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Residential intensification

Auckland Domain

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Housing and regional growth

Around 700,000 dwellings will be required to house a population of two million people - this means that we will need to another 300,000+ homes by 2041. The Auckland Regional Growth Strategy (RGS) provides for housing development in higher density centres and corridors (e.g. New Lynn, Takapuna and Newmarket), in new Greenfield areas (e.g. Flat Bush, Long Bay and Hingaia) and in rural and coastal towns (e.g. Warkworth, Kumeu and Pukekohe). A range of lifestyle options from rural and countryside living to inner-city apartments is encouraged.

Since 2001:

  • 8,800 new dwellings built per annum
  • 18,000 (43%) new multi unit developments, 70% of these have been in the Auckland City Council area
    Large numbers of new suburban homes in Albany, Greenhithe, Westgate, Orewa, Mt Wellington Quarry, Botany Downs, Flat Bush and Takinini.
  • 40% of residential development was on vacant land (within the urban area and in new Greenfield areas)
  • 33% of residential development was by way of infill (e.g. houses on back of section, or removal and development of town houses)
  • 14% of residential development outside of the Metropolitan Urban Limits
  • Metropolitan Urban Limit has been extended by 2000ha since 1999.

What is residential intensification and why?

Residential intensification is developing houses at higher densities and accommodating more people per hectare. The Auckland Housing Choices Poster defines and illustrates the broader range of housing types that are being developed, such as high and low-rise apartments, terraced and town houses.

Urban design that promotes a higher density of buildings, coupled with mixed use, good building design and open space provision can:

  • provide cost savings in land, infrastructure and energy
  • increase housing, transport and lifestyle choices
  • help concentrate knowledge and innovative activity in the heart of the city
  • be associated with lower crime and greater safety
  • help preserve green spaces
  • reduce runoff from vehicles to water and emissions to air and atmosphere (although air emissions may be more locally concentrated)
  • help encourage greater physical activity with consequent health benefits
  • promote social connectedness and vitality.

Moving to a terraced house or apartment has become an increasingly popular choice in recent years. Research indicates that many people like the safety, security, low maintenance and convenience of being close to shops, services, transport and work. Younger and older individuals and couples, students, and "empty nesters" are taking up new "urban living" opportunities. 40% of people tell us that this form of housing could suit them at some stage in their life - and this is supported by demographic changes (smaller households, aging, later marriage, etc).

There are some great examples of quality residential intensification, for example, Beaumont Quarter (Victoria Park), the Parc (Viaduct), Harbour View Estate (Te Atatu), Addison (Takinini), Talbot Park (Glen Innes), and in Takapuna, Parnell, Ponsonby and Newmarket. 

Where to put new houses?

The Growth Strategy suggests that about 70% of future residential development will be accommodated within the existing urban area in higher density centres and corridors, with the remainder spread between new 'greenfield' areas, rural living, and rural and coastal towns.

This means that over the long term more people will be living in terraced housing and apartments in areas with good access to passenger transport. However separate dwellings with a garden will continue to predominate in many suburbs.

Improving the quality of medium and higher density housing

The quality of market-led intensive residential development has been variable and this has received much media interest and community concern.

Some development has been of mediocre design and lacking in durability, a number of developments since 1991 are leaky and research suggests that there are wide perceptions that poor quality higher density development could result in future slums.

While occupants of higher density housing are often highly satisfied with their housing choice, there is some dissatisfaction with design, construction and appearance of developments by both residents and neighbours. Specific design issues include noise, natural light, ventilation, size, privacy and quality of common areas.

This is of great concern to the region's councils, which are:

  • advocating for changes to the NZ Building Code
  • developing design and buyers guidance including Good Solutions Guide to Mixed Use Development (2005); Good Solutions Guide to Apartments (2007) and What to Look For When Buying A Terraced House or Apartment
  • making changes to district plans to introduce building and urban design requirements
  • requiring proposals for larger developments to be considered by an independent Urban Design Panel (Auckland City and Manukau Cities).

The quality of intensive development and urban design is being addressed so that living and investing in higher density housing developments is a rewarding experience and such development supports strong vibrant and sustainable centres.

Housing Affordability

An important issue for all growing, attractive and buoyant city-regions, the Auckland Regional Affordable Housing Strategy was developed in 2003.

Evaluation of the growth strategy
In 2007 we released a document called Growing Smarter; a comprehensive evaluation of the Auckland RGS. The evaluation has shown that:

  • the RGS has correctly anticipated a market shift towards medium and higher density living
  • much of the development has, however, occurred outside identified growth centres and has been located in business zones or in attractive areas of high amenity (with views or proximity to open space or water)
  • while this shows an increasing acceptance of higher density living options, different approaches will be needed to encourage higher density in growth centres and improve amenity in these areas.

 

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