Submission on the Draft Unitary Plan:
Topic: Submission 2 on Onehunga Town Centre and Church-Neilson Precinct:
Heritage and Historic Character
Submitter:
Onehunga Business Association
Amanda Kinzett, Town Manager
212a Onehunga Mall
P O Box 13 211
Onehunga 1643, Auckland
PH: 09 636 8535
Mob: 021 922 744
Email: amanda@onehunga.net.nz
website: www.onehunga.net.nz
Facebook: http://www.facebook.com/onehunga
Draft, April 23, 2013
1.
Introduction
The Onehunga Business Association (OBA) welcomes the opportunity to make a
submission.
The OBA was established 27 May 1937 and has represented its members and
community since its inception. The OBA has a membership base of 419 consisting of
retail, service and industrial businesses.
The OBA became part of Auckland City Council Main Street Programme in early
1990s.The majority of buildings that make up the Onehunga Town Centre are pre1976 buildings. Onehunga is classified as a Heritage/Character area in Auckland
Council’s Annual Plan.
Onehunga was one of Auckland’s original, independent settlements and has a long
Maori and European history. Maori occupied a year-round settlement at Onehunga
in the early 1800’s and Rev Samuel Marsden stayed at the settlement in 1820. Felton
Matthew completed the first survey of the Onehunga area in 1841 and noted the
name, Onehunga, given by Maori to the settlement by the beach. Some of the early
settlement was by Fencible soldiers in the 1840’s and houses from that era remain.
Onehunga developed as a community with an identity separate from Auckland,
focused on industry and activity related to the wharf and harbour. Much of the
historic character remains in Onehunga in commercial buildings, the low scale
residential neighborhoods and the industrial areas, the pattern of development and
size of sections, intact streetscape and features such as stone walls and fences.
Onehunga is more than a collection of individual historic buildings and sites; its
historic fabric and character is intact.
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2.
Overview of Submission 2
Create a new Onehunga Business Precinct in the Unitary Plan
This is the second submission of a number that OBA intends to submit on different
aspects of the draft Unitary Plan. This submission is focused on the heritage and
historic character portions of the Unitary Plan as they relate to Onehunga and the
Church Neilson Business area.
This submission should be read in conjunction with Submission 1 on land use and
zoning. This submission reiterates our recommendation that the two 2010 precinct
plans be included as a new business precinct in the Unitary Plan. Heritage/historic
aspects should be included in this new business precinct plan.
The Unitary Plan’s proposals could destroy Onehunga’s historic character
Both 2010 precinct plans strove to preserve the historic character of Onehunga
through their recommendations on the intensity, height and location of new
development. The precinct plans envisioned development occurring, including more
intense residential and business development, but worked to make it compatible
with the historic fabric. The plans did not advocate for no development.
OBA believes that proposals in both the zoning map and UP text, even when
moderated by view shafts and other overlays, will destroy the historic fabric of the
neighborhood surrounding the Onehunga Town Centre. Auckland’s goals for
intensification are being pursued to the destruction of one of Auckland’s truly
historic and unique townships. Insufficient consideration is given to maintaining the
integrity of consistent historic streetscapes. In particular, terrace housing is in direct
conflict with Onehunga’s historic residential areas with their coherent character,
section size and layout and streetscape.
The Unitary Plan Heritage overlay is incomplete and inaccurate
Various sections of the UP cover heritage and historic character and it also contains
a Heritage overlay. The UP text, diagrams and the overlay in particular, contain
errors as they pertain to Onehunga, for instance Waikaraka Park is identified as
historic but not the cemetery, Dressmart is identified as historic but clearly is not;
omit key historic buildings, sites and features such as the stone bakery, post office,
Carnegie library and churches; and generally don’t appear to be complete. These
sections must be completed and corrected.
OBA understands a more detailed heritage/historic analysis is underway for
Onehunga. The product of this work should be incorporated into the UP as it
becomes available.
Pre-1944 Demolition rules are insufficient
The rules for Pre-1944 demolition are insufficient to protect the historic character,
especially the streetscape. Also, adjacent property owners and areas residents are
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not notified of proposals. This overlay appears to conflict with the Terrace housing
and other more intense housing indicated on the UP Zoning Map.
3.
Heritage and Historic Objectives of the 2010 precinct plans:
This information is provided as background to analyzing whether the UP
satisfactorily reflects Onehunga’s aspirations to protect its historic character. This is
taken from the 2010 precinct plans.
A.
Onehunga Principal Centre Precinct Plan
Objective:
o Retain important aspects of the historic landscape
Key Outcomes:
Green the city and protect our heritage:
o Require regulatory protection of those historic landscape elements,
areas and landscapes identified as iconic on the historic landscape
map;
o Provide regulatory protection for those significant historic landscape
elements, areas and landscapes on a case-by-case basis.
o Ensure high quality design results for new development within the
precinct that respects the established scale, form and characteristics
of the built heritage of Onehunga townscape (including the Onehunga
centre plan area) and residential heritage areas;
o Ensure proper regard is paid to the area identified as a ‘Maori Site of
Significance’ on the historic landscape map;
o Require that redevelopment of existing industrial sites fronting
Church Street (west of the centre) occurs in a manner which respects
the historic landscape qualities on the northern side of Church Street.
B.
Church Neilson Business Area Precinct
Objective:
o Have improved access to and interpretation of the heritage values
along the coastline;
o Retain important aspects of the historic landscape, in particular the
ecology, archeology and built heritage layers
Key Outcomes:
Green the city and protect our heritage:
o Require regulatory protection of those historic landscape elements,
areas and landscapes that are identified as iconic on the historic
landscape map;
o Provide regulatory protection for those significant historic landscape
elements, areas and landscapes on a case-by-case basis.
o Complete a study to better understand and identify sites of industrial
and commercial heritage within the precinct;
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o Ensure new development is of a high quality design that improves the
amenity and streetscape of the precinct and remains in line with
identified historic values;
o Create a heritage trail with signage along the Manukau Harbour
foreshore
4.
Unitary Plan Part 2: Regional Policy Statement
2.1.3 Protecting our historic heritage, historic character and natural
heritage
OBA generally agrees with the section, however, an additional point should
be added under Heritage and Character to highlight our industrial and
maritime heritage, which is significant for areas such as Onehunga.
2.4
Protecting our historic heritage, historic character and natural
heritage
2.4.1 Historic heritage
OBA generally agrees with this section however, as above, it should include
our economic/industrial and maritime heritage and could include
equipment.
OBA recommends adding an Objective:
3.
Property owners adjacent to historic heritage places are encouraged to
develop new activities in keeping with the heritage qualities of the area. (This
ties into policies 8 and 9)
Add to Policy 2a: historical: The place reflects important or representative
aspects of national, regional or local history, or is associated with an
important event, industrial or maritime period, person, group of people or
idea or an early period of settlement within New Zealand, the region or
locality.
Add to Policy 2e: technology: The place demonstrates technical
accomplishment, innovation or achievement in its structure, construction,
components or use of materials or contains equipment and structures
representative of a notable economic activity or industrial period.
Add to Policy 10: Provide incentives to private property owners to protect
historic heritage places during use, subdivision and/or development.
2.4.2 Historic character
Again while OBA generally agrees with this section, language regarding
Auckland’s industrial and maritime heritage should be included eg
Add to Objective 1: Historic character areas are identified in neighborhood,
town centres and industrial areas in Auckland.
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Add to Policy 1. Identify historic character areas to protect and enhance
places that are representative of settlement, economic and or maritime
activity, development and/or landscape quality over time.
Add to Policy 2a. historical: the area collectively reflects an important or
representative aspect of history, or a significant period or pattern of
settlement or economic or maritime activity within the region or locality.
5.
Unitary Plan Part 3: Regional and district objectives and policies
3.3.3 Historic character
This section describes the Historic character overlay and identifies Onehunga
as an area currently under investigation as a historic character area.
Find out if the Church Neilson business area is included in this
investigation
OBA generally agrees with the overlay description but suggests adding the
following to the Objectives and Policies to ensure industrial/economic and
maritime history is adequately protected.
Add to Objective 2a: built form, design and architectural and engineering
values of buildings, structures and equipment and their contexts
Policies: Protection and use of historic business character areas
Add to Policy 5: Identify and protect the character of the areas that reflect
historic patterns of commercial development, industrial or maritime activity
Add to Policy 6: Identify and manage individual buildings, structures or
equipment and patterns of development that either support…….
Add to Policy 6b: ……The building, structure or equipment should
contribute…..
Policy 10: OBA generally supports Policy 10.
3.3.3.2 Pre-1944 building demolition control
OBA generally supports the description, objectives and policies of this
section, especially the inclusion of the importance of maintaining the
integrity of historic streetscapes . It recommends that the pattern of
development is also important, such as the size and configuration of sections
and new development in these areas must be compatible with these patterns.
6.
Unitary Plan Part 4: Rules
4.4.2 Historic heritage
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Insufficient information is provided for OBA to assess this section, for
instance, what are the differences between the various Category (A, A* B etc)
buildings? The section appears to address scheduled properties but not
properties and areas that have not been scheduled and in this regard the
Rules are probably inadequate and should be extended to include
nonscheduled properties.
4.4.3 Historic character: 4.4.3.1 Historic character business
OBA agrees with Onehunga being included but requests that the residential
areas also be included as they are integral to the overall historic character of
Onehunga. Also an assessment should be made of the wharf, foreshore and
industrial areas as to whether portions should be included in this section of
the plan. Insufficient attention is given to protecting the character and
integrity of streets.
Details such as heights of buildings, setbacks etc should be developed
through the analysis underway and collaborative efforts involving the OBA,
elected representatives, community members and Unitary Plan planners.
The diagram, Figure 11: Onehunga, is incomplete as it omits blocks as well as
key buildings, such as churches, post office, library etc.
4.4.3.5 Pre-1944 building demolition control –
The rules for Pre-1944 demolition are insufficient to protect the historic
character of Onehunga, especially the streetscape and pattern of
development. Also adjacent property owners and areas residents should be
notified of proposals.
7.
Analysis of UP Heritage Overlay
The Heritage overlay for Onehunga is incomplete. It contains errors for
instance Waikaraka Park is identified as historic but not the cemetery,
Dressmart is identified as historic but clearly is not; omits key historic
buildings, sites and features such as the stone bakery, post office, Carnegie
library and churches, the historic stonewall along the original foreshore,
areas where the Maori waka were stored, historic areas associated with the
wharf etc. It generally doesn’t appear to be complete.
The pre-1944 demolition overlay appears to conflict with the Terrace
housing and other more intense housing indicated on the UP Zoning Map.
OBA understands a more detailed heritage/historic analysis is underway for
Onehunga. The product of this work should be incorporated into the UP and
potentially will correct problems in the draft.
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Thank you for considering our submission. OBA wishes to work with Unitary
Plan planners, our elected representatives and community to develop a more
complete representation of Onehunga in the Unitary Plan.
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