Grey Lynn & Arch Hill Residents Community Group

c/o 125 Crummer Rd, Grey Lynn, Auckland 1021

16 June 2014
Team Leader
Resource Consents
Auckland Isthmus/Central
35 Graham Street
Auckland
Dear Team Leader
Proposed Mixed Use Development at 367-375 Great North Rd, Grey Lynn
You will be aware that our community group has expressed concerns about the
intensive scale of development proposed for the subject site within the Operative
Mixed Use Zone. The application documents confirm that the applicant wishes to
have this proposal processed as a non-notified resource consent. The concern of
local residents is serious and has been expressed to the Council by way of
numerous letters and pro forma submissions lodged over the last two weeks.
This letter is to confirm that our community group, which represents broad
residential interests in the Surrey Crescent/Great North Road part of Grey Lynn,
wishes to seek the Council's confirmation that this application will be publicly
notified.
The application as lodged does not demonstrate that it has managed adverse
effects to the extent that they can be considered less than minor. Accordingly, as a
starting point, the Council must at the very least notify nearby and adjoining
residential properties directly affected by the adverse effects.
However, our group considers the effects are beyond limited notification and the
application should be publicly notified for the following reasons...
1. The proposal is seriously over height. A complying building of 4 levels may
well be acceptable at this location. The 15 metre height limit set in the Mixed
Use Zone is an important determinant of residential amenity for adjoining
land, particularly given that the Mixed Use Zone abuts the important heritage
values of the adjoining Residential 1 Zone. This matter cannot be overlooked
in terms of assessing effects.
2. The proposal is an over-intensive use of the site, fully utilising the available
land. The Mixed Use Zone expects that the floor area ratio of 2:1 would
effectively create open space around the building, particularly where the
boundaries abut residential zones. This has not occurred because the
development grossly exceeds the floor area ratio by almost 100%.
3. If the proposal had been designed to comply with the Mixed Use Zone
provisions, a 4-storey building on this site at a complying height would have
had approximately 50% site coverage. This would have allowed open space,
particularly on the Harcourt St boundary, while still maintaining interaction
with and activation of the street frontage on Great North Rd.
The issue is one of the adverse effects on the entire neighbourhood from a building
that is 50% higher than it should be and twice as big as it should be.
We consider that at a community level this form of development requires public
notification in order for the effects on the neighbourhood to be properly considered
and assessed.
From our point of view the building is too high and too intensive for the site. The
applicant has completely failed to offer any public or residential amenity benefits,
but still wants to achieve the floor area bonus available under the rules.
We consider that the applicant's approach is too aggressive and intensive for this
neighbourhood. It is contrary to the purpose of the Mixed Use Zone and contrary to
the manner in which the Mixed Use Zone should relate and be complimentary to the
adjoining Residential 1 Heritage Zone.
We await your advice that the proposal will be publicly notified as soon as possible.
We give notice that we will challenge by way of judicial review any decision to
proceed this application on a non-notified basis.

Yours sincerely

Brandon Wilcox
Chairperson, Grey Lynn & Arch Hill Residents Community Group