My Account
“The Council should determine a logical, long-term urban development strategy for Warkworth now. Service costs will always be higher when piecemeal development is permitted without guidance from long term planning strategies. With long term growth directions established, new servicing will be more cost-effective.” – Warkworth Future Directions 1985
The year 1985 was marked by anti-nuclear protests culminating in the bombing of the Rainbow Warrior in Auckland. New Zealand’s population was 3.3 million, David Lange was running the country and Dame Catherine Tizard was the Mayor of Auckland.
Keri Hulme won the Booker Prize for The Bone People and the top selling NZ album of the year was Painted Years by the Dunedin band Netherworld Dancing Toys. Sports stars Casey Williams and Sonny Bill Williams were both born in 1985.
On the local scene, Rodney County Council released a study called Warkworth Future Directions. Part I of the 33-page single-sided document covered growth, while Part II concentrated on parking in Warkworth’s CBD.
Just as Auckland Council is doing now, the strategy was looking forward 20-30 years with regard to the environment, infrastructure, and industrial, commercial, residential and community activity. The aim of the study was two-fold:
• to retain the existing character of Warkworth (characterised by the river, surrounding bush and historic buildings)
• to provide for urban growth and to ensure that an efficient and economic infrastructure could be provided for all land
At the time, Warkworth’s population was 1800. Its growth rate had been 2.8 percent (about 37 people a year) since 1961. The prediction was that this was “unlikely to increase substantially over the next 20-30 years”.
At Snells Beach and Algies Bay, where holiday baches were giving way to permanent homes, the population was increasing at 11 percent annually, and was expected to exceed Warkworth’s within four years. Population increases of 4 percent annually were forecast for all surroundings settlements including Omaha.
On the industrial scene, Warkworth was averaging one new industrial building a year. The shortage of a local skilled labour supply was identified as one of the limiting factors.
Some of the main points of the 1985 study were:
Urban development tended to be piecemeal. The average building permit rate in Warkworth was averaging only 1.7 dwellings a month. However, in the year ended October 1985, the monthly average of building permits issues was 3.1.
“This escalation justifies the zoning of additional residential land, although even with this rate of development, the economics of land development is marginal (the average house section costs about $25,000 to develop).”
The preferred locations for residential growth were Pulham Road/McKinney Road (86 ha) andWoodcocks Road/Falls Road (130 ha). A 23ha parcel of residential land had been added to Warkworth (the Colville Block) in the previous 12 months.
The strategy envisioned a high quality residential development between Woodcocks and Falls Road, along the Mahurangi River. “Certainly industrial development would be unsuitable, particularly with regard to water quality, and the fact that the collection point for Warkworth’s town water supply is 500 metres downstream. Residential would also be a more acceptable neighbour for the college.
Commercial growth
“No extension to the current commercial zone is required. The amount of land already zoned should be sufficient to meet the needs of the town for the next 15 to 20 years.”
The Warkworth region had about 1.4sqm of retail floor space per person (the Auckland average was 1.2sqm). The town had 14ha of zoned commercial land, of which only 3.5ha was existing retail floor space. Other commercial activities occupied a further 3.5ha.
Industrial growth
“The land already zoned industrial in Woodcocks Road should suffice for many years. However, its availability will depend upon a willingness by the owner to develop it.”
The study said industrial growth in the longer term should be directed to Hudson Road which had good access to SH1; was reasonably flat and not of a high environmental quality; and was largely screened from the highway and town itself. This was consistent with the objective of protecting the character of the town. Industrial development was closely related to external factors such as financial incentives available through the Regional Development Programme and the availability of natural gas.
A total of 10 industrial building permits had been issued over the previous 10 years. “There is adequate land for future growth – probably well beyond 2005. No growth in the Woodcocks industrial area was foreshadowed or to be encouraged.”
Community facilities
The establishment of a Civic Community Centre in Alnwick Street was seen as a priority. This would involve acquiring land from a number of owners in the vicinity. Eight sites were identified including the post office lines depot and the Catholic Church. Rotary’s plan for a community centre on the Rivendell Reserve was rejected on the grounds that it placed too much emphasis on ‘convention centre’ and not enough on community facilities, and that it was not in easy access of the town centre.
Recreation
The study recommended acquiring land at the showgrounds for additional sports fields. “Warkworth has a high potential for a network of attractive walkways connecting residential areas, shops and schools. Walkways should be planned at an early stage for areas identified for future residential growth. The Mahurangi River passing through the land at Woodcocks Road/Falls Road is a prime example.”
Roads
“Despite modifications, traffic problems at the SH1/Matakana/Sandspit/Elizabeth intersection are certain to get worse as the population increases. The estimated cost of remedying the problem ranges from $500,000 to $6.7 million.
Latest Hill Street traffic counts – Dec 1978 and 1979 – average daily vehicles using the intersection was 5600.”
Three possible solutions were proposed –
• Upgrade the intersection (possibly an over-under pass, roundabout or restructuring to reduce the number of roads converging at one place. Minimum cost $500,000.
• SH1 bypass – re-route the highway west of Warkworth (est. cost $5.2m)
• Matakana/Snells Beach/Algies Bay bypass – involves a bridge over the lower Mahurangi River. The bridge would connect Sandspit Road with Wilson, Pulham and McKinney (est. cost $6.7m)
“It is essential that the issue (Hill Street intersection) is not ignored. This would simply mean delaying a decision that will have to be made before the populations of outlying settlement become any larger.”
Water & sewerage facilities were seen as adequate, but both would need to be upgraded during the following 20 years.
Parking
An additional 402 car parking spaces will be required in the CBD to bring the total up to 1421 by 2005. Part of the cost of providing public multi-use carparks could be obtained by Council adopting a firm policy requiring developers to pay cash in lieu. Consideration should be given to implementing a 30-minute limit along Queen Street.
A parking building on or near the Mahurangi River is likely to detract from the character of the river and main shopping area. To make economic sense, land values would have to exceed $240 per sqm before a parking building could be considered. This would mean that an 809sqm site in the commercial area would need to have a value of at least $194,000. Land values in Warkworth are generally well short of this at present.
