This is the Planning 222 Assignment concerning Chelsea, compared to previous group assignments this one went very well indeed. however, maybe the going was too easy that we slacked off and the result was we almost didn't gand in the assigment ment...
Statement of Position
The Chelsea Sugar Refinery was established in 1884 as New Zealand’s first sugar refinery. The location of the site is adjacent to the Waitemata Harbour coastline in the North-Shore suburb of Birkenhead. In addition to this, the site is a strategically important parcel of land as it is located close to State Highway 1. The site offers unique views, heritage sites, indigenous habitats and landscape quality that provides for a high level of amenity. It has gained an iconic status both nationally and locally and is recognised by the New Zealand Historic Places Trust for its industrial heritage as well as its significant wildlife areas.
The site is currently being used for the purpose of sugar refining and has been in operation since the 1880s. In the event of the refinery ceasing production, alternative land uses for the site need to be found for Lots 2 and 3 (Survey Plan H3103 S4) of the Chelsea Estate. The redevelopment of these lots will be the main focus of this plan. In order to develop an alternative land use for the site, a plan change must be introduced to the North Shore City Council (NSCC) District Plan, in order to maximise its potential land-use. The Auckland Regional Policy statement should also be altered to include the protection of view shafts.
In producing a redevelopment proposal for the Chelsea site, objectives, policies and methods need to be developed in order to address potential environmental issues that may arise. The policies, objectives and methods of this proposal must give effect to the North Shore District Plan, the Auckland Regional Policy Statement (ARPS) and the Regional Growth Strategy (RGS) in order to achieve the sustainable environmental outcomes that comply with those set out under section 5 of the Resource Management Act 1991 (RMA).
According to RGS, the population of the Auckland Region is expected to reach two million by 2050. Therefore, approximately 700,000 new dwellings will be required to assist this growth. This places pressure on new development as well as commercial services and facilities to assist future growth. Due to the high level of amenity of the Chelsea site, this makes it a desirable locality for redevelopment to take place.
Section 32 of the RMA outlines the method by which the alternative costs and benefits of a plan are to be measured. When used in conjunction with other planning tools Section 32 assists with the comparing of proposals. This process helps to outline which proposal is the most appropriate to use. In accordance with s32, the proposals which have been included in this report have all been assessed with regards to their costs and benefits (see Appendix 1).
The region the site is located in was formerly known by its Maori name of Wawaroa. The land was sold by Maori in 1841 as part of a package of land that extended from the Waitemata up to Mahurangi. In 1845, William Bundy paid £184 for the 48 acres of land where the Chelsea Sugar Refinery is located today. By the 1870’s the area was only sparsely populated, with small groups of settlers, gum diggers and native Maori. This highlights the fact that natives were living on or near the site at the time of its development in 1881. Whilst it is highly likely that there were Maori living on the site prior to the 1840’s, particularly in the area of Duck Creek and its adjacent headlands, there hasn’t been enough evidence found to support this assumption (Clough, 2006).
Site Characteristics
The focus of the report will be on lots 2 and 3 within the Chelsea site. The combined area of the two lots is 13.805 hectares. Lot 2 is the smaller of the two with an area of 4.5825 hectares which is mostly vegetation and is currently being used as a horse paddock. The existing clearing is only about 1.35 hectares because lot 2 is surrounded by a ring of pine and pohutakawa trees. Lot 2 is heavily vegetated and caution must be applied when developing this area. The sugar refinery is situated in lot 3 meaning the site has a high level of impervious surfaces; the total site coverage of the sugar refining facility including its car parks is approximately 5.48 hectares which is more than half of the total lot 3 areas. Of the 9.2225 hectares of land in lot 3, 2.58 hectares of it was reclaimed land that was built on the mouth of the river that flowed in to Chelsea bay (survey map & Auckland GIS). There is virtually no coastal access from both lots; a sea wall was built on the southern border of both lots that prevents is of such a steep gradient that human access is virtually impossible. The only exception to this is the wharf located on lot 3 which extend 90 meters in to the sea, and is currently used to unloading unrefined sugar into the sugar refinery.
The landform within the study area is also varied. The two lots form a three levelled terrace that may create some difficulty when redeveloping the site. The highest level is on the eastern border of lot 2, and the medium level extends 170 metres from the eastern border of lot 2 into lot 3. Any future developments would have to be built on these platforms but pedestrian connectivity between them needs to be considered as the steepness of the terraces decreases pedestrian mobility of the study site. The platforms of the terraces themselves are rather flat and even, which decreases the difficulty of construction on them, as well as minimise the need of earthworks on the site. The three terraces thus is both a benefit and a limitation to the site, it is worth preserving because it adds to the character and uniqueness of the site, but this would also meant that extra effort are need to preserve the terraces during the construction process in the redevelopment.
Coastal Frontage and Interface
The Chelsea site has a coastal frontage of roughly 350m along the Waitemata Harbour. Part of this frontage is dedicated to uses relating to the sugar factory, including a wharf, boat ramp and sugar transportation pipe. The rest of this coastal area is primarily rocky foreshore with a thick layer of vegetation behind it. Currently there is only a limited amount of coastal space which the public are able to use for recreational purposes, however if the site were to be redeveloped there is the potential for more of this coastal land to be utilised by the public.
Coastal interface is the area in-between the inland area and, the coastal water and seabed within the coastal marine area, where, as defined in section 2 of the Resource Management Act, includes the foreshore, seabed, and coastal water, and the air space above the water. It acts as a buffer zone that distinct the coastal area from inland to protect the areas that are exposed to the extreme coastal conditions. On the harbor side within the Chelsea area, native bushes and vegetations mark the boundary of the coastal area, which at the same time, stabilize the coastal area that suffers from erosion by and offer survival resources for the existing wildlife in the area.
Numbers of waterways found in land within the Chelsea area, with its coastal area that adjoin the Uruamo Headland form a unique environmental setting for the existing coastal ecology. The presence of the waterways and the coastal environment is one of the main reasons that the site was chose for the establishment of the sugar refinery.
There have been changes made to the coastal area in terms of its geographic condition since the purchase of the land for the sugar refinery. Due to numbers of modifications to the topography for the construction of the refinery, only little of the original environmental features remain. In particular, the existing flat land where the refinery is currently situated was originally the headland ridge and lagoon, which had been partially removed and filled during the reclamation of the original foreshore.
The reclamation of the lagoon and headland in the Chelsea site not only changes the appearance of the locality, also poses adverse ecological impact of certain degree to the coastal environment, such as erosions and subsequently degradation of coastal water quality. Additional to the modification of the land surface, the refinery itself had built dams across the Duck Creek for sugar refining, in which the utilization of the creek’s water affect the water quality as well as the surrounding ecosystems ( Clough, 2006).
Despite the forming of the present Chelsea area by the reclamation, there are areas of high ecological value retained along the coast. The coastal forest along the edges of the horse paddock and the cliff at its edge, where construction or development cannot be took place, is an important part of the coastal interface in the area. The native coastal vegetations, ranging from pohutukawa, kanuka, manuka, pseudopanax, mapou, astelia and tree and ground ferns, are retained and protected by the steep nature of the cliff from human activities. Their presence plays an important role in coastal conservation, as they stabilize the cliff surface and prevent run off that potentially threatens the coastal ecology.
The coastal interface in Chelsea forms connections to the many different ecosystems in the region, and is protection-worthy to the preservation and enhancement of biodiversity.
2.3 Heritage Areas of the Chelsea Site
The most significant heritage aspect of the Chelsea Site is that of the Category A buildings protected under the Historic Places Act 1993. These include the Cistern House, Char Kiln House, Pan and Power House, Packing House, and Syrup Packing house as seen in Appendix ? (NSCC, 2002). These buildings are located on Lot 3 and were constructed between 1883-1884 to be used as part of the original Chelsea sugar refining operation (Historic Places Trust, 2009). Although these protected buildings have only been used for industrial use throughout their lifetime, they have become iconic amongst the Auckland landscape because of their prominent location on the Waitemata Harbour. Due to their Category A protected building ranking they cannot be demolished, and modification of any type is strictly controlled.
Another key heritage area on the Chelsea Site is the vegetation located in the western section of Lot 2. This vegetation consists of both native and exotic species, and is part of the regionally-significant ‘Chelsea Bush’; which provides important ecological and amenity value to the region (McMullin and Clough, 2006, p. 17).
Public Transport
Currently, public transport provided to the site is limited. This is evident from the lack of bus routes serving the Chelsea Sugar Refinery Site located in Birkenhead, North Shore City. The closest bus stops are located on Mokoia Road, Birkenhead Avenue and Highbury Bypass which are approximately 1km from the study area of Lots 2 and 3 of the Chelsea Sugar Refinery Site. Despite the fact that ferry services are provided by Fullers and MAXX at the Birkenhead and Northcote point wharf, which is in the vicinity of the study area, to the Auckland CBD. However, by foot it takes approximately 3km to reach the nearest ferry terminal which is located at Birkenhead wharf. There is no existing passenger rail service to North Shore City or the Chelsea Sugar Refinery site since the Western Train Line terminates at Britomart Station in the Auckland CBD.
Statement of Position
The Chelsea Sugar Refinery was established in 1884 as New Zealand’s first sugar refinery. The location of the site is adjacent to the Waitemata Harbour coastline in the North-Shore suburb of Birkenhead. In addition to this, the site is a strategically important parcel of land as it is located close to State Highway 1. The site offers unique views, heritage sites, indigenous habitats and landscape quality that provides for a high level of amenity. It has gained an iconic status both nationally and locally and is recognised by the New Zealand Historic Places Trust for its industrial heritage as well as its significant wildlife areas.
The site is currently being used for the purpose of sugar refining and has been in operation since the 1880s. In the event of the refinery ceasing production, alternative land uses for the site need to be found for Lots 2 and 3 (Survey Plan H3103 S4) of the Chelsea Estate. The redevelopment of these lots will be the main focus of this plan. In order to develop an alternative land use for the site, a plan change must be introduced to the North Shore City Council (NSCC) District Plan, in order to maximise its potential land-use. The Auckland Regional Policy statement should also be altered to include the protection of view shafts.
In producing a redevelopment proposal for the Chelsea site, objectives, policies and methods need to be developed in order to address potential environmental issues that may arise. The policies, objectives and methods of this proposal must give effect to the North Shore District Plan, the Auckland Regional Policy Statement (ARPS) and the Regional Growth Strategy (RGS) in order to achieve the sustainable environmental outcomes that comply with those set out under section 5 of the Resource Management Act 1991 (RMA).
According to RGS, the population of the Auckland Region is expected to reach two million by 2050. Therefore, approximately 700,000 new dwellings will be required to assist this growth. This places pressure on new development as well as commercial services and facilities to assist future growth. Due to the high level of amenity of the Chelsea site, this makes it a desirable locality for redevelopment to take place.
Section 32 of the RMA outlines the method by which the alternative costs and benefits of a plan are to be measured. When used in conjunction with other planning tools Section 32 assists with the comparing of proposals. This process helps to outline which proposal is the most appropriate to use. In accordance with s32, the proposals which have been included in this report have all been assessed with regards to their costs and benefits (see Appendix 1).
The region the site is located in was formerly known by its Maori name of Wawaroa. The land was sold by Maori in 1841 as part of a package of land that extended from the Waitemata up to Mahurangi. In 1845, William Bundy paid £184 for the 48 acres of land where the Chelsea Sugar Refinery is located today. By the 1870’s the area was only sparsely populated, with small groups of settlers, gum diggers and native Maori. This highlights the fact that natives were living on or near the site at the time of its development in 1881. Whilst it is highly likely that there were Maori living on the site prior to the 1840’s, particularly in the area of Duck Creek and its adjacent headlands, there hasn’t been enough evidence found to support this assumption (Clough, 2006).
Site Characteristics
The focus of the report will be on lots 2 and 3 within the Chelsea site. The combined area of the two lots is 13.805 hectares. Lot 2 is the smaller of the two with an area of 4.5825 hectares which is mostly vegetation and is currently being used as a horse paddock. The existing clearing is only about 1.35 hectares because lot 2 is surrounded by a ring of pine and pohutakawa trees. Lot 2 is heavily vegetated and caution must be applied when developing this area. The sugar refinery is situated in lot 3 meaning the site has a high level of impervious surfaces; the total site coverage of the sugar refining facility including its car parks is approximately 5.48 hectares which is more than half of the total lot 3 areas. Of the 9.2225 hectares of land in lot 3, 2.58 hectares of it was reclaimed land that was built on the mouth of the river that flowed in to Chelsea bay (survey map & Auckland GIS). There is virtually no coastal access from both lots; a sea wall was built on the southern border of both lots that prevents is of such a steep gradient that human access is virtually impossible. The only exception to this is the wharf located on lot 3 which extend 90 meters in to the sea, and is currently used to unloading unrefined sugar into the sugar refinery.
The landform within the study area is also varied. The two lots form a three levelled terrace that may create some difficulty when redeveloping the site. The highest level is on the eastern border of lot 2, and the medium level extends 170 metres from the eastern border of lot 2 into lot 3. Any future developments would have to be built on these platforms but pedestrian connectivity between them needs to be considered as the steepness of the terraces decreases pedestrian mobility of the study site. The platforms of the terraces themselves are rather flat and even, which decreases the difficulty of construction on them, as well as minimise the need of earthworks on the site. The three terraces thus is both a benefit and a limitation to the site, it is worth preserving because it adds to the character and uniqueness of the site, but this would also meant that extra effort are need to preserve the terraces during the construction process in the redevelopment.
Coastal Frontage and Interface
The Chelsea site has a coastal frontage of roughly 350m along the Waitemata Harbour. Part of this frontage is dedicated to uses relating to the sugar factory, including a wharf, boat ramp and sugar transportation pipe. The rest of this coastal area is primarily rocky foreshore with a thick layer of vegetation behind it. Currently there is only a limited amount of coastal space which the public are able to use for recreational purposes, however if the site were to be redeveloped there is the potential for more of this coastal land to be utilised by the public.
Coastal interface is the area in-between the inland area and, the coastal water and seabed within the coastal marine area, where, as defined in section 2 of the Resource Management Act, includes the foreshore, seabed, and coastal water, and the air space above the water. It acts as a buffer zone that distinct the coastal area from inland to protect the areas that are exposed to the extreme coastal conditions. On the harbor side within the Chelsea area, native bushes and vegetations mark the boundary of the coastal area, which at the same time, stabilize the coastal area that suffers from erosion by and offer survival resources for the existing wildlife in the area.
Numbers of waterways found in land within the Chelsea area, with its coastal area that adjoin the Uruamo Headland form a unique environmental setting for the existing coastal ecology. The presence of the waterways and the coastal environment is one of the main reasons that the site was chose for the establishment of the sugar refinery.
There have been changes made to the coastal area in terms of its geographic condition since the purchase of the land for the sugar refinery. Due to numbers of modifications to the topography for the construction of the refinery, only little of the original environmental features remain. In particular, the existing flat land where the refinery is currently situated was originally the headland ridge and lagoon, which had been partially removed and filled during the reclamation of the original foreshore.
The reclamation of the lagoon and headland in the Chelsea site not only changes the appearance of the locality, also poses adverse ecological impact of certain degree to the coastal environment, such as erosions and subsequently degradation of coastal water quality. Additional to the modification of the land surface, the refinery itself had built dams across the Duck Creek for sugar refining, in which the utilization of the creek’s water affect the water quality as well as the surrounding ecosystems ( Clough, 2006).
Despite the forming of the present Chelsea area by the reclamation, there are areas of high ecological value retained along the coast. The coastal forest along the edges of the horse paddock and the cliff at its edge, where construction or development cannot be took place, is an important part of the coastal interface in the area. The native coastal vegetations, ranging from pohutukawa, kanuka, manuka, pseudopanax, mapou, astelia and tree and ground ferns, are retained and protected by the steep nature of the cliff from human activities. Their presence plays an important role in coastal conservation, as they stabilize the cliff surface and prevent run off that potentially threatens the coastal ecology.
The coastal interface in Chelsea forms connections to the many different ecosystems in the region, and is protection-worthy to the preservation and enhancement of biodiversity.
2.3 Heritage Areas of the Chelsea Site
The most significant heritage aspect of the Chelsea Site is that of the Category A buildings protected under the Historic Places Act 1993. These include the Cistern House, Char Kiln House, Pan and Power House, Packing House, and Syrup Packing house as seen in Appendix ? (NSCC, 2002). These buildings are located on Lot 3 and were constructed between 1883-1884 to be used as part of the original Chelsea sugar refining operation (Historic Places Trust, 2009). Although these protected buildings have only been used for industrial use throughout their lifetime, they have become iconic amongst the Auckland landscape because of their prominent location on the Waitemata Harbour. Due to their Category A protected building ranking they cannot be demolished, and modification of any type is strictly controlled.
Another key heritage area on the Chelsea Site is the vegetation located in the western section of Lot 2. This vegetation consists of both native and exotic species, and is part of the regionally-significant ‘Chelsea Bush’; which provides important ecological and amenity value to the region (McMullin and Clough, 2006, p. 17).
Public Transport
Currently, public transport provided to the site is limited. This is evident from the lack of bus routes serving the Chelsea Sugar Refinery Site located in Birkenhead, North Shore City. The closest bus stops are located on Mokoia Road, Birkenhead Avenue and Highbury Bypass which are approximately 1km from the study area of Lots 2 and 3 of the Chelsea Sugar Refinery Site. Despite the fact that ferry services are provided by Fullers and MAXX at the Birkenhead and Northcote point wharf, which is in the vicinity of the study area, to the Auckland CBD. However, by foot it takes approximately 3km to reach the nearest ferry terminal which is located at Birkenhead wharf. There is no existing passenger rail service to North Shore City or the Chelsea Sugar Refinery site since the Western Train Line terminates at Britomart Station in the Auckland CBD.
'Character’ of Birkenhead
The Chelsea Site is located within the wider area of Birkenhead, on Auckland’s North Shore. Birkenhead itself is an area rich in history and identity dating back to years of pre-European settlement. Before 1880 the area was known for its fruit trees and strawberries; however the opening of the Chelsea Sugar Refinery and worker’s village in 1884 resulted in a large population increase in the area, leading to the creation of the Birkenhead Borough in 1888. Right up until the opening of the Auckland Harbour Bridge in 1959, Birkenhead remained a remote part of the Auckland Region. After the bridge opened land was quickly subdivided as people sought a quieter lifestyle only a 15 minute drive away from Auckland’s CBD (Nicolson, 2009). Birkenhead now has a ‘character’ similar to that of other older suburbs in the Auckland region with primarily detached housing of differing architectural styles reflecting the area’s rich history; from villas to mid-20th century housing. Birkenhead was amalgamated into the North Shore City in 1989.
Demographics
Both Chelsea and its surrounding area have similar demographics. Around 11,600 people live in the area surrounding the Chelsea Site (Chelsea, Birkenhead, and Kauri Park). 80% of dwellings are occupied by families, the majority being of European (60%) and Asian ethnicity (30%).There is a wide spread of ages in the Chelsea area, with around 45% of residents working as ‘managers’ and ‘professionals’. Despite this occupation statistic, people in the area earn only slightly above the median income for Auckland Region ($26,800). Also interesting is the high car ownership of the Chelsea area with 50% of households having access to two private vehicles, and 26% able to access three; compared to 18% for the Auckland region (Statistics NZ, 2006).
Relationship between the site and surrounding area
Throughout its history, the Chelsea Sugar Refinery and the surrounding area (notably Birkenhead) have shared a special relationship. It was the very opening of the refinery that resulted in much development occurring in the surrounding area in order to support refining operations. The refinery’s owner and operator, the New Zealand Sugar Company has always acknowledged and embraced this relationship by allowing public access to areas on the site not involved in sugar refining. “This external landscape, with its backdrop of native bush and English park-like setting was well-used over the years for a variety of social activities including barbecues, Christmas parties, picnics, social events, hangi’s, demonstration rose pruning and even car racing” (McMullin and Clough, 2006, p. 13). Due to the availability of public interaction with the site, many people in the surrounding area consider the Chelsea Site to be a local park complete with bushwalks, picnic areas, and tennis courts. Chelsea continues to attract people from not just the surrounding area, but all over the Auckland Region for these very reasons as a pleasant place to escape from city life.
Road Network
The State Highway 1 off-ramp from the Auckland Central Business District distributes traffic via Onewa Road and subsequently through the Road/ Mokoia Road/Colonial Road intersection into Colonial Road. Colonial Road is the only existing legal road providing access to the Chelsea Sugar Refinery site located on the headland. Via Colonial Road, the Chelsea Sugar Refinery site is linked to the surrounding Highbury and Birkenhead area through two major arterials which are Mokoia Road and Birkenhead Avenue. With regards to pedestrian walkways and cycle-ways, there are currently only connections to the adjoining Chatswood Reserve and Kauri Point Centennial Park; hinterland such as Highbury residential area linked to Chelsea Sugar Refinery site through a series of walkways. Demarcations for cyclists in the form of cycle-ways are currently not provided on the Chelsea Sugar Refinery Site or on Colonial Road.
Existing public use of private land for access to the waterfront.
The coastal environment in the Chelsea area is of high amenity and educational value to the public. Although public use of the Chelsea ground is allowed by the New Zealand Sugar Company (NZSC), the provision of public access to the coastline in the site is currently limited to a few small walkways; and because there is only one access road to the site, vehicular access to the site is limited.
Iwi
The region the site is located on was formerly known by its Maori name of Wawaroa. The land was sold by Maori in 1841 as part of a package of land that extended from the Waitemata up to Mahurangi. It was during this period that settlers were beginning to populate areas in the upper North Island. In 1845 William Bundy paid £184 for 48 acres of land, where the Chelsea Sugar Refinery is located today. By the 1870’s the area was only sparsely populated, with small groups of settlers, gum diggers and native Maori. This highlights the fact that natives were living on or near the site at the time of its development in 1881. Whilst it is highly likely that there were Maori living on the site prior to the 1840’s, particularly in the area of Duck Creek and its adjacent headlands, there hasn’t been enough evidence found to support this assumption.
Issues
Land-use Issues
The potential degradation of water quality in Duck Creek and Waitemata Harbour.
Noise pollution generated by the operation of business activities as well as air pollution generated by increased volumes of traffic accessing the site.
The redevelopment of the Chelsea site could result in a loss of employment opportunities due to increased commercial and residential land use on the site.
Urban development on the site will likely result in the clearance of vegetation, adversely affecting the local biodiversity and land stability.
The existing infrastructure will not have the capacity to adequately serve future residential and commercial development.
Transportation Issues
The increase in traffic demand, flow or volume as a result of land-use intensification on the site, will have adverse effects on the existing access road and surrounding land-use.
An increasing number of people accessing the site in private motor vehicles will have adverse effects on the sensitive coastal environment.
A lack of pedestrian facilities such as walkways and cycle-ways in the site makes walking and cycling a non-viable mode of transport.
Colonial road is designed to specifically allow heavy trucks access to the site and as such would not cope with the potential increase in traffic volume if the site is designed to be mainly residential.
There is currently no public transport system that links the site to other centres. This shortcoming limits the potential to intensify the site and is contrary to the ARGS and the purpose of the Resource Management Act 1991 due to the increase of private vehicles.
Should the sugar refining process cease to exist, the deep water port would become obsolete. Therefore special consideration is needs to be given when redeveloping the site so that this unique feature can be utilized for further uses.
As a result of the redevelopment process, local habitats may become fragmented and stormwater runoff may increase.
Coastal Issues
The existing native vegetation adjacent to the coastline should be retained and enhanced for the purpose of biodiversity preservation and land stability.
Currently there is only limited access to the coastal marine area of the site. Therefore improved public access to the coastal marine area is desirable.
Due to the steep topography of the site and it’s close to the Waitemata Harbour, an effective stormwater management scheme is essential to prevent water pollution in the coastal area.
There is a history of erosion along the coastline of the site, causing degradation in the quality and turbidity of the coastal waters. If the amount of impervious surfaces in the area associated with potential redevelopment increase, the degradation of coastal water may become worse.
The site’s wharf has a large environmental impact on the local coastal environment, particularly with regards to the effects caused by the offloads from ships. These negative effects include erosion, disturbance of the seabed and contamination of coastal waters.
Heritage Issues
Future development of the Chelsea Site may compromise public access and amenity.
View shafts of the Chelsea Site are potentially at risk from redevelopment.
Future development of the Chelsea Site could compromise the Category A historic buildings.
Trees and other native vegetation on the Chelsea Site are potentially at risk from future development. Their removal may result in a reduction of amenity on the sit
The Proposal
The most suitable alternative land use for the site is to provide for a mix of residential and commercial activities. The residential developments will accommodate future growth and have less adverse effects on the environment while the commercial area will provide for local employment opportunities.
However, before any redevelopment occurs, the roads which lead to the site must be improved and widened to support increased traffic volumes .This new road network will be essential in reducing traffic congestion and inconvenience for local residents.
The residential zone will be replacing the horse paddock (Lot 2) (refer to Appendix A). The reason for this is to enhance and utilize the amenity values of the Lot, providing pleasing views and stable grounds for large scale, intensive developments. Lot 3 (refer to Appendix A) is currently being occupied by the sugar refinery; this will be redeveloped into a commercial zone catering for the communities’ economic wellbeing. A number of mixed-use dwellings are also going to be included to enhance social wellbeing.
Apart from the two proposed residential and commercial zones, the remaining areas (Lot 1, 4 and 5) (refer to Appendix A) of the site would be left as they currently stand. The majority of the existing vegetation will remain in place to reduce land instability and noise pollution. Additional planting of vegetation would be required on Lots 2 and 3 (refer to Appendix A) to maintain and protect the ecosystem and its ecological corridors.
Zoning
Based on the proposal, the recommended Zoning for lot 2 would be Residential 2A: Chelsea Special Zone (see zoning map), which takes into the consideration of the unique characteristic of the Chelsea site, while the remaining residential areas in the northern part of lot 3 as Residential 3 Zone (see zoning map) which allows residential development with consideration to the heritage buildings in the area. The upper northern part of lot 2 is going to be zoned as Recreation 2 Zone: Neighbourhood Activities (see zoning map), which will provide facilities like the tennis court for the local community. And the vegetation strip along the north eastern edge of lot 3 will be designated as Recreation 1 Zone: Conservation (see zoning map) with the emphasis on the protection of the native bushes in the zoned area rather than the need for public access.
Furthermore, a Special Purpose Zone: Chelsea at the southern part of lot 3 is needed to allow a variety of economic and accommodation activities to occur, of which include proposals of the establishment of a hotel and various shops catering both internal and external users. The special purpose zone is established to protect the heritage buildings within this zone so no activities should be allow which may affect the historic characteristic of the zoned area.
Objectives, Policies & Methods
Land-use
To ensure the maintenance of natural environmental areas and water quality on the
The Chelsea Site is located within the wider area of Birkenhead, on Auckland’s North Shore. Birkenhead itself is an area rich in history and identity dating back to years of pre-European settlement. Before 1880 the area was known for its fruit trees and strawberries; however the opening of the Chelsea Sugar Refinery and worker’s village in 1884 resulted in a large population increase in the area, leading to the creation of the Birkenhead Borough in 1888. Right up until the opening of the Auckland Harbour Bridge in 1959, Birkenhead remained a remote part of the Auckland Region. After the bridge opened land was quickly subdivided as people sought a quieter lifestyle only a 15 minute drive away from Auckland’s CBD (Nicolson, 2009). Birkenhead now has a ‘character’ similar to that of other older suburbs in the Auckland region with primarily detached housing of differing architectural styles reflecting the area’s rich history; from villas to mid-20th century housing. Birkenhead was amalgamated into the North Shore City in 1989.
Demographics
Both Chelsea and its surrounding area have similar demographics. Around 11,600 people live in the area surrounding the Chelsea Site (Chelsea, Birkenhead, and Kauri Park). 80% of dwellings are occupied by families, the majority being of European (60%) and Asian ethnicity (30%).There is a wide spread of ages in the Chelsea area, with around 45% of residents working as ‘managers’ and ‘professionals’. Despite this occupation statistic, people in the area earn only slightly above the median income for Auckland Region ($26,800). Also interesting is the high car ownership of the Chelsea area with 50% of households having access to two private vehicles, and 26% able to access three; compared to 18% for the Auckland region (Statistics NZ, 2006).
Relationship between the site and surrounding area
Throughout its history, the Chelsea Sugar Refinery and the surrounding area (notably Birkenhead) have shared a special relationship. It was the very opening of the refinery that resulted in much development occurring in the surrounding area in order to support refining operations. The refinery’s owner and operator, the New Zealand Sugar Company has always acknowledged and embraced this relationship by allowing public access to areas on the site not involved in sugar refining. “This external landscape, with its backdrop of native bush and English park-like setting was well-used over the years for a variety of social activities including barbecues, Christmas parties, picnics, social events, hangi’s, demonstration rose pruning and even car racing” (McMullin and Clough, 2006, p. 13). Due to the availability of public interaction with the site, many people in the surrounding area consider the Chelsea Site to be a local park complete with bushwalks, picnic areas, and tennis courts. Chelsea continues to attract people from not just the surrounding area, but all over the Auckland Region for these very reasons as a pleasant place to escape from city life.
Road Network
The State Highway 1 off-ramp from the Auckland Central Business District distributes traffic via Onewa Road and subsequently through the Road/ Mokoia Road/Colonial Road intersection into Colonial Road. Colonial Road is the only existing legal road providing access to the Chelsea Sugar Refinery site located on the headland. Via Colonial Road, the Chelsea Sugar Refinery site is linked to the surrounding Highbury and Birkenhead area through two major arterials which are Mokoia Road and Birkenhead Avenue. With regards to pedestrian walkways and cycle-ways, there are currently only connections to the adjoining Chatswood Reserve and Kauri Point Centennial Park; hinterland such as Highbury residential area linked to Chelsea Sugar Refinery site through a series of walkways. Demarcations for cyclists in the form of cycle-ways are currently not provided on the Chelsea Sugar Refinery Site or on Colonial Road.
Existing public use of private land for access to the waterfront.
The coastal environment in the Chelsea area is of high amenity and educational value to the public. Although public use of the Chelsea ground is allowed by the New Zealand Sugar Company (NZSC), the provision of public access to the coastline in the site is currently limited to a few small walkways; and because there is only one access road to the site, vehicular access to the site is limited.
Iwi
The region the site is located on was formerly known by its Maori name of Wawaroa. The land was sold by Maori in 1841 as part of a package of land that extended from the Waitemata up to Mahurangi. It was during this period that settlers were beginning to populate areas in the upper North Island. In 1845 William Bundy paid £184 for 48 acres of land, where the Chelsea Sugar Refinery is located today. By the 1870’s the area was only sparsely populated, with small groups of settlers, gum diggers and native Maori. This highlights the fact that natives were living on or near the site at the time of its development in 1881. Whilst it is highly likely that there were Maori living on the site prior to the 1840’s, particularly in the area of Duck Creek and its adjacent headlands, there hasn’t been enough evidence found to support this assumption.
Issues
Land-use Issues
The potential degradation of water quality in Duck Creek and Waitemata Harbour.
Noise pollution generated by the operation of business activities as well as air pollution generated by increased volumes of traffic accessing the site.
The redevelopment of the Chelsea site could result in a loss of employment opportunities due to increased commercial and residential land use on the site.
Urban development on the site will likely result in the clearance of vegetation, adversely affecting the local biodiversity and land stability.
The existing infrastructure will not have the capacity to adequately serve future residential and commercial development.
Transportation Issues
The increase in traffic demand, flow or volume as a result of land-use intensification on the site, will have adverse effects on the existing access road and surrounding land-use.
An increasing number of people accessing the site in private motor vehicles will have adverse effects on the sensitive coastal environment.
A lack of pedestrian facilities such as walkways and cycle-ways in the site makes walking and cycling a non-viable mode of transport.
Colonial road is designed to specifically allow heavy trucks access to the site and as such would not cope with the potential increase in traffic volume if the site is designed to be mainly residential.
There is currently no public transport system that links the site to other centres. This shortcoming limits the potential to intensify the site and is contrary to the ARGS and the purpose of the Resource Management Act 1991 due to the increase of private vehicles.
Should the sugar refining process cease to exist, the deep water port would become obsolete. Therefore special consideration is needs to be given when redeveloping the site so that this unique feature can be utilized for further uses.
As a result of the redevelopment process, local habitats may become fragmented and stormwater runoff may increase.
Coastal Issues
The existing native vegetation adjacent to the coastline should be retained and enhanced for the purpose of biodiversity preservation and land stability.
Currently there is only limited access to the coastal marine area of the site. Therefore improved public access to the coastal marine area is desirable.
Due to the steep topography of the site and it’s close to the Waitemata Harbour, an effective stormwater management scheme is essential to prevent water pollution in the coastal area.
There is a history of erosion along the coastline of the site, causing degradation in the quality and turbidity of the coastal waters. If the amount of impervious surfaces in the area associated with potential redevelopment increase, the degradation of coastal water may become worse.
The site’s wharf has a large environmental impact on the local coastal environment, particularly with regards to the effects caused by the offloads from ships. These negative effects include erosion, disturbance of the seabed and contamination of coastal waters.
Heritage Issues
Future development of the Chelsea Site may compromise public access and amenity.
View shafts of the Chelsea Site are potentially at risk from redevelopment.
Future development of the Chelsea Site could compromise the Category A historic buildings.
Trees and other native vegetation on the Chelsea Site are potentially at risk from future development. Their removal may result in a reduction of amenity on the sit
The Proposal
The most suitable alternative land use for the site is to provide for a mix of residential and commercial activities. The residential developments will accommodate future growth and have less adverse effects on the environment while the commercial area will provide for local employment opportunities.
However, before any redevelopment occurs, the roads which lead to the site must be improved and widened to support increased traffic volumes .This new road network will be essential in reducing traffic congestion and inconvenience for local residents.
The residential zone will be replacing the horse paddock (Lot 2) (refer to Appendix A). The reason for this is to enhance and utilize the amenity values of the Lot, providing pleasing views and stable grounds for large scale, intensive developments. Lot 3 (refer to Appendix A) is currently being occupied by the sugar refinery; this will be redeveloped into a commercial zone catering for the communities’ economic wellbeing. A number of mixed-use dwellings are also going to be included to enhance social wellbeing.
Apart from the two proposed residential and commercial zones, the remaining areas (Lot 1, 4 and 5) (refer to Appendix A) of the site would be left as they currently stand. The majority of the existing vegetation will remain in place to reduce land instability and noise pollution. Additional planting of vegetation would be required on Lots 2 and 3 (refer to Appendix A) to maintain and protect the ecosystem and its ecological corridors.
Zoning
Based on the proposal, the recommended Zoning for lot 2 would be Residential 2A: Chelsea Special Zone (see zoning map), which takes into the consideration of the unique characteristic of the Chelsea site, while the remaining residential areas in the northern part of lot 3 as Residential 3 Zone (see zoning map) which allows residential development with consideration to the heritage buildings in the area. The upper northern part of lot 2 is going to be zoned as Recreation 2 Zone: Neighbourhood Activities (see zoning map), which will provide facilities like the tennis court for the local community. And the vegetation strip along the north eastern edge of lot 3 will be designated as Recreation 1 Zone: Conservation (see zoning map) with the emphasis on the protection of the native bushes in the zoned area rather than the need for public access.
Furthermore, a Special Purpose Zone: Chelsea at the southern part of lot 3 is needed to allow a variety of economic and accommodation activities to occur, of which include proposals of the establishment of a hotel and various shops catering both internal and external users. The special purpose zone is established to protect the heritage buildings within this zone so no activities should be allow which may affect the historic characteristic of the zoned area.
Objectives, Policies & Methods
Land-use
To ensure the maintenance of natural environmental areas and water quality on the
To ensure or increase the level of protection for the natural habitats and ecosystems from any negative impacts in accordance with the urban intensification of the site.
The preservation and enhancement of vegetation along the coastal marine area to prevent potential habitat destruction and land instability during redevelopment.
To achieve development on lots 2 and 3 of the Chelsea site for the purpose of commercial and Residential land uses in a manner that incorporates green open spaces that will enhance community well being and amenity of the Chelsea site.
Loss of local employment
Objectives:
• To achieve commercial land use development on lots 2 and 3 of the Chelsea site that will provide for employment opportunities.
• To ensure commercial land use development on lots 2 and 3 of the Chelsea site will not detract from the operation of commercial businesses located in the Birkenhead center.
Inadequate Infrastructure
Objectives
• To increase the existing physical and social infrastructure so that it accommodates for future redevelopments of the site but not in a manner that will increase the vulnerability of the local ecology.
• To ensure the connectivity between Chelsea and Birkenhead and the wider community is maintained and enhanced through physical and social infrastructure.
Noise Pollution
Objectives:
• To manage and reduce the effects of noise pollution as generated by the operation of business activities and ensuring that it does not place a negative impact on the local residents of the Chelsea site.
• To ensure vehicular emissions on the Chelsea site are reduced to preserve air quality to levels that will not impact adversely on health of the local community.
Transport
Increase in traffic demand, flow or volume having adverse effect on the existing access road and its surrounding land use.
Objectives:
• To manage traffic demand in such a way that avoids, remedies or mitigates the adverse effects of congestion, pressure on transport infrastructure, imbalance between traffic generating and carrying capacities on the existing roads while maintaining the urban amenity for surrounding landuse.
• To achieve a balance in the traffic generating and carrying capacity of the transport infrastructure.
• To modify the existing road system on and around the Chelsea refinery site in order to accommodate potential increase in traffic volume, especially if the site is going to be rebuilt as a residential orientated living space, while maintaining local bio-connectivity so the local habitats does not become fragmented.
Increasing private motor vehicles usage creating adverse effects on natural environment.
Objectives:
• To enable for alternative modes of transport to the use of the private motorcar through facilitating a multi-modal passenger transport network.
• To avoid, remedy and mitigate adverse effects of the excess traffic demand of the new development on the sensitive coastal habitats and natural environment while providing access in, out and within the site.
• To maintain the current level of bio-connectivity on site during and after the building process, the local landscape should also be preserved so that the hydrology of the site can be maintained and prevent possible storm water wash-off to the harbour.
• To maintain the overall well-being of the ecology on the Chelsea, and minimise the impact of road and bus terminal construction on the Chelsea site
• To create a public transport terminal that is on or near the site that connect to nearby Birkenhead town centre and Auckland City CBD, thus encourage usage of public transport instead of private motor vehicles.
Lack of pedestrian facilities such as walkways and cycle way.
Objectives:
• To enable integrated pedestrian access to or throughout the site to be provided.
• To provide for pedestrians within, in and out of the site in a safe and convenient manner.
Deep water port
Objective:
• To retain the deep-water wharf as mean to provide possible expansion in public transport services available, as in the form of scheduled ferries, or to maintain the current port facilities to use as a access point for heavy cargo to be delivered inland.
Coastal
Coastal area conservation (Include Erosion of the Coastline)
Objectives:
• To maintain and improve coastal land stability to enhance the amenity of the coastline, and to protect coastal biodiversity.
• To maintain and improve safety in the coastal marine area for the public, should public access be increased.
• To ensure that potential future developments within, or within close proximity to the coastal marine area, are built on stable ground and don’t decrease land stability towards the coastline.
• To protect and preserve the natural and physical coastal environment that is of great environmental, educational and recreational values.
• To protect and enhance the coastal ecology to maintain native biodiversity and ecosystems.
Improved public access to the coastal marine area
Objectives:
• To improve public access to the coastal marine area of the Chelsea site and promote the use of its recreational amenity.
• To increase the amount of recreational space within the coastal marine area available for the public to use.
• To ensure that the amenity of the current coastal environment does not negatively get affected by the promotion of public access to the area.
• To ensure the provision of public access to the coastline sufficient, safe and well maintained.
• To ensure sufficient provision of public facilities such as seats and street lights.
Stormwater management within the site
Objectives:
• To ensure the coast and streams in the area are protected from contamination, erosion, and sedimentation or other adverse effects of stormwater discharge.
• To improve stormwater management within the site and ensure any future development abides by these improved stormwater management practices.
• To reduce the amount of site-specific stormwater being drained into the adjacent coastal waters to protect and enhance coastal biodiversity.
Management of the wharf
Objectives:
• To minimize environmental damage caused by the wharf, and any activities associated with it, in order to maintain the quality of the natural coastal environment and protect coastal biodiversity.
• To manage the harmful activities of carrier ships moored at the wharf in order to limit the negative effects on the coastal environment.
• To control the coastline in such a way that there is potential for developing a commercial ferry terminal on the Chelsea site.
• To minimize potential environmental damage that could arise in the coastal marine area with the construction of a commercial ferry terminal.
Consideration of Iwi values
Objectives:
• To recognize the cultural heritage value of the coastal area.
• By ensuring the views of societal groups are included in any local decision-making regarding to the coastal area.
Heritage
Public access
Objectives:
• Public access and use of the Chelsea Site is retained.
• Public recreational amenities in the Chelsea Site are retained.
View Shafts
Objectives:
• View shafts to the Category A protected buildings on the Chelsea Site are retained.
• View shafts from the Chelsea Site to the Waitemata Harbour are retained.
Historical buildings
Objectives:
• Category A historic buildings on the Chelsea Site are protected.
• Category A historic buildings on the Chelsea Site have an alternative use.
Significant trees
Objective:
• The most significant trees are retained on the Chelsea Site.
• Trees stabilising earth on the Chelsea Site are retained.
Policies
Land use
Degradation of water quality
• Residential and Commercial redevelopment on the site must not adversely affect the amenity values of the Duck Creek.
• The urban redevelopment of the site must incorporate land use designs that avoid, remedy and mitigate adverse effects and impacts on the water quality.
• To ensure that new development on lots 2 and 3 of the Chelsea site incorporate Low Impact Urban Design(LIUDD) principles such as rain gardens, swales, green roofs, and retention ponds to the development process in order to minimise impervious surfaces and pollutant run-off and the degradation of water quality for the protection of aquatic ecosystems.
• To ensure that riparian vegetation is integrated to the development process along Duck Creek and the Waitemata Harbour’s riparian margins to prevent sedimentation run-off.
Clearance of vegetation
• Large scale residential and commercial redevelopments must be managed in a manner which does not adversely affect areas of high ecological significance.
• Activities within the site must be conducted in a way that prevents further clearance of the local biodiversity and land instability while incorporates access to open space for recreation and enjoyment.
• By ensuring that development on lot 2 and 3 of the Chelsea site retains native and exotic vegetation for the purpose of enhancing connectivity through green corridors for biodiversity
Loss of local employment
• By managing the diversity of land use during redevelopment to ensure that there is balance between commercial and residential usage which caters for everyday necessities.
• By ensuring that existing employment of the Chelsea Sugar Refinery is replaced by commercial land uses that provide for employment opportunities such as trade and hospitality for the local community.
• By ensuring access is provided for a wide range of commercial services such as shops, cafes, financial and legal services etc. that complement the commercial businesses located in the Birkenhead centre.
Inadequate infrastructure
• Any future land use designs must incorporate social and physical infrastructure.
• The locations of any social and physical infrastructure are to be designed so that any unnecessary clearance of local ecology is avoided.
• Restricting developments and intensifications to occur only in areas where public works can be provided to enhance connectivity of the site to the wider community.
Noise pollution generated by the operation of business activities as well as air pollution generated by increased volumes of traffic accessing the site.
• By ensuring that residential development is located on a separate lot to commercial development in order to reduce the adverse effects of noise pollution on the community
• By ensuring that traffic is diverted to make way for pedestrian malls and walkways are incorporated into the new development for commercial land use in order to reduce vehicular traffic and carbon emissions that degrade air quality.
• By limiting commercial land use to light industrial activities reduce the effect of noise pollution on the community.
Transport
The increase in traffic demand, flow or volume from any alternative use for Chelsea will have adverse effect on the existing access road and its surrounding land use.
• To provide for more than one access road in, out of the site to alleviate pressure of traffic flow, movement and demand generated.
• To increase the carrying capacity of roads easing the movement of traffic flow to and out of the site.
• To reduce the need for travel in, out and within site by private motor vehicle.
That an increasing number of people accessing the site will be in private motor vehicles create adverse effects on natural environment.
• All applications for alternative use developments needs to provide infrastructure to support a multi-modal passenger transport network of ferry, bus services, cycleways and rail services.
• The public transport terminal and associated road modifications should be designed in such a way that meets with the demand of future development on the site.
• The local biological habitat should be maintained according to the district and regional plan and the site designation. The removal of local indigenous vegetation should only be acceptable if: there are an unavoidable consequence of gaining access to a part of the property and it is necessary that the access be established, and the effect of the removal of indigenous vegetations are mitigated through revegetation or pest control that adequately compensate the potential adverse effects.
There is a lack of pedestrian facilities such as walkways and cycle way in the area which makes neither walking nor cycling as a viable mode of transport.
• All transport facility or infrastructure developments for alternative reuse should provide for integrated pedestrian access and integrated pedestrian walkway network.
• To provide for a continuity of cycleways and walkways for pedestrians separate from vehicular traffic movement.
Deep-Water Port
• The deep-water port should have the regard to the necessarily of the port to the site and to the North Shore City, as well as potential effect of the port have on the site when determining whether to keep the port facility or not.
Heritage
Public access
• Require new development on the Chelsea Site to continue providing for existing public access.
• Identify and protect amenities on the Chelsea Site that provide significant public recreation.
View Shaft
• Prevent new development on the Chelsea Site from obscuring existing view shafts of Category A protected buildings.
• Prevent new development on the Chelsea Site from obscuring existing view shafts of the Waitemata Harbour from the horse paddock and main refinery area.
Heritage buildings
• Prevent the demolition or extensive external alterations of Category A heritage buildings on the Chelsea Site.
• Create ability for Category A heritage buildings on the Chelsea Site to have an economic use.
Significant Trees
• Identify and protect trees on the Chelsea Site that make a significant contribution towards amenity and quality of the site. To determine significance, the following values will be used:
• Height
• Specie
• Direct visual amenity
• Historical importance
• Identify and protect trees on the Chelsea Site that assist in the stabilisation of earth.
Costal Environment
Improved public access to the coastal marine area
• By providing a buffer between the coastline and areas of structural development to allow for the potential development and increase of shoreline walkways and reserves.
• By providing a number of shoreline walkways and reserves which allow for the amenity of the site’s coastal environment to be enjoyed by the public.
• By maintaining the heritage and integrity of the coastal environment during the development of the walkways and reserves to maintain the health of the natural environment.
• By ensuring the walkways and reserves are developed on stable coastal land to promote the safety of those who use them.
Stormwater management within site
• By promoting the development and use of improved stormwater management techniques within the Chelsea site.
• By ensuring that future developments on the site manage their stormwater in a way that prevents water contamination.
• By ensuring that wherever possible stormwater is directed away from draining into adjacent coastal waters.
• By ensuring that the integrity of the coastal environment is kept intact.
Erosion of the coastline
• By developing a building set back as a buffer between the coastline and development.
• By restricting the development of structures within the coastal environment unless they are required for safety purposes.
• By maintaining existing erosion controls and installing new erosion controls should development occur which threatens the stability of land in the coastal marine area.
• By assessing the stability of the land before development occurs and putting in place measures that minimise the risks of development promoting further erosion.
Management of the wharf
• By managing activities carried out on the wharf that could affect the natural environment and to introduce measures which prevent overtly harmful activities from taking place.
• By managing the actions of ships within the coastal marine area to limit their impact on the natural environment.
• By controlling the location of development within the site and any activities usually associated with that development to allow for the potential construction of a commercial ferry terminal.
• By restricting development in the coastal marine area to only those that need a coastal location e.g. a commercial ferry terminal.
• By controlling the proposed development of a commercial ferry terminal in such a way that potential environmental damage of the coastal marine area is kept to a minimum.
Loss of local employment
Objectives:
• To achieve commercial land use development on lots 2 and 3 of the Chelsea site that will provide for employment opportunities.
• To ensure commercial land use development on lots 2 and 3 of the Chelsea site will not detract from the operation of commercial businesses located in the Birkenhead center.
Inadequate Infrastructure
Objectives
• To increase the existing physical and social infrastructure so that it accommodates for future redevelopments of the site but not in a manner that will increase the vulnerability of the local ecology.
• To ensure the connectivity between Chelsea and Birkenhead and the wider community is maintained and enhanced through physical and social infrastructure.
Noise Pollution
Objectives:
• To manage and reduce the effects of noise pollution as generated by the operation of business activities and ensuring that it does not place a negative impact on the local residents of the Chelsea site.
• To ensure vehicular emissions on the Chelsea site are reduced to preserve air quality to levels that will not impact adversely on health of the local community.
Transport
Increase in traffic demand, flow or volume having adverse effect on the existing access road and its surrounding land use.
Objectives:
• To manage traffic demand in such a way that avoids, remedies or mitigates the adverse effects of congestion, pressure on transport infrastructure, imbalance between traffic generating and carrying capacities on the existing roads while maintaining the urban amenity for surrounding landuse.
• To achieve a balance in the traffic generating and carrying capacity of the transport infrastructure.
• To modify the existing road system on and around the Chelsea refinery site in order to accommodate potential increase in traffic volume, especially if the site is going to be rebuilt as a residential orientated living space, while maintaining local bio-connectivity so the local habitats does not become fragmented.
Increasing private motor vehicles usage creating adverse effects on natural environment.
Objectives:
• To enable for alternative modes of transport to the use of the private motorcar through facilitating a multi-modal passenger transport network.
• To avoid, remedy and mitigate adverse effects of the excess traffic demand of the new development on the sensitive coastal habitats and natural environment while providing access in, out and within the site.
• To maintain the current level of bio-connectivity on site during and after the building process, the local landscape should also be preserved so that the hydrology of the site can be maintained and prevent possible storm water wash-off to the harbour.
• To maintain the overall well-being of the ecology on the Chelsea, and minimise the impact of road and bus terminal construction on the Chelsea site
• To create a public transport terminal that is on or near the site that connect to nearby Birkenhead town centre and Auckland City CBD, thus encourage usage of public transport instead of private motor vehicles.
Lack of pedestrian facilities such as walkways and cycle way.
Objectives:
• To enable integrated pedestrian access to or throughout the site to be provided.
• To provide for pedestrians within, in and out of the site in a safe and convenient manner.
Deep water port
Objective:
• To retain the deep-water wharf as mean to provide possible expansion in public transport services available, as in the form of scheduled ferries, or to maintain the current port facilities to use as a access point for heavy cargo to be delivered inland.
Coastal
Coastal area conservation (Include Erosion of the Coastline)
Objectives:
• To maintain and improve coastal land stability to enhance the amenity of the coastline, and to protect coastal biodiversity.
• To maintain and improve safety in the coastal marine area for the public, should public access be increased.
• To ensure that potential future developments within, or within close proximity to the coastal marine area, are built on stable ground and don’t decrease land stability towards the coastline.
• To protect and preserve the natural and physical coastal environment that is of great environmental, educational and recreational values.
• To protect and enhance the coastal ecology to maintain native biodiversity and ecosystems.
Improved public access to the coastal marine area
Objectives:
• To improve public access to the coastal marine area of the Chelsea site and promote the use of its recreational amenity.
• To increase the amount of recreational space within the coastal marine area available for the public to use.
• To ensure that the amenity of the current coastal environment does not negatively get affected by the promotion of public access to the area.
• To ensure the provision of public access to the coastline sufficient, safe and well maintained.
• To ensure sufficient provision of public facilities such as seats and street lights.
Stormwater management within the site
Objectives:
• To ensure the coast and streams in the area are protected from contamination, erosion, and sedimentation or other adverse effects of stormwater discharge.
• To improve stormwater management within the site and ensure any future development abides by these improved stormwater management practices.
• To reduce the amount of site-specific stormwater being drained into the adjacent coastal waters to protect and enhance coastal biodiversity.
Management of the wharf
Objectives:
• To minimize environmental damage caused by the wharf, and any activities associated with it, in order to maintain the quality of the natural coastal environment and protect coastal biodiversity.
• To manage the harmful activities of carrier ships moored at the wharf in order to limit the negative effects on the coastal environment.
• To control the coastline in such a way that there is potential for developing a commercial ferry terminal on the Chelsea site.
• To minimize potential environmental damage that could arise in the coastal marine area with the construction of a commercial ferry terminal.
Consideration of Iwi values
Objectives:
• To recognize the cultural heritage value of the coastal area.
• By ensuring the views of societal groups are included in any local decision-making regarding to the coastal area.
Heritage
Public access
Objectives:
• Public access and use of the Chelsea Site is retained.
• Public recreational amenities in the Chelsea Site are retained.
View Shafts
Objectives:
• View shafts to the Category A protected buildings on the Chelsea Site are retained.
• View shafts from the Chelsea Site to the Waitemata Harbour are retained.
Historical buildings
Objectives:
• Category A historic buildings on the Chelsea Site are protected.
• Category A historic buildings on the Chelsea Site have an alternative use.
Significant trees
Objective:
• The most significant trees are retained on the Chelsea Site.
• Trees stabilising earth on the Chelsea Site are retained.
Policies
Land use
Degradation of water quality
• Residential and Commercial redevelopment on the site must not adversely affect the amenity values of the Duck Creek.
• The urban redevelopment of the site must incorporate land use designs that avoid, remedy and mitigate adverse effects and impacts on the water quality.
• To ensure that new development on lots 2 and 3 of the Chelsea site incorporate Low Impact Urban Design(LIUDD) principles such as rain gardens, swales, green roofs, and retention ponds to the development process in order to minimise impervious surfaces and pollutant run-off and the degradation of water quality for the protection of aquatic ecosystems.
• To ensure that riparian vegetation is integrated to the development process along Duck Creek and the Waitemata Harbour’s riparian margins to prevent sedimentation run-off.
Clearance of vegetation
• Large scale residential and commercial redevelopments must be managed in a manner which does not adversely affect areas of high ecological significance.
• Activities within the site must be conducted in a way that prevents further clearance of the local biodiversity and land instability while incorporates access to open space for recreation and enjoyment.
• By ensuring that development on lot 2 and 3 of the Chelsea site retains native and exotic vegetation for the purpose of enhancing connectivity through green corridors for biodiversity
Loss of local employment
• By managing the diversity of land use during redevelopment to ensure that there is balance between commercial and residential usage which caters for everyday necessities.
• By ensuring that existing employment of the Chelsea Sugar Refinery is replaced by commercial land uses that provide for employment opportunities such as trade and hospitality for the local community.
• By ensuring access is provided for a wide range of commercial services such as shops, cafes, financial and legal services etc. that complement the commercial businesses located in the Birkenhead centre.
Inadequate infrastructure
• Any future land use designs must incorporate social and physical infrastructure.
• The locations of any social and physical infrastructure are to be designed so that any unnecessary clearance of local ecology is avoided.
• Restricting developments and intensifications to occur only in areas where public works can be provided to enhance connectivity of the site to the wider community.
Noise pollution generated by the operation of business activities as well as air pollution generated by increased volumes of traffic accessing the site.
• By ensuring that residential development is located on a separate lot to commercial development in order to reduce the adverse effects of noise pollution on the community
• By ensuring that traffic is diverted to make way for pedestrian malls and walkways are incorporated into the new development for commercial land use in order to reduce vehicular traffic and carbon emissions that degrade air quality.
• By limiting commercial land use to light industrial activities reduce the effect of noise pollution on the community.
Transport
The increase in traffic demand, flow or volume from any alternative use for Chelsea will have adverse effect on the existing access road and its surrounding land use.
• To provide for more than one access road in, out of the site to alleviate pressure of traffic flow, movement and demand generated.
• To increase the carrying capacity of roads easing the movement of traffic flow to and out of the site.
• To reduce the need for travel in, out and within site by private motor vehicle.
That an increasing number of people accessing the site will be in private motor vehicles create adverse effects on natural environment.
• All applications for alternative use developments needs to provide infrastructure to support a multi-modal passenger transport network of ferry, bus services, cycleways and rail services.
• The public transport terminal and associated road modifications should be designed in such a way that meets with the demand of future development on the site.
• The local biological habitat should be maintained according to the district and regional plan and the site designation. The removal of local indigenous vegetation should only be acceptable if: there are an unavoidable consequence of gaining access to a part of the property and it is necessary that the access be established, and the effect of the removal of indigenous vegetations are mitigated through revegetation or pest control that adequately compensate the potential adverse effects.
There is a lack of pedestrian facilities such as walkways and cycle way in the area which makes neither walking nor cycling as a viable mode of transport.
• All transport facility or infrastructure developments for alternative reuse should provide for integrated pedestrian access and integrated pedestrian walkway network.
• To provide for a continuity of cycleways and walkways for pedestrians separate from vehicular traffic movement.
Deep-Water Port
• The deep-water port should have the regard to the necessarily of the port to the site and to the North Shore City, as well as potential effect of the port have on the site when determining whether to keep the port facility or not.
Heritage
Public access
• Require new development on the Chelsea Site to continue providing for existing public access.
• Identify and protect amenities on the Chelsea Site that provide significant public recreation.
View Shaft
• Prevent new development on the Chelsea Site from obscuring existing view shafts of Category A protected buildings.
• Prevent new development on the Chelsea Site from obscuring existing view shafts of the Waitemata Harbour from the horse paddock and main refinery area.
Heritage buildings
• Prevent the demolition or extensive external alterations of Category A heritage buildings on the Chelsea Site.
• Create ability for Category A heritage buildings on the Chelsea Site to have an economic use.
Significant Trees
• Identify and protect trees on the Chelsea Site that make a significant contribution towards amenity and quality of the site. To determine significance, the following values will be used:
• Height
• Specie
• Direct visual amenity
• Historical importance
• Identify and protect trees on the Chelsea Site that assist in the stabilisation of earth.
Costal Environment
Improved public access to the coastal marine area
• By providing a buffer between the coastline and areas of structural development to allow for the potential development and increase of shoreline walkways and reserves.
• By providing a number of shoreline walkways and reserves which allow for the amenity of the site’s coastal environment to be enjoyed by the public.
• By maintaining the heritage and integrity of the coastal environment during the development of the walkways and reserves to maintain the health of the natural environment.
• By ensuring the walkways and reserves are developed on stable coastal land to promote the safety of those who use them.
Stormwater management within site
• By promoting the development and use of improved stormwater management techniques within the Chelsea site.
• By ensuring that future developments on the site manage their stormwater in a way that prevents water contamination.
• By ensuring that wherever possible stormwater is directed away from draining into adjacent coastal waters.
• By ensuring that the integrity of the coastal environment is kept intact.
Erosion of the coastline
• By developing a building set back as a buffer between the coastline and development.
• By restricting the development of structures within the coastal environment unless they are required for safety purposes.
• By maintaining existing erosion controls and installing new erosion controls should development occur which threatens the stability of land in the coastal marine area.
• By assessing the stability of the land before development occurs and putting in place measures that minimise the risks of development promoting further erosion.
Management of the wharf
• By managing activities carried out on the wharf that could affect the natural environment and to introduce measures which prevent overtly harmful activities from taking place.
• By managing the actions of ships within the coastal marine area to limit their impact on the natural environment.
• By controlling the location of development within the site and any activities usually associated with that development to allow for the potential construction of a commercial ferry terminal.
• By restricting development in the coastal marine area to only those that need a coastal location e.g. a commercial ferry terminal.
• By controlling the proposed development of a commercial ferry terminal in such a way that potential environmental damage of the coastal marine area is kept to a minimum.
Note: the assignment is just too big to be shown in full, and also because i do not have the entire final edition, i am unable to show the whole assignment, but we (our group) put huge effort in producing this assignment and i am very proud of this achievement
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