Mahurangi Matters 3 February, 2016, Real Estate Feature

Real Estate feature12 Mahurangimatters February 3, 2016

Propertypressure FEATURE

Steffan Meyer 0800 U R SOLD Mahurangi East Specialist www.steffanmeyer.co.nz

Ma

ckys Real Esta

te Ltd (REA

A 2008)

The location of future urban development in Warkworth dominated the Unitary Plan hearings on Mahurangi last month. The Independent Hearings Panel was hearing submissions on the location of the Rural Urban Boundary (RUB), which will define the barrier between rural and future development land.A 141ha block of land to the north east of Warkworth was a major point of contention. The land, between Matakana Road and Sandspit Road, was originally included in Council’s proposed RUB in 2013, but it has been removed from the latest plans, sparking a reaction from landowners in the area who want to develop the space.Council staff have recommended the land remains mixed rural and countryside living zones due to concerns about traffic congestion, environmental degradation, unstable ground and an oversupply of urban land. Auckland Transport (AT) modelling found a second bridge would be required over the Mahurangi River if the land was developed, due to traffic jams at the Hill Street intersection. Council planner David Hookway said Warkworth could grow to 27,900 people if the land was urbanised – well above the 20,000 population set out in the proposed Unitary Plan.But, at the hearings in Orewa, a number of landowners called on the hearings panel to open the land to subdivision, saying it is a logical location for growth in Warkworth and traffic and environmental issues can be managed.Speaking on behalf of a group of Sandspit Road residents, Greg Stevenson said there was huge demand for the land.“We have Chinese investors knocking down our

The 141ha block of land labelled as ‘North East Warkworth’ could accommodate up to 3500 people, but Council says another bridge across the Mahurangi River would be required to service the area.

Size and shape of Warkworth’s future contested

door to try and buy these blocks of land at ridiculous prices,” Mr Stevenson said.If the rural zoning remained it would open the door to developers driving private plan changes to develop the land, rather than a community driven process.“The location of the RUB will determine whether we take the money from developers who want to muscle a plan change through the environment court, or whether we stay and work with the community to produce a good result.”The company Better Living Landscapes represented a number of landowners in the area. Barrister Kitt Littlejohn said Council’s concerns could be mitigated if the land was developed at a low density.

“The area could be developed for 900 dwellings without any further infrastructure required,” Mr Littlejohn said. “This is low hanging fruit and Council acknowledges this land could be developed within the next decade.”In December, Council released a plan outlining the timing of infrastructure upgrades to enable development of land in the proposed RUB, which included live-zoning the contested land to the north-east of Warkworth between 2022 and 2026.There had also been no submission opposing developing in the north-east of Warkworth, Mr Littlejohn said.Traffic engineer David Mitchell also presented on behalf of the group. Mr Mitchell had investigated building a bridge across the Mahurangi River in 2008 while working for Rodney District Council, and said a new bridge across the Mahurangi River wasn’t required if the area was restricted to 850 dwellings. This could be determined when the Warkworth structure plan was updated.The area could even grow to accommodate 1100 houses if improvements to Sandspit Road and the Hill Street intersection were completed.Planner and company director Karen Pegrume said the environmental risks of developing north-east Warkworth were no greater than in any other part of town.“Wherever you are in Warkworth, you are connected with the river and tributary streams. That’s the end point for any runoff.”The environmental impact of building a further bridge, if required, could also be managed. The hearings panel will make recommendations to Council on the rural urban boundary by July 22.

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FEATUREHouse prices in north Rodney increased faster than in Auckland last year, according to the latest figures from the Real Estate Institute of New Zealand.The figures show that between December 2014 to December 2015 the median sale price increased 15 per cent in north Rodney, compared with a rise of 13.6 per cent rise in Auckland.In north Rodney, the median sale price increased by $85,125, from $550,875 to $636,000, compared with a $92,000 rise in Auckland, from $678,000 to $770,000.Bayleys in the North director Mark Macky says the price rise has been driven by more people moving to the area and a lack of supply of land and housing.“The secret is out about the quality of lifestyle up here and a lot of people are

moving up,” Mr Macky says.Mahurangi is nearly out of land for development and prices will continue to climb unless Auckland Council is able to make more land available for development, he says.The sales volume in December 2015 decreased by 23 per cent compared with December 2014, from 48 to 37. This reflects the declining supply in the market, Mr Macky says.About 750ha has been earmarked for development in Warkworth in the proposed Unitary Plan, but it will not become live zoned until at least 2022. Council needs to be looking to make land available now, he says.“The big issue isn’t the next 30 years, but the next five.”

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A group of Wellsford residents made a heartfelt plea to the Unitary Plan Independent Hearings Panel last month to help break 40 years of population stagnation.Vision Wellsford formed last year in opposition to Auckland Council’s proposed Unitary Plan, which it says will restrict growth. The group has developed a proposal to zone an extra 300-hectares for development, which they presented to the panel in Orewa.There is already 300ha of land zoned for urban development in Wellsford, which Council says will accommodate growth in the town, while tweaks made to the rural urban boundary (RUB) could add another 30ha.At hearings in central Auckland, Council planner Ryan Bradley said the town’s population hadn’t grown since 1976 and Council growth models predicted the area would shrink over the next 30 years.But, Vision Wellsford disagrees and claims development has been stymied by the town’s wastewater system which is at capacity.At the Orewa hearings, group member Wendy Crow-Jones said more people were moving to the area due to rising house prices in Auckland, but there was a lack of housing supply in Wellsford.“Couples are putting letters in letterboxes in the hope the owner might sell,” Ms Crow-Jones said. “I’ve had one such letter. There is

Vision Wellsford wants to see more land zoned for development and infrastructure upgrades to allow the town to grow.

Community group pitches vision to grow Wellsford

also pressure on our local childcare facilities because of the number of young families in the area.”Group member Sam Walton spoke representing the youth of Wellsford and asked the panellists to plan for the town’s future.“If we don’t plan for growth, we won’t get any,” Mr Walton said. “That’s what we’ve done for the passed 30 years. We cannot accept status quo. We need to make it more attractive for young people to invest, build or buy homes.”Group member Lionel Foster said they had produced a plan after holding public meetings, open days, an online survey and consulting with landowners.“Vision Wellsford has done what

Council hasn’t. We’ve taken the RUB and zoning to landowners and have got their input.”The group also supplied a statement from Mike Pero Real Estate agent Andrew Steens, which said there was very high demand for property in Wellsford and a housing shortage.“Buyers seem to be mostly young families and recently retired couples or singles, with investors making up less than 20 per cent of buyers,” Mr Steens said. “There is considerable demand for new stock to be built to meet this demand.”At the hearing, Watercare representative Andre Stuart said the town was at the limit of its discharge consent and the wastewater plant

needed a significant upgrade.Watercare’s evidence submitted to the panel said, “It is likely to take several years to replace the discharge consents, following which a significant treatment process upgrade will be required”.The Hearings Panel split into two groups to cover hearings on the RUB in the north and south of Auckland. North panel chair Des Morrison seemed impressed by the presentation.“I commend you on the process you’ve gone through. We, as commissioners, are listening.”Panellist Les Simmons asked whether there was growth in employment in Wellsford.“I’ve heard a lot about wanting more people coming to Wellsford, but where are they going to work?”Mr Foster said businesses were keen to come to the area, but first they needed somewhere to live. “It’s a chicken and egg situation.”Panellist Peter Fuller suggested land could still be zoned for development through private plan changes as demand increases.The group might also take heart that there was a local on the panel – panellist Stuart Shepherd said he grew up in Wellsford.The hearings will likely continue until the end of April. The panel will then make recommendations to Council to consider by July 22. Council will notify its decisions by August 19.


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Two of the area’s best-known real estate agents are branching out on their own with a new independent business based in Warkworth.Husband and wife team Ben and Nola Kloppers are the owner-operators of the new RE/MAX franchise in Baxter Street. This latest venture follows five years with Bayleys and nine years before that with Harveys, and is the next logical step for both of them, they say.“This is not just another real estate agency. We’re the same agents we’ve always been, just in an independent office with a truly international reach. We’ll keep doing what we’ve been doing for our clientele, and we’ll keep putting back into the community as much as we can.”In that regard, they will be holding a Trivial Pursuit and auction fundraising evening for Mahurangi Rugby Club Seniors at The Bridgehouse on Friday February 19 to raise money for team kit, and local businesses will have the chance

to sponsor and support the club.Ben and Nola say supporting local charities is part of the RE/MAX ethos, one that offers them an established international structure, but with much more flexibility and independence.“It’s a massive company, but there is great flexibility in how you can operate. There’s a lot more freedom. You are encouraged to be entrepreneurial. You work independently, but you are part of the biggest real estate company in the world.“Real estate is a very tough competitive industry,” Ben adds. “What’s driven us is that we have always liked helping people. With RE/MAX we can offer that opportunity, not only for our clients, but also to our agents to run their own successful business under our umbrella, while having access to the systems and structure of a global brand.”Ben and Nola would like to take this opportunity to welcome Sarah Howlett and Beth Stone to their growing team.

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Construction of a new Z Energy service station on Hudson Road in Warkworth started last month and the $3.5 million premises is expected to open in June.Z Energy spokesperson Jonathan Hill says the station will have four pump islands with eight vehicle lanes and a retail site with food and barista coffee, employing about 10 staff.The station will only have access from Hudson Road and there will be no turning lane for right turning traffic, but Z will construct a footpath around the site.Mr Hill says the company’s investment was based on its confidence the town will continue to grow.“We are judicious about where we invest,” Mr Hill says. “We pick areas we think are doing well, where we can see a demand and a potential for growth. We think there’s room in the market for the experience Z brings and it will be supported.”Z Energy builds about five stations a

year in New Zealand.The non-notified resource consent was granted in December and the station is being built by Auckland company Cassidy Construction. Wilmot Motors, which runs an independent Z petrol station on the corner of Mill Lane and Whitaker Road, is in negotiations with Z Energy on whether the business will continue to sell fuel under the brand.Meanwhile, Gull expects to start construction of a 24-hour self-service petrol station on Rodney Road in Wellsford in the next few months.Gull retail development and sustainability manager Karl Mischewski says Gull is currently seeking prices for construction and is awaiting building consent.“There is no construction date set just yet,” he says. “We will know more once we have obtained consent and have awarded a contract with a designated start date.”

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Bayleys in Warkworth has moved to a larger building to service the growing region.The business moved into the art-deco building on the corner of Mill Lane and Queen Street on January 22, after months of renovations.The new site is much larger than the old premises on Elizabeth Street, where it was based for the past nine years.Bayleys in the North director Mark Macky says the more central location will give the business room to expand.“We are future-proofing the business on the basis of the strengthening market and growth we see in the whole area,” Mr Macky says. “We’ve taken a 30-year view with this building. Warkworth is going to grow into quite a different place over that time and we need to start preparing.”The larger site will allow Bayleys to hold auctions in a large reception area and comfortably accommodate its 23 staff. It also provides for 18 carparks.

“Parking is at a premium in Warkworth, so that was a big drawcard.”The heritage-listed building has been stripped and renovated, with a 200m2 extension added, while the exterior has been restored to retain its historic features.Built in the 1920s, it was originally the site of Rodney Motors and was most recently an ANZ branch.“We had to get heritage architects to peer review the design and have painted it to keep with the art-deco style,” Mr Macky says.A number of local contractors worked on the project, including Davco Electrical Services, Signmasters, A&J Lethbridge Painting & Decorating and Insite Security, while the main contractor was A-Line Builders.Bayleys has four offices in the region including Omaha, Mangawhai and new premises in Matakana which opened in December.

Heritage move for Bayleys

Bayleys in the North director Mark Macky at the new Bayleys offices in Warkworth.

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Construction on two new commercial developments in Warkworth started this month. A development, beside Chocolate Brown in Mill Lane, is owned by developers Glenys and Andy Tucker. They say the 400m2 building is expected to open in six to nine months. It will be a single-storey split between two tenancies, with either retail or office space.It is being built by Warkworth company McMahon Builders and was designed by Architectural Services.“It will be similar to the Chocolate Brown building,” Mrs Tucker says. “It will have a double pitched roof and will be in keeping with the village theme of Warkworth.”There will be 14 customer parking spaces at the rear.The Warkworth couple also owns the Chocolate Brown building, which they bought in 1971 and operated as a panel beaters. They purchased the site of the new development in the early 1980s. It was a tractor yard and a Ford dealership before a building on the site was demolished eight years ago and it was turned into parking.

Construction of a 300m2 development in a vacant section beside the Warkworth Town Hall is also due to start later this month.The two-storey building will house four tenants, including a large 163m2 restaurant and three smaller 29m2 sites. Construction is expected to take about six months.Simon Withers, of the neighbouring Withers & Co Chartered Accountants, owns the Neville Street site.“I hope it will be filled with food-related businesses, similar to Ponsonby Central,” Mr Withers says.Meanwhile, the renovation of the old BNZ building on Neville Street is wrapping up this month.Developer Grant Tipling says graphic design studio Dark Room have taken the upstairs of the heritage building, while negotiations are continuing for a tenant for the ground floor.A dentist is confirmed as a tenant in the new building adjacent to the old BNZ, while two more tenancies, including a cafe, are available in the new building.

Construction starts on new commercial developments

Eco-building house tourWarkworth eco-architect Graeme North is holding a tour at his earth-home on 49 Matthew Road, Warkworth, on Sunday February 14, to teach people about sustainable building techniques. Info: yimfy.org.nz/events/nbd-list.asp

Documents

Mahurangi Matters 3 February, 2016, Real Estate Feature