Distortion from the AUP
2525POSTED:
GRA Blogs
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
Director
© Gilligan Rowe & Associates LP
Did you like this article? Subscribe to our newsletter to receive tips, updates and useful information to help you protect your assets and grow your net worth. We're expert accountants providing expert advice to clients in NZ and around the world.
Did you like this article? Subscribe to our newsletter to receive tips, updates and useful information to help you protect your assets and grow your net worth. We're expert accountants providing expert advice to clients in NZ and around the world.
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.
Comments
Testimonials
Hi Salesh, I just wanted to send you an email on behalf of GRA to say how fantastic we have found your company to date. As you know, Ben and I joined GRA a couple of months ago and have just found you so amazingly helpful in getting our new property set up correctly and sorted out. We have what I would consider a rather complicated structure as a result and it’s a fantastic feeling to know that we are getting everything done in the best way possible. We have just had approval to put a minor dwelling on the property which will make a massive difference in terms of cash flow and obviously value, something we would never have even thought of without GRA and which we are very excited about. During the buying process we attended a seminar with Matthew and from the outset thought he was fab. We therein signed up for property school and found this nothing short of fantastic. The content was relevant, up to date and comprehensive, but more importantly it was taught in a way that we could actually understand and really get value out of. I wanted to mention also, that everybody GRA have recommended to us has been just so efficient and absolute masters at what they do. A wonderful network of people that we feel very lucky to now be able to call on. From Kris Pederson and Bryan Rist who put our mortgage together to the insurance guys they then referred us to, I’m super impressed. Within GRA, Ellery has probably turned things around for us faster than I’ve ever known before, something which we appreciated so very much when it came to crunch time. She’s always a pleasure to deal with and again, we’re stoked. We’ve just settled on the property today and are about to go and get the keys. I’m pretty pumped and hence this email is probably rather excitable. So, a massive thank you to you Salesh, the partners for such a fabulous 6 weeks at property school and everyone at GRA for their help. May this be the start of our property empire. Thanks again, - A & B - July 2015
Seminars and workshops for property investors, business owners and anyone seeking to create and protect their wealth.
View all our upcoming events
Gilligan Rowe and Associates is a chartered accounting firm specialising in property, asset planning, legal structures, taxation and compliance.
We help new, small and medium property investors become long-term successful investors through our education programmes and property portfolio planning advice. With our deep knowledge and experience, we have assisted hundreds of clients build wealth through property investment.
Learn More
Free Resources, Tools & Downloads
