What will it look like?

There is little on the Tamaki Transformation Programme (TTP) website that gives residents a visual picture of what the changes in the area may look like.

Action point: The TTP website needs to provide more background information to residents on what some of these proposed changes may mean.

However, it’s possible to track back from the TTP Heads of Agreement to find that the Auckland Plan is part of the TTP's completed consultation. The following studies were completed as part of the Auckland Plan programme of work.

The first image comes from a Studio D4, Jasmax and Auckland Council study (HT Auckland Transport Blog). It shows the Tamaki area as viewed from the Tamaki River.



What density in Tamaki might look like

The yellowish dots represent new residential units, while the orange dots seem to represent multi-level developments. In the background you can see the proposed Camp Bunn development which includes a revamped Tamaki train station.

The next set of images come from a more detailed study that was commissioned as an input into the recently completed Auckland Plan. The study is called 'A New Kind of Compact: Design-led_' and comes in three volumes (1, 2, 3). The Tamaki component is at the end of 2 and beginning of 3.

The report says  it is only a hypothetical study of what density may look like. However, it should also be noted again that the TTP Heads of Agreement refers to the Auckland Plan as consultation.

In the Tamaki study area it's planned that the population will more than double. The existing 10,000 residents will be joined by 12,000 more residents and 4,000 more dwellings.

Action point: Council needs to clarify what status these studies have

Concept plan for Tamaki



In between Torino and Taratoa Streets

What I like

I like the reopening of the Tamaki station, and also the way that the Boundary Reserve project creates linkages between residents of Pt England and the station. This will be an important step in encouraging mode-switch from cars to public transport.

I also think it makes sense to plan developments in this area with Stonefields in mind. Any development in the Camp Bunn site will require residents from both east and west of the tracks to make it worthwhile. I think it’s also logical to give the Stonefields residents easier access to the Tamaki waterfront via the improved 'Boundary Corridor'.

The Camp Bunn development seems logical and may be a positive addition to the area if it is done well. By 'well' I mean better then any such development completed in NZ. To get some real inspiration the owners of the site should visit Tokyo Midtown.

What I don’t like

I’m not opposed to density per se, but some aspects of this plan are a little shocking.

A lot of the area in the study is in a volcanic viewshaft zone, so tall buildings would be precluded under current planning rules...

I don’t think that there needs to be wholesale destruction of the houses along Torino and Oran. Most of these houses are actually in very good condition. Certainly, some have cosmetic issues but this is mostly the result of landlord-neglect (with Housing NZ being the largest landlord in the area). There would be a lot of social dislocation if people were forced out.

It’s also important to have ‘eyes on the street' in a park area for safety. I think some park entrances could be created along one or two points, and existing houses could be re-sited to allow for some increased densities.

I also don’t see a need to revise the street layout. The plan above propses that cul de sacs will be turned into through-streets and new streets will be created e.g. close to Ruapotaka Primary School and Hinaki St.

Firstly, this would be heinously expensive to achieve. About half the houses in the area are privately owned, so compensation and/or invoking the Public Works Act would be required.
It also doesn’t suit the current topography e.g. there is a small valley between Tuakana and Tripoli that would require bridging. This permeable streets philosophy is currently voguish amongst planners. However, most people who live in cul de sacs actively choose to do so. Neighbours get to know each other and kids can play in the street. It’s the kiwi dream. Also, if only some aspects of the master plan are put in place (something that happens quite regularly with government masterplans), then we will just be encouraging more car use through the new streets. Connectivity can be encouraged by improving the linkages that already exist between the end of cul de sacs and adjoining reserves (the linkage pathway being a common feature of most cul de sacs in Tamaki).

Further afield, I’d like to see the planners make some calls that existing greenspace in the area will not be reduced. I’m especially worried about the grazing land in the Pt. England domain that would be extremely attractive to developers.

Action point: To gain trust with existing residents the TTP needs to be clear that existing greenspace and streetplans will not be changed or sold to developers.