Distortion from the AUP
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Articles by Matthew Gilligan
The new Terrace Housing and Apartment Building (THAB) zone allows for the building of some high-density developments to meet Auckland's starved housing supply.
Because of this massive potential density, you can go six-storeys high with no parking, and intensively use the land. This creates an opportunity to increase supply and for the developer to make money.
THAB Town Planning Development controls
|
| THAB Zone |
| Density – Undeveloped Design | NA |
| Density – Developed Design | Unlimited |
| Height in Relation to Boundary (HIRB) | 3m + 45° or 8m + 60° |
| Height Restriction | 16m |
| Front Yard | 1m |
| Side Yard | 1m |
| Impervious Surface Maximum | 70% |
| Building Coverage Maximum | 50% |
| Living Courts | 20m2 |
But there is also potential to get it wrong. I caution Auckland Council and developers to pay attention to design in order to stop what can only be described as a visual abuse of our community and the rapid creation of future ghettoes for Auckland due to our city's new exuberance to create housing supply.
Look at this particular block of units in Manurewa. In my opinion, this is a simply awful development.
Features include:
- Ridiculously small windows
- Large blank wall spaces
- No garaging
- Massive density with a total lack of amenity value in the subdivision
Cheap to build, nasty to live in. Not what I think we should be allowing.
Is this really what Auckland is going to do with new zoning? I am very disappointed. The slightest attention to basic design could have dressed these units to have some character. Even Mt Eden prison has better character than this development. This is just a developer being let loose, seeking yield without any conscience beyond cash flow returns. But the community will have to live with these awful designs for the next 50 years until they fall down.
I have some THAB sites on the go, and the image below is what you can do with a little bit of attention to detail and design. Improving housing supply, increasing density, making a profit, and attractive design are not mutually exclusive.
If you'd like to learn more about developing, have a look at our Property School course - we run an entire module on development. Or, if you already have a site in mind and would like to understand the best options for developing it, book a consultation with Property Central (a division of GRA).
Matthew Gilligan
Managing Director and Property Services Partner
© Gilligan Rowe & Associates LP
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Disclaimer: This article is intended to provide only a summary of the issues associated with the topics covered. It does not purport to be comprehensive nor to provide specific advice. No person should act in reliance on any statement contained within this article without first obtaining specific professional advice. If you require any further information or advice on any matter covered within this article, please contact the author.
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