83 Hinemoa Street:
application GRANTED

Updated 30 July 2010 by Warwick Jones

The application by Aptus Projects Limited to undertake residential development and associated earthworks at 83 Hinemoa Street, Birkenhead has been GRANTED consent SUBJECT TO THE FOLLOWING CONDITIONS:

1. The development shall proceed in accordance with the activity submitted for this Land Use Consent, referenced as LH2126227 by the North Shore City Council (Council).

View and / or download the Court approved plans prepared by Francis Group Architects, Project 1102, dated June 2010.

The developer and three Members of the Birkenhead Residents Association, on behalf of the section 274 parties, negotiated what is believed to be a far more suitable housing development for this unique and historic site.

Artistic impression: Hinemoa Street frontage northern boundary.

83 Hinemoa Street:
Reconvened Hearing - February 16 & 17

Resource consent: LH-2126227 83 Hinemoa Street, Birkenhead.

Beca and his team of experts have released yet another set of plans, known as Revision 'G'. Click here for the 'Artistic impressions'

The applicant, Aptus Projects Limited / Richard Beca, and local Residents appeared before Independent Hearings Commissioners on February 16 & 17 to present submissions on the revised plan 'G'.

We acknowledge that the developer had made some attempt to address concerns raised by local Residents at the previous Hearing, last April / May, however by no means all of them. In fact many of the initial and major reasons for objection remain largely unchanged.

This Community has spoken out loudly against this inappropriate development – we now wait for the Independent Commissioners to announce their decision. By law they have 15 days to do so, however, they also have the option to extend this by another 15 days, whilst seeking clarification on legal / technical is issues.

View the Birkenhead Residents Associations Submission

High Density Residential Apartments
Threaten the Special Character of Birkenhead Point

Application for Resource Consent: LH-2126227: AUGUST 3 2007

Mt Albert developer, Richard Beca, has re-applied to build a 3-story, 18 unit residential apartment block, plus 4 office units on the old service station site on the corner of Hinemoa Street and Maritime Terrace.

Remember, that Mr Beca withdrew his 2005 plans for this site, we believe, due to the amount of public objection.

The Birkenhead Residents Association is not against redevelopment of this site, its just that the overall design of the current application is simply not in keeping with the Heritage nature of the immediate area.

The site is an isolated Business 1 Zone surrounded by Residential 3C (heritage) and Residential 2A (native bush protection) zones. Virtually all of Birkenhead Point is protected by a heritage zone.

The Business 1 Zone allows significantly more intensive development (eg: site coverage) than the surrounding residential heritage zone. In addition, it requires no heritage consideration.

A number of local residents are appalled by this proposal as they consider that a development of this scale and style is inconsistent with the character of Birkenhead Point. They believe that it is completely out of character with surrounding residential buildings.

While appropriate development of this site is not opposed, it is considered that it must not dominate the surrounding area and be consistent with Birkenhead Point's character.

The North Shore City District Plan states that this development should be assessed against

"the extent to which buildings and development area appropriate to the character and quality of their surrounds" AND " the extent to which proposals will impact on the visual amenity values of properties within the zone and in adjoining zones, and including as appropriate - whether materials, building form and detail are appropriate to the character of the surrounding area."

Public Meeting - 24 January 2008:

Outcome was Not Good News for Mr Beca

Almost every one of the 65 Residents who attend last night's meeting raised their hand to indicate that they would be presenting at the Hearing. This would not have been good news for Richard Beca.



Birkenhead Residents Association meeting, January 24 2008

Up Date: During the week of the Hearing, 28th April - 2nd May, closer to 100 local Residents appeared before the Independent Commissioners and presented their submissions verbally.

Resource consent given for removal of Pohutukawa Tree ...

... even though consent has not been given for the development of the site. In other words, the developer AND the North Shore City Councill are progressing AS IF the development will get consent.
More on this ....

Up-dated drawings: December 2007

In December 2007, North Shore City Council released the developers updated drawings. The changes / updates primarily relate to the street frontage to accommodate traffic sight lines and conversion of ground floor units to retail use. More on this ...

Developer Ignores Heritage Guidelines !

Anyone who owns a Residential property in the area, and who has thought about, applied and / or completed renovations or extensions knows only too well the extent to which council enforce Heritage Protection / considerations.

So why does the developer think he can ignore the Heritage nature of the immediate area. More on this ...

Development Goes Against City Vision

NSCC has delivered a strategic plan, extracts of which are:

1) "Our challenge is to make sure the qualities that make our city special are protected and enhanced - now and in the future" - page 5

2) "Our Community welcomes initiatives which value our city's marine, native bush setting and heritage. These natural features need to be combined with attractive, high quality living and working environments" - page 8

3) "We want to attract and encourage the development of local business opportunities and create a healthy and diverse local economy while maintaining our city's quality of lifestyle and natural environment" - page 11

4) "All development is sensitive to the city's natural and build environment, and heritage features are protected" - page 18

Good Solutions Guide for Medium Density Housing was compiled by North Shore, Waitakere, and Auckland City Councils as well as the ARC and the Ministry of the Environment was launched with great fanfare earlier this year, stresses the need for new residential development to "combining a high standard of private amenity with a quality public environment is essential to modern day living. Achieving the right balance is the key to good design"

Even though this development is on business zoned land the lions share of the development is for residential use so should be guided by the principals set out in this guide.

Time line of Events:

9 February 2005: Proposed development announced: LT-2098671

9 March 2005: Submissions closed. There were more than 400 submissions received. (This number is condensed as people with the same surname at the same address have been combined - we will update figure shortly)

31 July 2007: Plans withdrawn - new plans lodged with NSCC

3rd August 2007: New plans notified: LH-2126227

31 August 2007: Submissions closed. There were 469 submissions plus 30 late submissions - 499 in total

27 September 2007: Re notification, by the applicant, because the above notification (3 August) inadvertently described the proposal as a "Limited Discretionary Activity" where it should have been a " Discretionary Activity". (Previous submissions remained valid.)

26 October 2007: Submissions closed. There were 2 submissions one of them being a late submission to the original notification and a request for it to be received on time because of the re-notification.

14 December 2007: Release of updated drawings.

14 December 2007: Hearing dates set for 4,5 & 7 February 2008

16 January 2008: NSCC advise that the Hearing for the above application has been postponed until further notice, pending receipt of the various assessments of the amended proposals.

9 April 2008: NSCC announce the Hearing dates.

28 April - 2 May 2008: Independent Hearing Commissioners heard submissions from nearly 100 local Residents.

28 April 2008: Version 'E' of the developers Plan was revealed during the opening sessions - although these changes are mostly superficial, in an attempt to dress up what is essentially an "In-your-face" concrete block. Residents were somewhat dismayed that the developer could present these changed plans at the last minute, WITHOUT, public notification !

And while its quite legal to do so, Residents felt is just wasn't right.

2 May 2008: At the request of the developer, the Hearing was adjourned indefinitely. This was to allow the developer time to consider the many, well researched, objections.

28 January 2009: (Revison 'G'.) NSCC notified that the meeting of the Independent Hearings Commissioners will be reconvened on Monday the 16th of February 2009 at 9:00am.

16 & 17 February 2009: The applicant, Aptus Projects Limited / Richard Beca, and local Residents appeared before Independent Hearings Commissioners on February 16 & 17 to present submissions on the revised plan 'G'.

March 2009: Resource Consent Application for 83 Hinemoa Street: DECLINED!

4 December 2009: Environment Court assisted mediation.

June 2010: Application Granted - subject to Court Approved Plans.
The developer and three Members of the Birkenhead Residents Association, on behalf of the section 274 parties, negotiated what is believed to be a far more suitable housing development for this unique and historic site.