Te Atatu Peninsula Town Centre - Concept Plan & Implementation Plan December 2008 FINAL
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Te Atatu Peninsula Town Centre Concept Plan & Implementation Plan December 2008 FINAL
strategic framework and analysis 3
contents
background 5
aims & objectives 7
strategic context 8
managing growth 9
mixing land uses & form 11
movement & circulation 13
open space 20
social infrastructure 23
economic conditions 25
services 27
regulatory conditions 28
stakeholder consultation 30
town centre concept 31
design process 33
town centre precincts 33
mainstreet precinct 36
community precinct 39
licensing trust precinct 42
northern shops and Kaumatua precinct 45
gunner drive commercial precincts 48
gateway and corridor precincts 51
residential intensification – surrounding precincts 54
town centre concept 56
implementation plan 59
implementation process 61
Te Atatu peninsula master plan – actions to deliver vision 62
strategic framework
1
November 2008 DRAFT Te Atatu Peninsula Town Centre
part I: strategic framework and analysis
background 5
Strategic framework and analysis
Document Structure 6
aims & objectives 7
reasons for concept planning 7
strategic context 8
managing growth 9
mixing land uses & built form 11
movement & circulation 13
open space 20
social infrastructure 23
economic conditions 25
services 27
regulatory conditions 28
stakeholder consultation 30
December 2008 FINAL Te Atatu Peninsula Town Centre 3
December 2008 FINAL Te Atatu Peninsula Town Centre 4
background
Over the past 15 years, Te Atatu Peninsula has been into an attractive village green. This project involved the
Strategic framework and analysis
the focus of a number Council initiatives to enhance the removal of a road through this park, the creation of a
use of its natural landscape and improve the urban mix of recreational spaces, and the incorporation of a
environment. range of artworks into the design of the reserve. The
revitalisation programme also recommended that the
In the 1990's, Waitakere City undertook a joint future redevelopment of the Community Centre be used
development to create a new residential community at as an opportunity to open up the northern and eastern
Harbour View. At that same time there was elevations of this facility to enable interaction with the
considerable community engagement with the Council, Park.
which led to a push for improvements to the town
centre through a revitalisation programme. The With the exception of the diversion of Pringle Road
Harbour View development was designed to deliver a from the centre of Jack Pringle Park to its edge, no new
new type of sustainable development that incorporated connections or pedestrian crossings were created at
a range of dwelling types and urban design principles. this time. Many of these connections were dependent
In parallel, Te Atatu Peninsula Town Centre upon redevelopment of key sites within the town centre;
Revitalisation Project; Design Brief (December 1995) e.g. WLT site and the supermarket site on Te Atatu
was developed. This brief included proposals for Road. Council expenditure at this time was focused on
creating an attractive and identifiable town centre, streetscape improvements, Jack Pringle Park, and
upgrading leisure facilities, improving pedestrian creating a series of reserves and walkways through the
environments, and creating a focus around the village Harbour View residential development and the Harbour
green. Both of these projects were intended as a View / Orangihina Reserve.
catalyst for further private investment
In additional to the village green development, other
The Harbour View Development was completed in the revitalisation projects implemented by the Council were
late 1990’s. It focused on higher density living near the the development of a design palette for street furniture
town centre or overlooking the high amenity of parks or and lighting in the town centre, and construction of Plan 1.0 Town Centre Village Green: 2000 Concept
coastal edge. It also provided a connected network of street furniture, lighting and art in the street. A feasibility
open spaces, and streets designed to calm vehicle study was also undertaken to consider the options for Growth
traffic, direct and safe walking routes to town and local the refurbishment of the Peninsula’s community centre. In the period since this earlier work was completed the
facilities, and design standards for new housing Council has recognised that Te Atatu Peninsula needs
ensured that streets were overlooked by balconies and In 2006 the Council established a programme of work to plan for the future and that a number of these earlier
windows, and streets were not dominated by high walls through the Long Term Council Community Plan
initiatives to revitalise the town centre should be
or garage doors. (LTCCP) to commence a design exercise for the
revisited. With a current (2006) population of 11, 688
Community Centre and Te Atatu Peninsula Library in
people, the (Waitakere City Working Draft) Growth
The Town Centre Revitalisation Project recommended the 2007/2008 financial year. This programme was
partly driven by recommendations of Te Atatu Management Strategy (WDGMS) anticipates that the
a number of initiatives that required private sector
investment to improve access and service links over Peninsula Community Centre Preliminary Service and Peninsula will absorb a further 2,500 people by 2021,
private property, e.g. rear access lanes behind the Needs Assessment report (June 2002), which based on what is currently allowed by the District Plan.
main-street shops, connections through the Waitakere presented options for making improvements to the The strategy also anticipates a corresponding increase
Licensing Trust’s (WLT) site, and additional pedestrian existing facility. The budget put forward to in employment, with a further 1,000 jobs across the
connections. It also recommended improvements to refurbishment was not informed by a detailed analysis Peninsula (there are around 1000 jobs on the
public spaces in the Town Centre. The most significant of what ‘could be done’ with the existing facility and did Peninsula at present). This growth will have an
of these was the redevelopment of Jack Pringle Park, not anticipate projected levels of growth. inevitable impact on the Town Centre and on the
residential housing structure across the Peninsula.
.
December 2008 FINAL Te Atatu Peninsula Town Centre 5
background document structure
Part I of this document sets up a strategic planning
The Council has also begun to receive a number of
framework by outlining the aims and objectives for
Strategic framework and analysis
enquiries from investors, seeking to undertake updating the town centre concept plan and identifies
development within the town centre, which is a further issues and opportunities for Te Atatu Peninsula,
indicator of change. captures the views of stakeholders to inform future
planning, and identifies the vision for the future of this
The existing planning framework for Te Atatu Peninsula centre.
has done little to facilitate the redevelopment of the
Peninsula’s mainstreet or promote the redevelopment Part II of this document is where an updated concept
of key sites at the core of the town centre over the past plan is developed. It tests the strategic framework by
five years. identifying a set of principles to achieve the vision and
Plan 2.0 Street Revitalisation Project
address stakeholder needs. It identifies issues and
The notion of residential intensification around the town opportunities that impact on transport, landscape,
centre and public transport nodes has been promoted heritage, public spaces, and community infrastructure,
through the completion of the Harbour View and uses diagrams and plans to demonstrate how
development. However market demand and the these issues could be addressed.
absence of flexible planning controls to enable more
intensive development around the town centre has Part III of this document recommends the next steps to
resulted in a dominant two lot subdivision pattern implement the concept plan. This section addresses
across the Peninsula. This has come at the expense of the need for staging, flexibility in planning, and
a more comprehensively planned form of medium identifies roles and responsibilities for implementing this
density development around existing services and vision.
areas of amenity. Photo 1.0 Bella Vista Apartment Complex
In the midst of a changing economic climate and a
relatively slow rate of change in the Town Centre, the
Council has acknowledged its programme of work set
down by the LTCCP to commence initial design work
and consider options to upgrade Te Atatu Peninsula
Library and Community Centre. The architectural brief,
engaged in early 2008 for consultants to undertake
preliminary design of these facilities, included a
requirement to consider the relationship between these
facilities and Jack Pringle Park, in addition to other
principles around scale and mainstreet interface to
contribute to an active and vibrant town centre.
This work has come at a time of increased community
interest in the future of the Town Centre, and an
awareness of the potential for growth and change. The
Council commenced a project to revisit and develop a
new concept plan for the Town Centre; building on the
1995 design brief, as part of Council’s wider work
programme to revitalise its Town Centres.
6
aims & objectives
To plan for physical infrastructure, social
reasons for concept planning infrastructure, and services to accommodate
Strategic framework and analysis
Te Atatu Peninsula concept planning exercise is
growth and changing needs of this community. Prepare
intended to provide a framework to manage growth To assist the Business Improvement District (BID)
and change on the Peninsula, and to consider the
- Aims, Objectives
in promoting Te Atatu Peninsula as a commercial
interests of all stakeholders and users of the centre, destination, in particular:
- Identify Issues
now and into the future. - Establish Design Principles
- Facilitate engagement between the BID and
Key aims and objectives of this exercise are: Town Centre landowners to formalise access
over private land to open up critical pedestrian
To set a vision for the future and for Te Atatu as and service connections.
an attractive walkable destination that is able to - Facilitate redevelopment that provides a
absorb growth and retain a ‘village’ atmosphere. gateway into the Town Centre from Te Atatu Design
Road corridor;
To set up a consistent planning framework for new - Facilitate redevelopment within a compact - Demonstrate a vision in
development in the Town Centre that applies: Town Centre area (Te Atatu Road / Gunner words, diagrams & plans
Drive) that provides for an increase in scale, - Undertake testing to
- Citywide rules for Urban Design; (from the existing single level mainstreet),
- Promotes intensification of residential densities incorporates a mix of uses, i.e. offices above achieve principles
close to the town centre and bus routes, in shops, and improves amenity. - Develop plans to address
order to support an improved public transport stakeholder needs
system, and to facilitate economic growth and To guide the redevelopment Te Atatu Peninsula
in economic opportunities in the Town Centre; Library and Community Centre in a manner that
and addresses the mainstreet, interacts with Jack
- Addresses growth and change but at the same Pringle Park,
time builds on the heritage and character of the
area, and promotes sustainable urban form. Implementation
To develop design guidance for the redevelopment
of key sites in the Town Centre core to fit with the - Consider the economic
To design an urban form and street layout that: Town Centre vision; the e.g. WLT site, the
Supermarket / Petrol Station site on Te Atatu climate, baseline conditions for
- Builds on the Peninsula’s natural landscape, Road. change, issues & options
and improving access to green spaces, and - Develop an action plan &
heritage features. To identify the role of the Kaumatua Reserve and timeframe to implement the
- Improves existing linkages and access to
enhance connections to enable more walking
how the community cluster within this reserve vision
relates to the development around the northern
and cycling through the wider neighbourhood, shops and the Town Centre.
access to public transport, and connections
between green networks in the Town Centre. To develop a programme of action to implement
- Maintains Te Atatu Road’s through function for these objectives through Council’s Long Term
heavy vehicles. Diagram 1.0 Concept Planning Process
Planning processes.
December 2008 FINAL Te Atatu Peninsula Town Centre 7Regional Scale Te Atatu Peninsula strategic context
geographical context
Strategic framework and analysis
The concept planning exercise focuses on Te Atatu
Te Atatu Peninsula
Peninsula Town Centre. However its size and function
is affected by where it sits in a local and regional
context. Planning for growth and change in the Town
Centre is affected by Regional Growth policy, changes
to regional transport infrastructure and public transport
Waitakere Auckland
services. It is also affected by changes to the
population structure across the Peninsula and the
success of smaller retail nodes (local shops) and
employment areas outside of the Town Centre.
Developing a vision for the Town Centre requires an
Kumeu Motorway understanding of these wider influences.
related strategies
Establishing a framework for future development in the
Town Centre is also affected by other Council
strategies that are in place and community aspirations,
Harbour View Rd as reflected through the LTCCP and the Community
Outcomes process. The principles, concepts and
strategic intent for Te Atatu Peninsula Town Centre are
Community Centre
contained in the following policy documents:
Waitakere Local Government Auckland Amendment Act 2004
Auckland (LGAAA);
Auckland Regional Growth Strategy (1999);
Waitakere City Draft Growth Management
Strategy;
Waitakere District Plan & proposed plan changes;
Evolving work by Council for One Plan;
Waitakere Economic Development Strategy.
Te Atatu Road
Waitakere City has put in place the changes to its
District Plan, through the Local Government (Auckland)
Waitakere Amendment Act process, to guide greater standards in
urban design and intensification around growth nodes
Plan 3.0 TAP in Local, City & Regional Context Te Atatu Peninsula Town Centre such as Te Atatu Peninsula Town Centre, as reflected
in Proposed Plan Changes 16 and 18.
8managing growth
Growth Indicators Te Atatu Peninsula is likely to continue to be a more Te Atatu Durham
popular destination for residential growth because of 2006 Matipo Total
Strategic framework and analysis
Te Atatu Peninsula is growing in population. The Central Green
population on the Peninsula grew by 7% between the the commanding views of the Waitemata Harbour, the
1996 and 2001 Census report and by 14% between reasonable level of motorway access, and its proximity Dwellings 1578 1413 1044 4053
2001 and 2006 Census report. This compares with a to local employment. It is also likely to grow at a higher
Residents 4461 4404 2823 11688
more stable city-wide growth of 8% and 10% over these rate than in other part of Waitakere because of the
two periods respectively. The population is expected to attractiveness of this location, and is currently expected Average
increase in size from 11,688 to nearly 16,000 residents to exceed regional projections for growth, (contained household 2.83 3.12 2.70 2.788
by 2030. Assuming the current average household size within regional policy documents), around this town size
with remain constant, an additional 1,500 homes will be centre.
required over the next two decades to accommodate Figure 2.0 Te Atatu Resident Population 2006 - NZ
this increase in population. Changing Population Census
The population is also changing. Some highlights
include;
Population in thousands
The slight increase in persons over 65 years of
n age, (Te Atatu has an higher than average
p tio proportion of persons over 65 when compared
um
ass n with the rest of the City),;
t h tio
row mp A drop in the number of households with children
hg s su
Hig ha (from 48% in 1996 to 43% in 2006);
wt
gro A steady drop in persons of European ethnicity
m (73% in 1996 to 60% in 2006);
diu
Me An increase in Asian ethnic groups from 4 – 14%
over the last census period; and
2006 2010 2020 2030 A steady Maori and Pacific Island population on
year the Peninsula.
Figure 1.0 Te Atatu Peninsula Projected Resident
Population 2006-2031 Durham Green, Te Atatu
Central and Matipo Census Area Units.
(Waitakere City Council: 2001 Statistics NZ CAU
projections rebased to 2006 Statistics NZ)
Statistics show that much of the growth has been in the
areas to the south and east of the Town Centre. This
has largely been driven by the Harbour View and
Waimanu Bay developments, and the Bella Vista
apartment complex. The remainder of the growth has
been absorbed by two lot infill subdivisions of the larger
sites around the Peninsula. Plan 4.0 Census Area Units & Primary Growth
Areas
December 2008 FINAL Te Atatu Peninsula Town Centre 9managing growth
The Plan below demonstrates the footprints of existing
issues & opportunities design principles buildings, together with their different heights.
Strategic framework and analysis
Growth and change in Te Atatu Peninsula will create Waitakere's growth strategy adopts an "urban villages"
demand for: approach that reinforces existing town centres as focal
points linked together by a network of passenger
Housing and a wider range of housing types for transport. Therefore the approach to managing growth
individuals and couples living alone, and houses in Te Atatu Peninsula has been to focus first on the
for large families. Town Centre to achieve good urban form.
More local shops;
More local services, medical and personal; The success of each centre relies on the following core
Improved community facilities offering activities urban sustainability principles:
for all of the population;
Traffic management on Te Atatu Road, improved Concentrating the growth in people and activities
bus shelters, and pedestrian connections; (jobs, housing, leisure) within walking distance
Improved trunk infrastructure, water supply, of public transport and the Town Centre;
drainage, broadband to service new needs; Vary the density profile by having a mix of
Better connections to link the areas of open residential housing types near the Town Centre
space, urban parks, and coastal edges on the to accommodate the changing make-up of new
Peninsula. households.
Provide an inter-connected network of streets
The District Plan currently enables growth to occur on to reduce walking distances between residential
sites in the centre of this Town Centre; e.g. the WLT areas and the Town Centre core and provide a
site, the supermarket site, with relatively few restrictions choice of routes;
on bulk and scale. On other town centre sites a higher Require a higher quality design of buildings,
density of development could occur as a discretionary (where there is a higher level of residential
activity but would need to be carefully considered in density), and use landscaping, and improved
terms of effects on the environment. streets to retain character and amenity;
Focus on accommodating a higher density of
Elsewhere in the Peninsula growth has been absorbed development in this existing centre that is of 1 level structure
by 2-lot subdivision of large residential sites The human scale, especially along key streets like Te
Atatu Road and Gunner Drive. This is about 1-2 levels
significant issue for Te Atatu Peninsula is that a further
1,500 households will not be accommodated by infill achieving higher density development around the 2 or more levels
subdivision alone and restricting growth to small core in a “village context”.
pockets where the only higher density can occur may
result in a disproportionate level of growth in these Plan 5.0 Intensity of development in the Town
areas. This may not be the best outcome for Centre
accommodating growth if the community wish to see
intensification that is of a scale that the centre still has a
“village feel”.
10mixing land uses & form
Historical land development in Te Atatu Peninsula has There are a cluster of community activities at the The town centre has limited commercial office
rear of the northern shops, e.g. childcare, leisure, activity and is dominated by a surplus of takeaways
Strategic framework and analysis
lead to a dominance of single level and detached
dwellings (low density), across the Peninsula. The TAP community house, which don’t feel part of the and bakeries.
exception to this pattern is the Harbour View walkable town centre, but are an important Large open areas covered in at-grade carparking
development, which provides for a more intensive mix component of a mixed use town centre. fronting busy streets. This has affected the ability to
of housing types. This land use had shaped the Key corner sites have been developed for single achieve a sense of enclosure and activity in the
character and scale of the existing town centre, which level single purpose land uses that do not have a street environment.
is convenience based, small format retail, described by strong front building line or address the street (e.g. Small clusters of convenience shops and cafes
the Peninsula’s residents as having a “village feel”. Taikata Road / Te Atatu Road corner). exist outside of the town centre, including those at
Large anchor sites in the centre of town have not Wharf Road and Gloria Avenue, neither of which
been developed to their full potential; e.g. WLT site compete with the function of the town centre.
issues & opportunities and the supermarket/petrol station site.
The supermarket is an important retail anchor for
The town centre itself has the following mix of land the town centre. Although some work has been
uses: undertaken to improve on-site pedestrian
conditions, the supermarket is still a large area of
Low scale development, mostly single-storey, surface carparking surrounding a large box, with no
independently operating retail and commercial active frontages along the main streets (Te Atatu
buildings, positioned on long narrow sites on the Road and Gunner Drive).
mainstreet; The service access to the shops on the west side of
Minimal variation in building heights, styles, and Te Atatu Road mainstreet is dependent upon an
character, creating a bland street environment; informal rear access arrangement across private
Ground level angle parking at the front and side of property and service lanes between shops on
most retail areas; private property that connect the rear service area
A mix of retail and commercial tenants on Gunner with Te Atatu Road. These service arrangements
Drive that have been developed at a slightly higher have restricted the ability to extend current building
scale, (two storey), with good servicing. footprints and have affected the potential for re-
Te Atatu Peninsula Library & Community Centre development of these sites;
are key town centre facilities but the current There is no clear definition of the start or end of Photo 2.0 Single Level Shops Mainstreet
building form performs poorly in terms of “town” and signage and way-finding in the centre
addressing the mainstreet, interacting with the could be improved.
reserve, taking advantage of views. It has an ad The apartment building on the corner of Te Atatu
hoc clustering of retail and community services at Road and Gunner Drive is of a much greater scale
ground floor level, that other Town Centre development. As such, it
The shops north of Harbour View / Taikata Roads creates a landmark at the entrance to the Town
are poorly connected to the mainstreet. There are a Centre. It is also a good model for how retail,
mix of low density retail, service and residential commercial, and residential activities can co-exist.
activities in this area that are not well connected
with the mainstreet.
December 2008 FINAL Te Atatu Peninsula Town Centre 11mixing land uses & form
The success of making Te Atatu Peninsula a
The Plan below demonstrates the general mix of land design principles sustainable Town Centre will rely on:
Strategic framework and analysis
uses in Te Atatu Peninsula Town Centre core.
A successful and sustainable local neighbourhood is Redevelopment of existing commercial and retail
the product of the distances that people have to walk to sites and expand building footprints to improve on
access daily facilities, the presence of a range of the mix of uses within the current building stock;
facilities to support their needs, and places and spaces Identify opportunities for a mix of land use on key
where a variety of activities can take place. streets in the centre of the town (e.g. residential
above ground level retail);
2 Te Atatu Peninsula has historically functioned as a local Building on the mix of land uses on sites to the
9
9 centre, serving the mix of needs ranging from north of Te Atatu Road / Harbour View Road
employment, retail, leisure services, residential roundabout, which already include retail,
1 1 communities and a small commercial sector. Town residential, service, recreation and leisure
Centre surveys also reveal a high proportion of activities.
7
residents walking in this centre. However as growth Promoting a sufficient mix of local services that will
10 occurs it in important to retain this variety and meet the negate the need to travel out of the Peninsula to
9
needs of the community. access these services, which may be provided in a
larger format; e.g. hardware, ethnic food,
8 household goods.
Encourage development of landmark buildings at
3 the ‘beginning’ or ‘end’ of town, (either through
1
4 scale or design), to help to define the extent of the
7 7 1 Single storey retail centre.
Promoting the benefits of a mixed use centre
5 2 Commercial uses extending into residential including;
11
3 Tavern/bottle shop - more eyes on the street,
- visual stimulation from having a range of
6 4 Stand alone supermarket building types,
10 - a more efficient use of space and buildings,
5 Petrol station
11 - and greater opportunities for social
6 Service retail ground floor, apartments above interaction.
7 7 Low density residential
11
8 Community centre
0 50 100 200metres
9 Community use
Plan 5.0 Land Uses TAP Town Centre 10 Open space
11 Harbour View residential
12movement &circulation
Overview – Movement & Access to Open Space
Strategic framework and analysis
Te Atatu Peninsula street network is formed around a
number of major roads. These include Te Atatu Road,
which is the only road into and out of the Peninsula,
which extends from Te Atatu interchange of the North-
Open Space or Esplanade
western Motorway (SH16), to Te Atatu Town Centre,
and from the Town Centre to its intersection with Wharf Reserve
Road, then out to the northern end of the Peninsula.
Other key roads are Harbour View Road, running from Wharf Road
the Town Centre to the eastern side of the Peninsula, Te Atatu Community Corner
Taikata Road, running from the Town Centre to the
western end of the Peninsula, and Gloria Avenue,
providing an alternative route to Te Atatu Road via the
500m Town Centre Radius
older residential areas on the western side of the
Peninsula. A combination of meandering grids and cul- Te Atatu Road
de-sacs run off these key roads.
Heavy Haulage Route
The residential community across the Peninsula is
surrounded by Open Space networks. These are either
on the coastal edges of the land, part of the private
Motorway
open spaces connected to schools, or public parks Taikata Road Harbour View Road
pocketed within living environments. These open
spaces are connected by a series of pedestrian City Park
walkways to their adjoining streets. (Harbour View / Orangihina
Gunner Drive and Te Atatu Peninsula
The Waitemata Harbour Foreshore surrounds Te Atatu Park)
Peninsula, and a series of foreshore reserves are
dotted around the perimeter of the Peninsula. Wharf Road Employment
Pedestrian connections between these open spaces Area
play an important role in providing public access to the
coastline. Work programmed through Council’s LTCCP
to extend the Taipari Strand walkway, will continue to
link up a coastal walkway around the Peninsula.
It is important to think about connections across street Te Atatu Road
and open space networks in order to ensure that
people can walk between public spaces, feel safe
doing so, and contribute to a vibrant street
environment. This will be particularly important for the
Town Centre as this area redevelops and grows over
time. Plan 6.0 Streets & Open Space Networks around the Town Centre
13
December 2008 FINAL Te Atatu Peninsula Town Centremovement &circulation
As well as providing access to buildings and services, Te Atatu Road has two roundabouts. The first is at Walking and Cycling on Te Atatu Road
Gloria Avenue, which is located to the south of the Te Atatu Road is the busiest pedestrian road in the
Strategic framework and analysis
streets are the most important public spaces. Streets
are multi-functional spaces and there is always the Town Centre and approximately 600m north of the town centre. It is also regularly used by around 160
risk of conflict between uses. The key is to design for motorway interchange. A small collection of shops and recreational and commuter cyclists each day, despite
all uses and users. a café are clustered just off Te Atatu Road, serving this there being no dedicated on-street cycle lanes in the
local catchment. A small formed road into Harbour Town Centre. Consultation was undertaken in 2008 on
Vehicle access and parking are also critical to a town View / Orangihina Reserve is located to the right of this preliminary design work for on-road cycle lanes in the
centres economic success. However all town centres roundabout. The second roundabout is at its Town Centre and along Te Atatu Road corridor.
should be designed and managed with an emphasis intersection with Harbour View Road and within the Concerns have been raised through this process about
on safe and legible pedestrian movements, on the town centre itself. These roundabouts enable the flow the safety of cyclists in this environment and the need
needs of cyclists, and on achieving the best possible of freight and residential traffic, but they do not create to ensure that on-street carparking is not lost as a
routes to bus stops and public transport routes. the best environment for pedestrian movements consequence of providing for cycle lanes. General
particularly where buildings are set back from the street feedback from cyclists was in support of the cycle
and feel very large for people on foot. lanes, and these stakeholders have signalled that they
issues & opportunities - streets will continue to cycle on Te Atatu Road whether there
are formal lanes in place or not. The Council has
Te Atatu Road (Town Centre) approved detailed design of these cycle lanes through
Te Atatu Road is the only District Arterial Road on the the (2009-2019) LTCCP.
Peninsula and it runs from the northern tip of the
Peninsula to the motorway at the south. It connects the
Wharf Road Employment area (just 600m north of the
town centre where over 300 people are employed), the
town centre, the primary vehicle movements of
residents travelling out of the Peninsula, and daily
commuter bus services. Te Atatu Road has vehicle
movements of around 30,000 per day, which is high
given the relatively suburban nature of the Peninsula.
By comparison Lincoln Road has around 40,000 vpd,
and Hobsonville Road has around 25,000 vpd.
Te Atatu Road is a local purpose heavy haulage route.
This means that the carriageway must be able to
physically accommodate over dimension loads moving Plan 7.0 Te Atatu Peninsula Northern Roundabout
along this road (11m clearance at all times). It also
means that the key road through the town centre will The town centre section of Te Atatu Road has a
always have a shared function between cars, trucks, pedestrian crossing that connects a pedestrian linkage Photo 3.0: Mainstreet Cyclist
cyclists, and pedestrians. to the south of the Library with shops on the western
side of the road. This zebra crossing has a slightly
There is one signalised intersection on Te Atatu Road, raised table and bulb outs at each end of the crossing
which is located approximately 200m north of the to calm traffic in this location.
motorway interchange. A shell petrol station is located
to the north of these signals.
14movement &circulation
Key issues and opportunities for the road serving the art was part of the last revitalisation project. Gunner Drive
town centre are: However a consistent palette of materials used for Gunner Drive intersects Te Atatu Road at the southern
Strategic framework and analysis
Town Centre street furniture would assist with end of the Town Centre. The western end of Gunner
Te Atatu Road ongoing supply of materials and maintenance. Drive (at its intersection with Te Atatu Road) is
There is only one pedestrian crossing in the Town The City bound bus stop obscures the library bordered by the Bella Vista apartment complex to the
Centre. As a consequence informal desire lines are entrance and occupies a large proportion of the south and by the supermarket / petrol station to the
used as crossing points in lieu of controlled crossing narrow eastern side footpath. Whilst this is an ideal north. This is not a controlled intersection and there are
points. More pedestrian crossings are needed to location for a visible bus shelter, there is a conflict no pedestrian crossings in this location. Gunner Drive
make Te Atatu Peninsula a more connected town between the needs of pedestrians and public has a commercial and retail environment at its western
centre and a safer pedestrian environment. transport users. end, (opposite the supermarket), and becomes more
The northern roundabout is a major visual and Te Atatu Road mainstreet is an informal cycle-route residential in character as it weaves toward the
psychological barrier, separating northern retail area regularly used by cyclists. Cycle-lanes and coastline.
from the mainstreet. However the zebra crossings to appropriate standards are not in place to safely
the east, west and north of this roundabout support provide for these road users. However the wide The original design of Gunner Drive had a far wider
pedestrian movements and the roundabout is an mainstreet means that on-road cycleways are carriageway. A wider area of road reserve continued
effective means of managing traffic movements. possible. around the corner past the sites between 543 - 547 Te
This area has the potential to be significantly The wide carriageway area allows for a mix of angle Atatu Road, to provide for a future slip lane. Given that
improved in order to meet the needs of residents, parking, parallel parking, cycle lanes and traffic the Gunner Drive carriageway was significantly
shoppers, intermediate school children walking into lanes. However ownership of “road” areas still reduced at the time of the Harbour View development,
the Town Centre. needs to be resolved. it is unlikely that this additional area of road reserve will
Footpaths on the western side of the mainstreet are The carriageway and footpath on the western side be needed by the Council. In any case the Bella Vista
not in Council ownership. Although the condition of of the mainstreet encroaches private property and development was set back sufficiently from Te Atatu
these footpaths is reasonable, the ownership part of the “street” is in private ownership Road to enable the construction of a slip lane in future.
arrangements mean that Council cannot manage A slip lane in this location would enable a greater ease
this part of the street environment for public use. Te Atatu Road (Corridor) of movement for vehicles moving out of Gunner Drive,
The western side footpaths are often blocked by Traffic volumes are high during peak periods and however slip lanes are not conducive to good
signage and stock, parking in the Town Centre the four lane carriageway south of the Town Centre pedestrian conditions. Providing for a slip lane would
cannot be managed in a comprehensive way, and does not promote slow vehicle movements along require the building line to be set back for development
the responsibility for upgrading and improving these this corridor as residential development beside this on gateway sites at the entrance to the Town Centre.
areas is unclear. corridor is still relatively low density. For these
Footpaths on the eastern side of the mainstreet are reasons this corridor environment is not conducive Key Issues and opportunities for Gunner Drive are:
in reasonable condition although for a Town Centre to walking or the use of public transport. The Cars turning right into Gunner Drive are confused
environment, the 1.5m wide footpaths would benefit requirement to provide for over-dimension vehicles, by the proximity of this “give way” intersection to
by widening (to at least 2m). However they do not and the low recorded crash rates, would not support the petrol station and supermarket access points.
have weather protection, and are not adjoined by a further traffic calming within the corridor section of • There are no pedestrian crossings at the
continuous and active building line; i.e. the the carriageway. intersection and poor links across this road.
supermarket and petrol station have large open Bus lanes in this location could support traffic • This is a one sided street environment because of
areas of carpark beside the footpath. calming and use of public transport, however this the low density of development on the Supermarket
The Town Centre conditions are slower because of section of Te Atatu Road has not been identified as and the WLT site.
the angled parking arrangements and the kerb a (high occupancy) Quality Transit Network in the • There is an opportunity to calm traffic between
extensions around the pedestrian crossing. Regional Passenger Transport Strategy. Yeovil Drive and the Gunner Drive intersection,
The standard of street furniture is high as the new particularly once development of sites on the
design palette for street lights, furniture, and public eastern side of Te Atatu Road occurs.
December 2008 FINAL Te Atatu Peninsula Town Centre 15movement & circulation
Harbour View Road This site is in Council ownership and is zoned as Living Key issues and opportunities for Taikata Road are:
Harbour View Road is defined as a Collector Road in Environment. Residential development of this site is The rear lane access from Taikata Road could be
the District Plan, and runs east of the northern Te Atatu possible and there is no legal right of way access over
Strategic framework and analysis
extended to connect through to the second rear
Road roundabout. Te Atatu Peninsula intermediate this site into the rear access area (shown in red). lane access area from Peachgrove Road (refer to
school is located just to the east of this roundabout Plan 8.0) This would require a private legal
(opposite part of Jack Pringle Reserve). Bus routes agreement between landowners.
travel westward along this road and back down Te Improve pedestrian connections across this road
Atatu Road toward Henderson and the CBD. A and back into the mainstreet. A more intensive
pedestrian crossing is located on Harbour View Road and finer grained re-development on key corners
to the east of the roundabout, connecting the small Rear Lane Access (Te Atatu and Taikata Roads), could improve
cluster of shops on the corner with Jack Pringle Park. (Council) these conditions.
This is a busy traffic environment, particularly during The Taikata Road bus stop is not immediately
periods of pick-up and drop-off around the school. obvious from the mainstreet and signage directing
people to the bus stop from the mainstreet could
Key issues and opportunities for Harbour View Road be improved.
are: Connections from Taikata Road to the Kaumatua
Improve pedestrian connections across this road Reserve would allow for this reserve and its
Access (private)
and back into the mainstreet. In particular adjoining community cluster to be better
pedestrian movements out of the school and into connected to the Town Centre. The current review
the Jack Pringle Park and the Town Centre should of the Reserve Management Plan presents an
be addressed. opportunity to provide for and accessway in the
Some stakeholders have signalled that the Reserve Concept Plan, but a connection from the
intersection of Harbour View Road and Pringle reserve boundary to Taikata Road will need to be
Road is confusing given the proximity of the sharp taken through private property.
bend in Pringle Road with the accessways for the
community centre carpark and the entrance to the Peachgrove Road
WLT site’s carpark. This issue could be This is a residential street with traffic calming at each
considered when redevelopment of the WLT site end. It is residential in nature with pedestrian links
occurs. Plan 8.0: Rear Lane Access from Taikata Road through to Ramleigh Park. A privately owned section,
(between 21 and 25 Peachgrove Road) provides rear
Taikata Road lane access into some of the mainstreet shops. There
Taikata Road runs west of Te Atatu Peninsula northern are pedestrian connections through the shops, but the
roundabout. It is predominantly residential in character pedestrian connections from Peachgrove Road, into
and carries around 2,260 vehicles per day. A bus stop this access area, and through to the mainstreet are
is located 20m to the west of the roundabout. unclear. The properties backing on to the rear service
area have low scale residential development and large
A pedestrian crossing is located to the west of the rear lots. Therefore there is no informal surveillance of
roundabout, connecting the larger format hardware the access area (it is bordered by close boarded
store with the Methodist church on the corner. The site fences), and potential to intensify these lots to
immediately adjacent to the Baptist Church contains an incorporate development that faces the rear lane and
unformed driveway area, providing rear lane access to mainstreet has not been realised.
service some of the shops on Te Atatu Road.
Photo 4.0: Rear Lane Access from Taikata Road
16movement & circulation
Walking & Cycling on the Peninsula is particularly important around the entrance to the
Key issues faced on Peachgrove Road are: Te Atatu Peninsula Cycleway Study has considered Town Centre and around the northern roundabout.
Strategic framework and analysis
There are no safe and direct pedestrian some general safety principles for cyclists; Pedestrian and cycle friendly streets need to be
connections from Peachgrove Road, through the The New Zealand supplement to the Austroads attractive, well lit and safe;
rear lane service area to the mainstreet. standards requires a cycle lane width of between Narrower streets make better urban environments.
The disorganised rear lane arrangement means 5m and 2.0 metres when next to angle parking. And However this must be balanced against the
that service vehicles and staff vehicle movements clearance from angle parks with a range of between functional requirements of Te Atatu Road.
need to get to the commercial area via a quiet 2.0m and 3.0m. This provides for sufficient room for Regular pedestrian crossings points mean that
residential street. cyclists to move along shared lanes with parked pedestrians do not have far to go to cross the road.
As Council already own a site on Taikata Road cars. These crossing points should provide routes to the
serving part of the rear lane access arrangement, Feedback from commuter cyclists has revealed that places that people want to go; e.g. the mainstreet,
the Council have an opportunity to work together Te Atatu Road is the most direct route out of the Jack Pringle Park, and should be convenient so that
with landowners to get an agreed outcome that Peninsula and that even if there are no dedicated pedestrians do not have to wait too long to cross;
suits all parties. cycle lanes in the Town Centre, cyclists will chose Controlled pedestrian crossing points should be
this route over all others. used where there are over 500 vehicle movements
Public Transport on the Peninsula per day.
Public transport options on the Peninsula are limited to Footpaths should be comfortable and have a
buses in the short to medium term. This is because
design principles - streets sufficient width of pathway and no obstacles.
there are no rail services alongside the Kumeu / Streets need good signage so that finding a clear
Good town centres depend on movement systems; route is not difficult.
Helensville motorway, or on the Peninsula. Ferry
roads, streets, footpaths and public transport routes. A consistent palette for street furniture can make
transport is also limited by the tidal range and the
They are important to the success of an urban area places legible, recognise the uniqueness of place,
difficulty in providing an all tide ramp to serve a ferry
because they link up new and old areas, they give and have a function as well as being a feature.
terminal at the motorway end of the Peninsula. Park
people choice about how they want to move around. Public art in streets can have the same effect.
and ride options have been considered, however a park
and ride facility close to the motorway would not be Lighting that is designed to suit the pedestrian
They need to be safe, they affect the management of makes places safer and extends the Town Centre
effective in drawing people in to the Town Centre.
traffic, and they are fundamental in creating a sense of operating hours by encouraging night-time activities.
Therefore supporting the existing bus service on the
place. Streets are best managed when in public ownership
Peninsula is critical.
because of they form a critical part of the public
Streets need to be considered as the most important of realm and the interests of the wider community; i.e.
In order to support increased bus services on the
all public spaces and an integral part of a successful quality pedestrian environments, can be best
Peninsula, the following elements need to be in place;
network.
Sufficient people within a 500m radius (5 minute managed by the Council. This is particularly
Main routes should give priority to pedestrians and important where there is fragmented ownership of
walk) of each bus stop;
cyclists in the centre. Where high traffic levels occur
Clear direct routes to the bus stop and well place the public realm; i.e. multiple land-holdings on the
an alternative route may be required. This is difficult western side of the mainstreet occupy footpath and
crossings on major roads.
in Te Atatu Peninsula because of limited alternative
A rear lane will be unsafe if there is no formal parking areas.
options and the requirement to carry over-dimension
surveillance of this area so sightline will need to be
loads through the Town Centre.
preserved. Residential redevelopment that faces
Building frontages that are close to the street edges
this rear lane will also support a safer
will encourage drivers to move slowly through the
environment, although it is likely that it will also
town centre. In this case of Te Atatu Peninsula this
face the rear servicing areas of the shops.
December 2008 FINAL Te Atatu Peninsula Town Centre 17movement & circulation
Assumed customer or public parking
Assumed private parking issues & opportunities - parking
Strategic framework and analysis
*estimated from aerial + WCC count
Cars are stationary for most of the time. Where and
how they are parked can be a major factor in the quality
of a development. It is important to strike a balance
between provision for parking to support the economic
survival of the town centre, without allowing it to
dominate the street environments, or discourage the
use of public transport.
Library / The District Plan currently requires parking for
Community residential, commercial and retail activities to meet the
Centre parking and driveway guidelines. The traditional
Te Atatu approach to parking management has been to
Tavern prescribe minimum parking ratios to manage
environmental effects.
The Council have developed a Strategic Parking Study,
which recommends a range of options for the
management of parking from minimum parking
requirements to maximum parking requirements with
stringent conditions. This study will be taken to
stakeholder groups for consultation in late 2008. In
essence, the Council are considering an approach to
parking provision where the emphasis is on providing
for enough parking to support the role of the Town
Centre, whilst exploring opportunities for shared
0 50 100 150 metres N parking and parking management. This new approach
will reduce costs of providing public parking areas, and
Plan 9.0: At-Grade Parking in the Town Centre will promote a shift from the private motorcar to
walking, cycling and the use of public transport.
This approach to parking needs to be considered as
part of the Town Centre concept as it impacts on the
street environment and restrictions on site
development.
Photos 5.0 & 6.0 At-Grade Parking
Existing carpark Angled on-street parking
18movement & circulation
Town Centre Parking Provision where ‘events’ can be held. The shared value of
Strategic framework and analysis
Parking conditions in the Town Centre are as follows: this space should be recognised.
y There is a large amount of surface level parking
available in Te Atatu Town Centre (at an
estimated 550 parking spaces for approximately
design principles - parking
11,000m2 of retail and commercial activities, Design new developments with parking behind,
however much of this is on private sites; i.e. the under, above or to the side of buildings;
supermarket, the WLT site and the library / Promote shared parking and support
community centre. comprehensive parking areas.
y The mainstreet has angle parking on the western The provision of on-street parking can be
side of Te Atatu Road from 530 accommodated in a wider carriageway as long as
Te Atatu Road to the Baptist church on the corner it allows room for street trees, good pedestrian
of the roundabout. areas and a greater freedom of pedestrian
y The eastern side of the mainstreet has parallel movement.
parking between the Gunner Drive intersection Comprehensive carparking areas can be
and the northern roundabout. For much of the day considered as “public space”. In many instances
these parking spaces are not well utilised, possibly they can be designed as such to contribute to
because large parking areas are available in the positive amenity with good landscaping and
immediate vicinity, outside the supermarket and surface treatment.
behind the community centre. Provide dedicated parking routes within parking
areas that are safe, direct, and preferably
Key issues and opportunities for parking in the Town sheltered.
Centre are: Position parking rows perpendicular to the main
y The oversupply of private on-site parking is building entrance to assist safe pedestrian
inhibiting intensification of key anchor sites; e.g. movements toward the building.
WLT site and the supermarket site. Parking areas should be constructed / managed to
y An economic analysis of current conditions in the incrementally match land use build-out schedules.
Town Centre (undertaken by CBRE in April 2008) Ensure that access-ways to parking areas are well
suggests that the current method of providing for defined to avoid confusion over movements off
parking on a site by site assessment basis results public streets.
in “piecemeal development” that is not conducive
to promoting a comprehensive retail environment.
y Community and BID stakeholders have signalled
that they would like to retain current levels of
parking but it needs to have better security and
supervision.
y The existing at-grade parking areas for the library
and community centre (which also sit within the
reserve) are perceived by the community as
having value as ‘hard surface’ community spaces
December 2008 FINAL Te Atatu Peninsula Town Centre 19open space
issues & opportunities - open
Strategic framework and analysis
space
3
Te Atatu Peninsula is well served in terms of quality
open space. It has two Citywide Parks, the Harbour
View / Orangihina Reserve and Te Atatu Peninsula
Park.
1
It also has a network of older suburban parks, playing
fields associated with the four schools on the Peninsula,
and a series of urban pocket parks that were created as
part of the Harbour View development. Jack Pringle 4 2
Village Green Reserve was transformed into a vibrant
urban space when it was redeveloped in 2000.
Redevelopment included the construction of series of
artworks and recreational features, as well as a large
area for public events.
1 Jack Pringle Park
The Council spend on open space has been 2 Skateboard park in Harbour View Reserve
proportionally higher on the Peninsula for a number of
years and this community are very proud of these 3 North side community facilities
areas. 4 Community centre + library
Plan 10.0: Reserves & Open Space around the Town Centre
Emplacement batteries in Harbour View Reserve Skate park in Harbour View Reserve
Jack Pringle Reserve Harbour View pedestrian connection
Photos 7.0 – 10.0 At-Grade Parking
20open space
Reserves in the Henderson Ward, which Te Atatu The 2002 concept recommended direct pedestrian links entrance and the mainstreet. It sits within the reserve
to this historic site from the Village Green. identified in the Reserve Management Plan as Te Atatu
Strategic framework and analysis
Peninsula is part of, are subject to a Reserve
Management Plan (currently in draft form). The purpose Peninsula Community Corner. It contains a war
of this plan is to strengthen the values of the reserves Key issues and opportunities for Jack Pringle Village memorial garden and is used by the RSA for the annual
for the community who live around them, in a manner Green and Jack Pringle Sports Park are: Anzac Day parade. It has a south facing orientation and
that reflects and retains the existing character of these Jack Pringle Village Green is a wonderful example is often affected by wind, and is obscured by the bus
areas. The purpose and function of the reserves of an urban park that embraces public art, stop. The RSA have signalled that the area is valued
surrounding the town centre is an important part of embraces iconic themes that are reflective of the for the “space” it provides for the Anzac Parade but an
concept planning. Peninsula, and provides for a range of recreational alternative space could be found in the Town Centre to
activities. serve this function.
The urban design issues that are now faced are not Jack Pringle Park is poorly connected to
necessarily focused on the quality of these open surrounding buildings & activities. The blank walls Ramleigh Park
spaces, but how they are connected to the town centre of community centre provide only enclosure to this Ramleigh Park is a Recreation Reserve and has
and how the built form of the centre interacts with these large open space. pedestrian connections through to Peachgrove Road,
spaces to make them work well. The skateboard park is disconnected from the Taikata Road and Yeovil Road. As “the crow flies” it is
Town Centre and surveillance of this area is poor. within 180m of the mainstreet. However connection to
Jack Pringle Village Green The road that once ran through Jack Pringle Park the mainstreet is via the rear service area behind the
The Jack Pringle Village Green includes Te Atatu has been removed but the transport environment mainstreet shops, and through side alleyways or
Peninsula community corner where the Library and zoning still exists on the District Plan. corridors through the shops. If in time, the residential
Community Centre are currently situated. This area Signage to direct pedestrians between Jack form on Peachgrove Road becomes more intensive,
was acquired from the Auckland Harbour Board and Pringle Park and the gun emplacements is this Park will become a more valuable asset to people
vested in Council as a recreation ground, although it needed. The pedestrian conditions between the living within a 500m circle of the Town Centre.
does not have an official reserve classification. This village green / sports park and the start of the
area comprises of the community corner and its Harbour View / Orangihina Reserve need to be Key issues and opportunities for Ramleigh Park are:
carpark, and an urban park that was development in clearer (this could be achieved by signage, Pedestrian connections from the park to
accordance with a community drive “village green” consistent street tree planting, and / or consistent Peachgrove Road to the east and Burberry Lane
concept. The village green has a number of walkways, footpath treatments. to the west could be improved by introducing
public toilets, and frontage to Te Atatu Road. The walkway between the eastern side of the lighting, and where possible, widening these
mainstreet, through to the parking area at the back access-ways (currently 3m in width).
Jack Pringle Sports Park does not perform well and ends in a large at-grade Planning for improvements to the Peachgrove
The Jack Pringle Sports Park is part of the Jack Pringle carpark. Road connection, could be undertaken in
Reserve, separated by Pringle Road. The Sports Park Jack Pringle Park pushes mainstreet to one side of conjunction with improvements to pedestrian
contains a number of community buildings including an the road as the edge on the eastern side is access from Peachgrove Road, via a more
RSA clubroom / function centre, a bowling green and relatively inactive and there are no visible crossing formalised (mainstreet) rear access area.
clubrooms, and a kindergarten. There is also a skate points between the park edge and the western When subdivision and redevelopment around the
park within the reserve, on the corner of Pringle Road side of the mainstreet. Park occurs, Council can require permeable
and Gunner Drive. The built form around the Village Green needs to perimeter fencing to improve surveillance of the
interact with this space and blank walls should be park.
Historical World War II Gun emplacements are located replaced by doors and windows on this façade
opposite the Sports Park on Gunner Drive, and are (when development occurs).
within the Harbour View / Orangihina Reserve. They
provide a strong visual cue, linking the walkway RSA Memorial Garden
between Jack Pringle Park and the coastline. This 350m2 garden area is located between the library
December 2008 FINAL Te Atatu Peninsula Town Centre 21You can also read
