Anything About Adapting To Climate Change?
4. Investigating a GPS-based network or carry pricing system. 5. Possible legislative reform to support this new strategy. This plan is looking better than previous announcements. Nothing explicit about getting rid of the RUB, as the potential for infrastructure to work against good urban form is recognized. Nothing explicit about inequality in conditions of equal access across the town to affordable housing, employment city, and opportunities amenities like open space. Anything about adapting to climate change? Think about good quality urban design?
I could continue. These topics are all part of robust spatial planning Perhaps. The signal that government will take part in the spatial planning (rather than simply complain about the outcome) sounds positive. Lurking behind the plan is apparently the constant call for more competitive and efficient housing and land marketplaces – marketplaces that can supply more casing, more cheaply.
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Reduce regulatory obstacles, free up more land and ramp up infrastructure roll out seems to be the recipe. In doing so, there is apparently more than just a bit of a hope that the private sector will need on more of the heavy lifting in regards to the provision of housing that the middle class are able.
But is the five-point plan up to the task of stimulating casing production? Meanwhile, the newest Auckland Council monitoring report on casing capacity (November 2017, see Note 2) shows a drop in the feasible development capacity within the Auckland metropolitan area, in comparison to previous assessments. This is with the Unitary Plan rezoning set up.
Council estimate that plan-enabled capacity in residential areas in the metropolitan area runs between 120,000 and 1.07 million dwellings (under an infill and redevelopment situation respectively). Feasible development capacity in the urban areas is approximated to be 140,000 residential dwellings. This estimate (140,000) is quite a lot less than the 270,000 estimated when the Unitary Plan was being finalized. No doubt this decrease in feasible capacity within the urban area, coupled with assumed on-going under build of housing in comparison to demand, will be followed by calls to release more greenfield land and reduce other obstacles.
But is the reduction in the feasible capacity real or is it more regarding the workings of the land market, or the model of the Council uses? The reduction is said with the Council’s survey in feasible capacity displays higher build costs and smooth to declining sale prices. These two factors should be expected to continue. The complete point of lots of capacity is stimulating source and lower sale prices, while labor and material costs are likely to continue to rise, unless the average floor part of dwellings reduces.
Does the Council’s model change the common floor area? Does it adjust land values if sale values reduce? To the authorities’s agenda Back again. First up – there seems to be a fixation by many on high land prices. High land prices imply high house prices. This is stated as a fact often.
This is true if the size of the home and the section stay the same, as land increases in value. Reduce land area per house and floor area possibly, and house prices do not need to rise as land prices increase. But to say that implies that the large stand alone house is doomed.