unitary Plan
Hearings however, we were shoe boxed in by how Manukau was seen under the Auckland Plan 1.0. Panuku as I see it with step
five have re-illustrated Manukaus regional and inter-regional role given Manukaus prime geographic location. With this in mind it is
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not fair to have Manukau as a standard Metropolitan Centre given Metros have a sub-regional catchment while Manukau has a
regional and even inter-regional catchment.
As a result elevating Manukau to Super Metropolitan Centre status given its geographic importance would fit the ideas behind The
Donut City concepts I have previously outlined.
Picture 180: Goal 2.8 of Manukau Framework PlanSource: Panuku Development Auckland
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The Super Metropolitan Centre

This is what I had originally envisaged as the concepts of the Super Metropolitan Centre during the Unitary Plan processes of 2013-
2016:
How the Super Metropolitan Centre Zone Fits in D.3 Business Zones of the Unitary Plan
The following to be inserted into the Unitary Plan to incorporate the Super Metropolitan Centre business zone:
D.3.3 Super Metropolitan Centre zone
Zone Description
The Super Metropolitan Centre is the second highest in the centres hierarchy after the City Centre zone. While the City Centre
zone recognises the pivotal role in Aucklands present and future successes, the Super Metropolitan Centre can also play such a
future pivotal role.
More intensive than a Metropolitan Centre in development and catchment but less so than the City Centre Zone, the Super
Metropolitan Centre will act as smaller scale complementary regional hub and international centre in: business, learning,
innovation, industry, entertainment, retail and hospitality, culture and urban living.
To improve the vibe of the Super Metropolitan Centre environment the zone permits a wide range of activities to establish in most
parts of the SMC. The zone also manages activities that have the potential to adversely affect the amenity of the Super
Metropolitan Centre. The Unitary Plan enables the second greatest level of development in terms of height and floor area to occur
in the Super Metropolitan Centre (behind the City Centre zone). Within the Super Metropolitan Centre (Manukau and Albany) itself,
development potential is concentrated in the core central business district. Development potential reduces towards the respective
ridgelines (e.g. Redoubt Hill) and transitions to lower heights towards its surrounding flanks (e.g. bordering Papatoetoe,
Manurewa/Browns Road, Wiri and Auckland International Airport.
The Super Metropolitan Centre zone manages the scale of development in order to protect important sunlight admission to parks
and public spaces, and significant views to the volcanic cones and other landmarks. The significant height and scale of buildings in
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SMC increases their visibility from many places, affecting the quality of both public and private views at local and citywide scales. In
addition to managing the scale of development, the zone manages the quality of building design to ensure new buildings
successfully integrate with the SMCs existing built form and public realm to create an attractive and recognisable skyline.
The Super Metropolitan Centre makes an important contribution to our sense of identity whether it is international,
national, regional or sub-regional in sense identity construction.
A Super Metropolitan Centre does have comparisons also with the lower order Metropolitan Centres in acting as hubs for a wide
range of activities including commercial, leisure, high density residential, cultural, community and civic services but also including
tourism activities. Super Metropolitan Centres development and activities are more intense level than an existing Metropolitan
Centre but not as intense as a City Centre Zone as mentioned above.
In further reinforcement to the urban-scape of the Super Metropolitan Centre while still recognising its higher order hierarchy, the
SMC again must have some street frontages within the zone are subject to a Key Retail Frontage or General Commercial Frontage
overlay. Key retail streets are the focal point of pedestrian activity within the centre. General commercial streets play a supporting
role. Development fronting these streets is expected to reinforce this function. Rules for the overlay are incorporated in the zone
rules. New development within the zone requires resource consent in order to ensure that it is designed to a high standard which
enhances the quality of the centres public realm. This recognises that the Super Metropolitan Centre is a blend of the higher order
City Centre zone owing to sense of identity and greater intensity of development, production and catchment; as well as the lower
order Metropolitan Centre zone in the fact an SMC still will act as the sub regional (as well as wider regional) place as well.
In saying that a Super Metropolitan Centre is viewed as a complementary City Centre area in-lieu of the existing City Centre Zone
by some as part of their sense of identity attached to the SMC.
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Objectives
1. To serve as complementary to the main City Centre Zone in servicing core parts of the region (Manukau serving Southern
Auckland and arguably the northern Waikato, and Albany in time serving the North Shore, Rodney and Northland), as well
as reflecting the linear Geography from Auckland.1*
2. The Super Metropolitan Centre is an attractive place to live, work and visit with a 24-hour vibrant and vital business,
entertainment and retail areas.
3. Development in the Super Metropolitan Centres is managed to accommodate growth and the second greatest level intensity
of development in Auckland (the City Centre Zone being the first) and New Zealand while respecting its surrounding physical
geography features such as hills, volcanoes, streams, lakes and harbours
4. A hub of an integrated regional (and inter-regional)*2 transport system is located within the Super Metropolitan Centre and
the Super Metropolitan Centre is accessible by a range of transport modes.
5. Key retail streets are the focal point of pedestrian activity, with identified general commercial streets supporting this role.
Malls continue to act as centre anchor points but are retrofitted to incorporate functionality with the surrounding Super
Metropolitan Centre rather than operating in their isolation away from the wider surroundings of the Super Metropolitan
Centre as they are now
6. For Manukau Super Metropolitan Centre: Support for the social policy initiatives and approach reflected in the broader
Manukau Community and the opportunities the Manukau City Centre derives to support these policies
Policies
Land use and development activities

1. Provide for a wide range and diverse mix of activities that enhance the vitality, vibrancy and amenity of the city centre
including:
a. commercial and residential activities
b. arts, entertainment, events, civic and community functions
1
See Golden Triangle Note on page: 43
2
See Golden Triangle Note on page: 43
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c. high-quality visitor experiences, visitor accommodation and associated services
d. learning, teaching and research activities, with a particular concentration in the learning precinct.
2. Enable a significant and diverse residential population to establish within a range of living environments and housing
sizes.
3. Enable the significant concentration of office activity in Auckland (behind the City Centre Zone) to locate in the Super
Metropolitan Centre by providing an environment attractive to office workers.
4. Provide for a wide range of retail activities throughout the Super Metropolitan Centre while maintaining and enhancing the
vitality, vibrancy and amenity of core retail areas within the Super Metropolitan Centre and centres outside of the Super
Metropolitan Centre. In particular:
a. enable small-scale, niche retail to occur throughout the Super Metropolitan Centre
b. Encourage supermarkets and department stores within metropolitan centres by recognising:
i. the positive contribution these activities make to centre viability and function, and
ii. Designs that positively contribute to the streetscape and character of their surroundings, having regard to the
functional requirements of these activities.
c. avoid large department stores and integrated retail developments locating outside the core retail area where they
would adversely affect the amenity, vitality and viability of core retail areas within the Super Metropolitan City Centre and/or
centres outside of the Super Metropolitan Centre.
5. Support the development of public transport, pedestrian and cycle networks and the ability to change transport modes.
6. Identify and encourage specific outcomes in areas of the Super Metropolitan Centre that relate to:
a. distinctive built character; and/or
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b. concentration of particular activities; and/or
c. activities that have specific functional requirements; and/or
d. significant transformational development opportunities.
7. Use framework plans to encourage comprehensive and integrated development of key development sites or precincts in
the Super Metropolitan centre.
8. Recognise the reverse sensitivity effects of the airport flight path can complicate (but not inhibit entirely) residential
developments within the Manukau Super Metropolitan Centre.
Super Metropolitan Centre form

9. Enable the tallest buildings and the greatest density of development to occur in the core Super Metropolitan Centre district
(subject to overlays such as the flight path).
10. Manage adverse effects associated with building height by:
a. requiring building height and development densities to transition down to neighbourhoods adjoining the Super
Metropolitan Centre
b. protecting sunlight to identified public open spaces and view shafts
c. requiring the height and form of new buildings to respect the surrounding physical geography form of the Super
Metropolitan Centre and the existing established or proposed character of precincts
d. managing the scale and form of buildings to avoid adverse dominance and/or amenity effects on streets and public
open space.
11. Maximise light and outlook around buildings.
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12. Encourage public amenities to be provided within developments where possible, including publicly accessible open
space, works of art and through-site links.
Public realm
13. Require building and development of the highest quality that contributes to the city centres role as an international
centre for business, learning, innovation, entertainment, culture and urban living.
14. Require building frontages along identified public open spaces and streets to be designed in a way that provides a sense
of intimacy, character and enclosure at street level.
16. Enable high quality and interconnected public open spaces that are accessible and provide spaces for recreational
opportunities, facilities and events.
Other
17. Recognise the importance of particular streets identified on the Key Retail and General Commercial Frontage overlay as
primary places for public interaction:
a. by requiring buildings with frontages to these streets to:
i. provide greater ground floor heights to maximise building adaptability to a range of uses
ii. avoid blank walls
iii. provide easily accessible pedestrian entrances.
b. and in addition, require building frontages subject to the Key Retail Frontage overlay to:
i. maximise glazing
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ii. erect frontages of sufficient height to frame the street
iii. provide weather protection to pedestrians
iv. avoid new vehicle crossings.
18. In the terms of the Manukau Super Metropolitan Centre: Recognise and facilitate the fact that the Manukau Super
Metropolitan Centre is the commercial hub supporting the southern Auckland industrial complex in: Wiri, Takanini, Drury South,
Glenbrook, East Tamaki, as well as the rural sector of Southern Auckland and northern Waikato
[1] See Golden Triangle Note on page: 43
[2] See Golden Triangle Note on page: 43
Source: My Unitary Plan submission
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The leg work for the Super Metropolitan

Centre tier is all there ready to be inserted
into a refreshed Auckland Plan 2.0. Given
current development trends and pressures
specifically in Southern Auckland, and the
geographic prominence of Manukau as
Panuku outlined I do not believe Manukaus
place as a Metropolitan Centre is well
suited. Not when Metro Centres focus on
smaller sub-regional catchments within
Auckland while Manukaus focus is indeed
regional and even inter-regional. Because of
the regional and inter-regional nature of
Manukau having it elevated into full Super
Metropolitan Centre status would be fit the
Urban Geography trends both with
Manukau itself and developments in
Southern Auckland.
The ultimate question is will Auckland

Council recognise this urban geography
trend with Manukau and Southern
Picture 181: https://www.slideshare.net/lwolberg/cities-11-urban-geography-111 Auckland and finally bring the Super
Metropolitan Centre into existence?
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Manukau 2017 Omnibus

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#TRANSFORM MANUKAU

What say you Panuku? ............................................................................................................................................................................... 74

Improving Housing in Manukau .................................................................................................................................................................... 157

#TransformManukau Update Exciting Times Ahead ................................................................................................................................ 222

Key Moves 2 and 5 the focus .................................................................................................................................................................... 281

About Me (Ben) as an Urban Geographer

Join me as the Urban Geography story continues on that path of a #BetterAuckland

Blog History as an Urban Geographer

As an Urban Geographer I have a keen interest (and passion) in

Talking Southern Auckland as a Urban Geographer Digital Record

Talking Southern Auckland is my digital story covering

One of my major Urban Geography (and Planning)

So join me in the conversation on Southern Auckland

#Transform Manukau creating The Meeting Place of the South.

Picture 3: Manukau City Centre looking towards apartments

The #TransformManukau Omnibus

Manukau City Centre The Transform A Series. Intro #1

MANUKAU METROPOLITAN CENTRE AND SURROUNDS

Why are we doing this?

Creation of 50-plus homes at 20 Barrowcliffe Place

Picture 4: Manukau City Centre

The role of Panuku

View this document on Scribd

Scentre (Westfield) Manukau Mall catchment is 393,000

Retail capacity in Manukau

Picture 6: Source: PSPIB Waiheke Submission Evidence. Manukau Metro comparison

As Scentre (Westfield) Manukau illustrates:

Exciting times ahead.

Picture 8: Manukau City Centre and surrounds

#Manukau City Centre The Transform A Series. #2: Leading

Manukau: The Thriving Heart and Soul of the South

The workshop presentation can be seen below (starts page 21):

View this document on Scribd

So the workshop agenda was to:

Share the High Level Project Plan

Picture 9: Manukau Project area

So why is this massive Transform being undertaken?

Picture 10: Why Transform Manukau

While the bones are there to start this

The presentation goes on stating that

Vibrant local heart

Involving local people, with

Picture 12: Manukau Indicative staging

Picture 13: Davis Avenue potential axis

Picture 14: South Aucklands preferred transport investment

Picture 15: Potential Projects. Source: Auckland Transport and NZ Government

Picture 16: Manukau City Centre

#Manukau City Centre The Transform A Series. #3: The

1. The Manukau Framework Plan (master plan)

View this document on Scribd

Picture 17: Manukau Project area

Picture 18: Manukau Transform Project area

10. Manukau: The Thriving Heart and Soul of the South

Principles in undertaking transformation:

Project related budgets

Source: Auckland Council

The HLPP recommends a high level staging approach:

So why is Panuku undertaking this?

Strategic and Panuku business context

Source: Auckland Council

Picture 21: Manukau City Centre. Source: Auckland Council

#Manukau City Centre The Transform A Series. #4: The Green

Transform Manukau given Green Light

From Panuku Development Auckland: