NOVEMBER 2023 UPDATE
Private Plan Change submitted
The first step has been taken in enabling the proposed development with an application for a private plan change submitted to Auckland Council. Windermere Holdings Ltd (WHL), in cooperation with Kāinga Ora – Homes and Communities, is requesting a plan change to turn two adjacent parcels of land into a thriving urban village with 1300 new homes as well as shops and services.
Before development can take place, Windermere and Kāinga Ora are seeking permission to rezone around 80 hectares for residential purposes and to create a local centre. WHL and Kāinga Ora have shared the proposal with the community, and incorporated feedback received so far into a Structure Plan.
Once accepted by council, private plan change applications are usually published on their website, with further public consultation undertaken, which both parties in the project welcome.
WHAT’S THE PROJECT ABOUT?
Auckland needs more homes, and we need them near where Aucklanders work, shop and have whānau. The Alfriston Village Project is a development project aimed at providing healthy and well-designed homes in a neighbourhood where residents can easily access schools, shops and a supermarket, while staying close to the people and places they visit often.
WHO IS BEHIND THE PROJECT?
Windermere Holdings Ltd, a South Auckland private development/investment company, is leading the project and has joined with Kāinga Ora – Homes and Communities’ urban development team to explore developing the urban village on adjacent pieces of land they each own. The two parties have entered into a development cooperation agreement to enable more homes within an urban village, which includes infrastructure and high-quality community amenity.
The first stage of the Alfriston Village project is for Windemere Holdings and Kāinga Ora to apply to Auckland Council for a plan change to rezone the land.
WHAT’S THE VISION?
Windermere Holdings and Kāinga Ora share a vision to enable a well-planned neighbourhood informed by mana whenua involvement and engagement with local schools and the community. The project aims to offer a wide choice of homes in walkable neighbourhoods, with close access to a supermarket, medical centre and other community amenities. The vision is to enable residents to have easy access to nearby jobs in south Auckland and a high level of amenity within the village so that their everyday needs are met locally.
If the Alfriston Village Project proceeds it will provide around 1300 homes in a quality, master planned development.
This land is home to a 5 hectare stand of old native forest. Working with mana whenua, the Alfriston Village Project will ensure this taonga is protected for future generations.
WHERE IS THE LAND?
The land is in Alfriston, South Auckland, less than 10 minutes’ drive from both Papakura town centre and Manukau City Centre. The land included in the proposed plan change is an approximately 80 hectare site.
WHY HAS ALFRISTON BEEN CHOSEN?
The proposed site is a natural extension to the city’s residential footprint. Because of this, the need for additional publicly funded infrastructure investment is far less than other greenfields sites in greater Auckland.
The proposed development would make more homes available within easy reach of south and east Auckland employment hubs. Alfriston is within 20kms of five of Auckland’s 10 largest employment hubs, which together are home to over 164,000 jobs. Manukau City is only 7 kms away, and East Tamaki just 10kms.
The land is also close to existing social amenities (such as early childhood education centres, primary and secondary schools, churches and community halls).
The sites are at the crossroads of two main arterials, Mill Road and Alfriston Road, supporting the development of a village centre with a supermarket, medical centre, and other local amenities.
WHAT HAPPENS NEXT?
This proposal will be developed using not only best urban planning advice and design, but also as a result of engagement with the local community, schools, iwi, elected representatives and a range of stakeholders. We have submitted an application for a Private Plan Change to Auckland Council and will update the community once Auckland Council accepts the application for processing. If the application is accepted, Auckland Council will run a full public consultation process.
FAQs
FAQs
Will locals and other interested parties have a say?
Yes, we welcome input from the Alfriston community and others who have an interest in the project. There will be a number of opportunities to have your say as we work towards applying for the plan change. If you have any views to share with us you can use this feedback form.
What’s next in this process?
This website introduces the Project and what we think is possible in this fantastic location.
It’s also a way you can ask questions or share your views. Our planning work is continuing, and an important part of this is something called a Structure Plan which outlines how the key elements of any development – roads, stormwater, housing, village centre – might work and where they might go. The Council requires structure plans for future urban development. In this case we’ve looked at a wide study area to understand the future opportunities and constraints which may apply. We hope to share this in March 2023 and will add it to this website once complete. We’ll also be holding a community drop-in day at Alfriston Village in March, and we’ll advertise this locally and let people know when it’s coming up.
How many houses will be built at Alfriston Village?
There is no current final determination of numbers of housing that will be developed on the site. For infrastructure capacity assessment purposes some 1300 homes are estimated.
How will the development impact traffic on Mill Road and surrounding roads?
We are working with Waka Kotahi and Auckland Transport to find ways to improve traffic flow on the road network. This is a key focus of our planning in the leadup to applying for the plan change. We will also be focusing on ensuring students, their caregivers and other visitors to the school have safe access to the school gate and that traffic safety measures are integrated into the neighbourhood.
What impact will development have on the local schools?
We are engaging with schools, and the Ministry of Education which funds school capacity, to ensure there is a plan in place to manage roll growth.
What new amenity will be added if the Alfriston Village Project proceeds?
It is proposed that a new neighbourhood shopping hub will be added with a supermarket, medical centre, café and other shops.
When are you going to start building?
This is quite some time away, and depends upon planning permission and resource consents, all of which will be sought in consultation with the community. All we are doing at this stage is studying the area and undertaking the research and planning work necessary to apply to Auckland Council for a plan change so the area can be zoned for this development. Auckland Council is obligated to carry out a formal consultation process to rezone the land. If there is agreement to rezone the land, we will develop a masterplan for Alfriston Village, working with our stakeholders and local community to deliver the best outcomes.
A plan change is a change to a regional or district plan in the Auckland Unitary Plan. This could either be initiated by council or a member of the public. In this case the application is being made by Windermere Holdings, so it’s a ‘private plan change’. A successful application would result in the rezoning of the land so that it can be developed for housing, shops and other community amenities.
Yes, we welcome input from the Alfriston community and others who have an interest in the project. There will be a number of opportunities to have your say as we work through the plan change process. If you have any views to share with us you can use this feedback form.
This website introduces the Project and what we think is possible in this fantastic location.
It’s also a way you can ask questions or share your views. Our planning work is continuing. We have completed a Structure Plan which outlines how the key elements of this development – roads, stormwater, housing, village centre – might work and where they might go. The Council requires structure plans for future urban development. In this case we’ve looked at a wide study area to understand the future opportunities and constraints which may apply. If you’d like to see the Structure Plan, you can download it here.
We have also submitted our Private Plan Change application to Auckland Council and are awaiting its acceptance. Once accepted by the council, the public consultation process will commence.
There is no current final determination of numbers of housing that will be developed on the site. For infrastructure capacity assessment purposes some 1300 homes are estimated.
We are working with Waka Kotahi and Auckland Transport to find ways to improve traffic flow on the road network. This is a key focus of our planning in the leadup to applying for the plan change. We will also be focusing on ensuring students, their caregivers and other visitors to the school have safe access to the school gate and that traffic safety measures are integrated into the neighbourhood.
We are engaging with schools, and the Ministry of Education which funds school capacity, to ensure there is a plan in place to manage roll growth.
It is proposed that a new neighbourhood shopping hub will be added with a supermarket, medical centre, café and other shops.
This is quite some time away, and depends upon planning permission and resource consents, all of which will be sought in consultation with the community. All we are doing at this stage is studying the area and undertaking the research and planning work necessary to apply to Auckland Council for a plan change so the area can be zoned for this development. Auckland Council is obligated to carry out a formal consultation process to rezone the land. If there is agreement to rezone the land, we will develop a masterplan for Alfriston Village, working with our stakeholders and local community to deliver the best outcomes.
March 2023
Structure plan shared
Community feedback opens
and two community info days are held
Mid 2023
Community feedback closes for phase one
Plan change application is submitted to council
November 2023
Lodgement of the Plan Change
Throughout 2024
Council notifies the public that the plan change is open for consultation
Hearings are held and final decisions made
THE ALFRISTON VILLAGE PROJECT’S STRUCTURE PLAN
Auckland Council asks developers to provide a ‘structure plan’ before applying for a plan change. Learn more about structure plans and how they differ from a plan change application below. You can also download a PDF containing more detailed information on the Structure Plan and the ‘plan’ itself.
As a precursor to the application for a plan change for the land owned by Windermere and Kāinga Ora, we have created a structure plan for the wider area of Alfriston. The structure plan is required by Auckland Council before they’ll consider our plan change application, but it doesn’t have any statutory weight, meaning it is not binding. Its purpose is to guide our decision making and design in the plan change area by showing how the Alfriston Village project would fit into the wider area that surrounds it. It’s a helpful resource for us and the community, whose feedback we’re seeking.
The structure plan doesn’t dictate what happens, but it does inform the plan change. Auckland Council decides on plan change applications on a case-by-case basis, and other landowners can make applications and can create their own structure plans to inform them.
Structure Plan
- Applies to the white and tan areas
- Covers 730 hectares
- 20-year timeframe
- Envisions 4400 homes
Plan Change
- Applies to the tan areas only
- Covers 70-80 hectares
- Statutory (enables development)
- 2-year timeframe for planning process
- Provides for 1300 homes
Learn more and download the structure plan
DOWNLOAD PDF
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