Media statement: Community seek discussion with The Warehouse about Pah Rd development

Community seek discussion with The Warehouse about Pah Rd development

“Community members are calling on The Warehouse to meet with them to discuss their concerns about the new store being constructed on Pah Rd,” says Julie Fairey, Roskill Community Voice member on the Puketapapa Local Board.

As legal channels to stop or change the “big box” retail development on Pah Rd have been exhausted, the community is now writing to the CEO of The Warehouse.  “Locals want to know how The Warehouse intends to address their concerns around noise, traffic, parking, flooding, and construction, as well as the impact of the store on the Royal Oak Town Centre and nearby parks,” says Michael Wood, Roskill Community Voice member on the Puketapapa Local Board.

“As a company committed to New Zealand communities we are hoping that The Warehouse will be open to public dialogue on this issue, and that we can find some ways to mitigate the negatives of this development,” says Wood.

A community letter was sent yesterday by 12 community members, including two Members of Parliament, to The Warehouse’s CEO, Mark Powell.  The letter outlines the concerns and questions of the community, and seeks a response from The Warehouse by way of a community meeting to discuss the development.  Further groups and individuals are being approached to support the community letter, including the Maungakiekie-Tamaki and Puketapapa Local Boards.   A copy of the letter is appended below, after the background information on the issue. 

“We look forward to a positive response from The Warehouse, and are hopeful that there are some steps they can take to ease the concerns of the community.  Perhaps with some inventive thinking The Warehouse can make sure this development is a bargain for the local community too,” said Fairey.

ENDS

Background:

The proposal to build a “The Warehouse” retail store, with associated carparking and additional retail tenancies and road changes, has been undertaken by Eldamos Investments.  The sites the development would cover are 100 Pah Rd (formerly the site of the Holeproof factory), 677, 677A and 679 Mount Albert Rd.  The total retail floor area would be 7500m2, with carparking less than the minimum required under current regulations. 

The resource consent notification for this proposal was notified on November 5^th 2010.  It did not go in City Scene, as past notifications of this nature would have, because City Scene was no longer being published as a result of the Auckland Council amalgamation which took effect on November 1^st 2010.  Roskill Community Voice leafleted approximately 500 local households in early December 2010 to encourage public submissions, whether for, against or neutral. We were surprised to discover that many locals did not know about the resource consent at all, or The Warehouse’s plans.  This was only a matter of a few days before submissions closed on December 10th.  With the assistance of Councillor Cathy Casey, we sought an extension to the submission deadline, however this was declined by the CEO of Auckland Council.  Given the high level of contact we received from locals on this issue we organised a public meeting in the area to gain broader community feedback on the proposal. In mid December 2010 over 70 people attended this public meeting about the proposal and voted unanimously to oppose it.  In late January 2011  Roskill Community Voice began circulating a petition  amongst local residents, opposing the development.  

Of the 23 submissions made on the resource consent application, 21 opposed the application, while the remaining 2 were neutral.  Those submitting against included the James Wallace Arts Trust, the Onehunga Business Association, and the Parks, Sport and Recreation department of the Auckland Council.  All local residents who submitted on the proposal indicated they opposed it.  Carol Beaumont MP submitted against the proposal as well, presenting a 300-signature strong petition to the commissioners. 

The decision of the three independent commissioners was released on April 13^th.  A community meeting was held on 8^th May to discuss next steps, and from that efforts were undertaken by the community to pursue an Environment Court appeal, but this was unable to proceed.  Since then an informal organising group of locals has been established, and determined that the next step was to send a letter from the community to The Warehouse raising the key issues and seeking a response by way of a community meeting.  The letter was sent by email on 7^th October, and by post on 8^th October. 

Community letter to The Warehouse

 7^th October 2011

Mark Powell
Group Chief Executive Officer
The Warehouse Group Limited
26 The Warehouse Way
Northcote
AUCKLAND 0627
Also sent by email via: redonline@thewarehouse.co.nz

Dear Mr Powell,

RE:  Pah Rd Warehouse development, Royal Oak

We, the undersigned, are writing to raise the extensive community concerns about the development of a “The Warehouse” store on Pah Rd in Royal Oak.  We want you to understand our concerns, and to take on board our suggestions for mitigating the effect of the development on our community. We hope that now that the legal process around resource consents is complete, The Warehouse will be open to a productive conversation with the community.  For the store, and accompanying tenancies, to succeed, it would be helpful to work with the community as much as possible.  We write in hope of beginning that dialogue.

This letter will outline the key concerns and questions that the community has communicated to date.  

We would like to invite representatives from The Warehouse to attend a community meeting in the Royal Oak area in October or November to have a dialogue with the community, by specifically responding to the following points:

1. Areas of concern

Many people have identified concerns relating to the Pah Rd site being an inappropriate place for big box retail.  While this remains the view of some of those who are signatories to this letter, as the development is now consented and highly likely to proceed, we are focusing on concerns that can be addressed by how The Warehouse chooses to develop their store and associated tenancies and facilities such as carparks.

1.1.             Traffic

Mt Albert Rd and Pah Rd are currently very busy arterial routes.  The intersection of the two streets is already problematic.  It was scheduled for review by Auckland Transport, however due to the Warehouse development that has been delayed, pending the completion of construction.  The Warehouse’s plans rely on some changes to the road layouts of Pah and Mt Albert Rds, to allow for dedicated turning lanes into and out of the 100 Pah Rd site.  Given the mode of transport for the Warehouse’s customer base is  acknowledged to be largely by private car, it seems likely that traffic on these roads will increase once the Warehouse is open, in addition to an increase in truck traffic during construction. 

1.2.             Parking

On-street parking is already at a premium in the area, particularly during sports events at Seymour Park.  With Auckland Transport introducing clearways on Pah Rd this is only likely to be exacerbated in the near future.  In addition local residents have expressed particular concern about where staff for the Warehouse will park once it is operational, as the number of parks the Warehouse indicated it would put aside for staff does not seem sufficient for the number of staff likely to be working in the building, let alone the associated tenancies. 

1.3.             Noise, dust & rubbish

These are particularly concerns during construction.   Locals report a problem with dust at the moment, since the site has been levelled for construction.  Additionally there are concerns about the possibilities for unintended use of the carpark while the shops are closed, creating noise and rubbish for the neighbourhood.  An example of such unintended use might be for “burn outs” or similar gatherings inappropriate to the residential surrounds.

1.4.             Impact on Royal Oak Town Centre

While the commissioners found that the 100 Pah Rd site forms part of the town centre, there will be significant difficulties integrating the site into the existing town centre, especially in relation to crossing Mt Albert Rd.  It seems likely that shoppers visiting the Warehouse will drive there, possibly even from the Royal Oak shops, and may indeed by-pass the existing town centre as a result. 

1.5.             Impact on Seymour Park

The parking aspect has been addressed above, however there remain concerns about the flooding impact on Seymour Park from having a large site directly across the road effectively sealed over. 

1.6.             Visual impact

Concerns have been raised regarding the monolithic, and often brightly coloured, appearance of Warehouse stores and signage.  This has been a particular worry for those interested in protecting and enhancing the view from Monte Cecilia Park and the Pah Homestead.  The Sanitarium buildings next door are currently painted in a colour scheme that does somewhat lessen the visual impact of the factory on the environment. 

2.        Questions:

2.1          What is the planned building timetable?

2.2          What intentions does The Warehouse have around letting the associated tenancies on the same site?

2.3          What measures, if any, will The Warehouse undertake to encourage the use of other modes of transport, besides private cars, by staff and customers?

2.4          How does The Warehouse intend to integrate the new development with the Royal Oak town centre?

2.5          What measures, if any, is The Warehouse taking with the development of the site to minimise the lifting of flooding levels in surrounding sites, in particular at Seymour Park’s sportsgrounds?

2.6          How does The Warehouse intend to monitor noise and dust levels, particularly during construction, and at what levels will the Warehouse take actions to decrease the noise and dust levels?

2.7          What will the final development look like?  We would appreciate the community being provided with a copy of a mock-up of what the Warehouse development could look like from the Pah Rd frontage, the Mt Albert Rd frontage, and looking down over it from Pah Homestead.

2.8          Will the Warehouse establish a Liaison Group with the local community, in a similar model to the group operated with Sanitarium and local residents, to allow an avenue to raise future concerns and seek to have them addressed?

In closing, we would appreciate contact from The Warehouse acknowledging receipt of this letter, and indicating when in October or November we could arrange a community meeting to hear your response to these concerns and questions. 

Please contact Julie Fairey on 021 287 9900 or Julie.fairey@aucklandcouncil.govt.nz in the first instance.

We look forward to your response.

Yours truly,

Suresh Rama, Garth Houltham, Anna Kofoed, Julie Fairey, Dr Jackie Blue MP, Mike & Glenda Williams, David Christensen, Michael Wood, Sharon Coyle, Jenny Goddard,  and Carol Beaumont MP.

On behalf of concerned community members

NZ Herald: Warehouse gets approval for building on Pah Rd site

Coverage in the NZ Herald today including mention of the Public Meeting on Sunday 8th May at 2.30pm at the Fickling Centre, 546 Mt Albert Rd, to discuss community concerns and decide on next steps.

Bob Dey reports on the Pah Rd Warehouse decision

Bob Dey's Property Report - Pah Rd Warehouse gets consent, locals consider appeal

(There was also a Central Leader article in late April, however it does not seem to be available online)

Links to Pah Rd Warehouse reports on Auckland Council website

These documents all relate to the February 15th - 17th 2011 hearing held by Auckland Council, chaired by Kitt Littlejohn, with fellow commissioners Greg Hill and Craig Shearer. 

Agenda for the Auckland Council hearing - including a list of all the submitters and what happens at a hearing

Council planning report for the Auckland Council hearing - recommending that the application be declined

Decision report from the indepedent commissioners on the Auckland Council hearing - granting approval

Media Statement: Commissioners Ignore Local Community on Pah Rd Warehouse

"Despite strong opposition from local residents and organisations, and a Council planning report recommending against it, commissioners have granted a resource consent for the Pah Rd Warehouse proposal," says Julie Fairey, Roskill Community Voice member on the Puketapapa Local Board.

The decision of the three independent commissioners was released on April 13th. "Since then we have been contacted by many locals disappointed that their very real concerns about parking, traffic, noise, protected trees, flooding risk and the character of the neighbourhood have been dismissed by commissioners who don't have to live with the consequences of their decision," says Michael Wood, Roskill Community Voice member on the Puketapapa Local Board.

"Given the Council planner's recommendation against the Warehouse building on the Pah Rd site and the high level of local opposition the independent commissioners should have declined this application. We are supporting residents to investigate the options for appealing the decision, including the Environment Court and we are convening a public meeting for further local discussion of the issue," says Wood.

The public meeting will be held at the Fickling Centre (beneath the Mt Roskill Library, Three Kings) at 2.30pm on Sunday May 8th.

"It is particularly worrying that the commissioners' report is so dismissive of residents' concerns, implying that locals have an elitist attitude towards the Warehouse as a company," says Fairey. "Most of the people we have spoken to who are opposed to the Warehouse building on Pah Rd have told us they shop at the Warehouse themselves, and would not support any 'big box' retail going in to an inappropriate site. What is the point of having so-called 'independent' commissioners if they are not going to take submitters at face value?"


Up at Scoop here.

Central Leader: Report slams Red Shed plan

Coverage in the Central Leader on p3 today, including:

Plans by retail giant The Warehouse to develop a store in Royal Oak have been slammed by the Auckland Council.

Official documents released this week reveal consultants recommend a proposal to build the big Red Shed at 100 Pah Rd be declined.

"This development will not provide for the social, cultural and economic wellbeing of residents in the Royal Oak area," the report says.

The decision is welcome news for local board members and residents who have spoken out against the project over the past few months.

"It's heartening to see the official council report also recommends it be declined," Puketapapa Local Board member Julie Fairey says.

The proposal is now subject to a hearing chaired by independent commissioners next week who will decide whether it can proceed...

Click through for the whole story, and a picture of Gerald, Maurice and I at the site.

Opposition to Pah Rd Warehouse continues to build

The petition to oppose the building of a "The Warehouse" at 100 Pah Rd has cracked triple figures, and now has over 100 signatures from concerned locals.  Many thanks to all those collecting signatures.  Carol Beaumont MP has agreed to present the petition when she makes her submission to the resource consent hearing next week.  We hope this will give it even more weight.  If you have petition forms to send in and don't have a fax (the fax number is on the forms), then you can post them to us via:
The Puketapapa Local Board Office, cnr Mt Eden & Mt Albert Rds, Three Kings, Auckland 1024.
Or drop them in to the front desk there between 8.30am and 5pm weekdays.

This morning two Pah Rd residents joined me outside 100 Pah Rd for a brief interview and a photo with Hannah and Jason from the Central Leader.  Hopefully an article will be appearing Friday this week or Wednesday next week.

Several of those who submitted against the proposal have told me that they have been contacted directly by the Warehouse to discuss their concerns.  We hope this doesn't indicate that the Warehouse is trying to intimidate locals into changing their submissions at the hearing.

Also, Bob Dey has picked up on the issue and wrote up a summary of where things are currently at.  You can read it here. 

Carol Beaumont MP supports local concerns about Pah Rd Warehouse proposal

Apologies to Carol that I did not pick this up earlier.  Thanks to her for her support on this issue, and for submitting on the proposal.

December 15th 2010 Media Statement:

Residents must be heard about site for The Warehouse

“I agree with local residents who attended a meeting organised by Roskill Community Voice members of the Puketapapa Local Board that the implications of locating The Warehouse in Royal Oak are significant and the community have had a wholly inadequate opportunity to have their say on the application for Resource Consent” said Labour MP Carol Beaumont

“Local residents will face major implications with issues like increased traffic and noise of an operation which it is proposed will operate from 7am to 10pm 7 days a week.  Mt Albert and Pah Roads are already very busy arterial routes that become very congested at peak hours”

“I believe the process to date is completed flawed with many in the community still unaware of the proposal and its implications despite the efforts of the Roskill Community Voice members of the Puketapapa Local Board.  Only one public advertisement and direct notification to a limited number of residents meant most of the community have missed the opportunity to make submissions on the application for resource consent”

“I personally submitted for an extension to the submission period and will appear before the hearings panel.  I am extremely disappointed to hear that The Warehouse has used new Resource Management Act powers to demand that no local representatives are on that hearings panel.”

“The packed meeting last night, attended by representatives of both the Puketapapa and Maungakiekie-Tāmaki Local Boards, is the start of a community campaign to ensure local residents concerns are heard. I will be doing what I can to assist this campaign as I don’t believe it is acceptable to deny those directly affected by a major development such as this from having their say.”

Media Statement: Locals & Planner agree: Decline Pah Rd Warehouse application

“The proposal to build a “The Warehouse” on Pah Rd is ill-considered, and locals are rightly voicing their strong concern.  It is heartening to see the official Council report also recommends it be declined,” says Julie Fairey, Roskill Community Voice member on the Puketapapa Local Board.

The Hearing Agenda for the resource consent was released on Monday 7^th February, with Auckland Council’s planning consultant recommending that the application be declined, and almost universal opposition from submitters.

Of the 23 submissions, 21 oppose the application, while the remaining 2 are neutral.  Those submitting against include the James Wallace Arts Trust, the Onehunga Business Association, and the Parks, Sport and Recreation department of the Auckland Council.  All local residents who submitted on the proposal indicated they opposed it. 

“Objections raised by locals include concerns about traffic, noise, inadequate parking, vegetation and flooding risk.  The proposal breaches a number of existing planning documents, and is out of character with the neighbourhood.  It seems likely that the proposal would have a negative impact not only for local residents but also for those who use Seymour Park as well as nearby shopping centres at Royal Oak, Three Kings and Onehunga,” says Michael Wood, Roskill Community Voice member on the Puketapapa Local Board.

“Residents who have talked to us have spoken of existing problems with parking, traffic, noise and poor planning in the area.  They wish to have these issues resolved, not exacerbated by the incompatible arrival of a ‘big box’ retail development in their neighbourhood,” says Fairey.

“We are aware that many other locals oppose this development but missed out on an opportunity to submit to the resource consent process.  We hope they will take the opportunity to sign the petition circulating, and we aim to assist them to have their voice heard.  Given the planner’s recommendation and the high level of local opposition, the independent commissioners must decline this application,” says Wood.

The Council officers' report can be read on the Auckland Council website here.

Media statement: Locals want meaningful say in resource consents process

“Many are making it clear they want meaningful local input to the resource consent process, following on from local concerns around the demolition of art deco buildings in St Heliers, and the seeking of a resource consent for “big box” retail on Pah Rd,” says Julie Fairey, a Roskill Community Voice member on the Puketapapa Local Board.

Ms Fairey has put a motion on the agenda of tonight’s Puketapapa Local Board business meeting seeking further information on whether Local Boards have the power to establish their own resource consent notification policies.

“The common concern I’ve heard from constituents is that they feel uninformed about what is happening in their community, and that they have little power to change things. Having Local Board area policies around how resource consents are notified in their communities, would hopefully incorporate public feedback on how to do this better,” said Fairey.

“It would make the process more meaningful and give people a real voice. A Local Board resource consent notification policy would probably have shown the deep community concerns about Turua St, and the Pah Rd Warehouse proposal, much earlier in the process,” said Fairey.

“Residents around the site of a proposed “The Warehouse” on Pah Road (Royal Oak) have felt marginalised by the way in which both the Council and the developer have taken steps to avoid listening to them to date. Only a small number of locals were notified, and The Warehouse has used new powers in the RMA to stop elected representatives from sitting on the hearings panel,” said Fairey.

Those concerned about the Pah Rd Warehouse proposal are now collecting signatures for a petition objecting to the development, citing concerns about traffic, parking, planning, and the impact on the town centres of Royal Oak, Three Kings and Onehunga.

The wording of the petition is as follows:

We, the undersigned express our objection to the proposal to build a “The Warehouse” store at 100 Pah Rd for the following reasons:

• A large format retail store at this location will add significant traffic congestion and parking problems to a major arterial route and intersection that is already approaching “gridlock”.
• The site is earmarked as a key site for future development and comprehensive master-planning in planning documents due to its strategic location. The Warehouse proposal is entirely out of line with identified usage for the site.
• The site is isolated from other local shopping centres and will have a detrimental effect on many small retailers in these centres, and the character of the broader community.

We urge all relevant decision makers to reject the current proposal and direct the Warehouse to seek a more suitable location more in line with current planning guidelines and community wishes.”

Those wanting to assist with collecting signatures for the petition should contact Julie Fairey via julie.fairey@aucklandcity.govt.nz or calling 09 620 9257.

Pah Rd Warehouse Petition underway

Following on from the very well-attended public meeting in December, there is now a petition circulating objecting to the proposal of a "The Warehouse" store at 100 Pah Rd, Royal Oak. 

The petition wording is:

We, the undersigned express our objection to the proposal to build a “The Warehouse” store at 100 Pah Rd for the following reasons:

§ A large format retail store at this location will add significant traffic congestion and parking problems to a major arterial route and intersection that is already approaching “gridlock”.

§ The site is earmarked as a key site for future development and comprehensive master-planning in planning documents due to its strategic location. The Warehouse proposal is entirely out of line with identified usage for the site.

§ The site is isolated from other local shopping centres and will have a detrimental effect on many small retailers in these centres, and the character of the broader community.

We urge all relevant decision makers to reject the current proposal and direct the Warehouse to seek a more suitable location more in line with current planning guidelines and community wishes.

Please contact us if you'd like a copy of the petition form to circulate. 

I also have a motion on the agenda of tomorrow night's Puketapapa Local Board business meeting which will hopefully start the process of setting up a local resource consent notification policy.  More information on that if the motion passes - at this stage it is necessary to pass a motion seeking a report about whether we can legally have such a policy, and what it could cover.  Still getting my head around the bureaucracy required to get things done!

Public Meeting on the Pah Rd Warehouse Proposal

Tuesday 14th December, 7pm, Royal Oak Intermediate School, Trafalgar St.

All welcome to discuss and give feedback on the proposal to build a 'The Warehouse' store at 100 Pah Rd (where the Holeproof factory was).

This forum is organised by Roskill Community Voice, to seek the views of local residents and others who could be affected. Julie Fairey and Michael Wood will both be present to hear your feedback, as Roskill Community Voice members on the Puketapapa Local Board (part of Auckland Council).

Submissions for the resource consent closed on December 3rd. Our attempts to have this deadline extended, with the assistance of Councillor Cathy Casey, were unfortunately unsuccessful. However there may be other options to have local voices heard, which we will discuss at the meeting.

You can see the full resource consent application at the Mt Roskill Library (Three Kings). It's in a folder marked Eldamos Investments on the Auckland Council information stand - if you can't find it please ask the librarians for assistance.

There is a Facebook event set up for this, feel free to RSVP there and Share it with your friends.  We will also be leafleting nearby streets to let people know.

The Warehouse coming to Pah Rd?

A resource consent application for building a Warehouse store at the old Holeproof factory site on Pah Rd was publicly notified on November 5th.

There was some Herald coverage of the application, which rather oddly focused on concern that the big red shed-like building would be visible from the TSB James Wallace Art Gallery in Monte Cecilia Park. I'm not sure that will be the biggest worry local residents have about this project.   Michael is quoted in the article thus:

...Board member Michael Wood said the community had only till December 3 to submit views on the development, which infringed a number of District Plan controls and covered residential as well as business zones.

"A lot of residents have no idea about the proposal and we will do a mail drop in the area to encourage them to voice any concerns..."

We've put together a simple leaflet that makes people aware of the proposal and how to get more information, as well as encouraging submissions (for or against, or just raising specific issues).  I started dropping these in letterboxes today, however as we've had a problem with our phone line we probably won't be delivering anymore for a couple of days, in the hope that the phone number on the leaflet will be working by then!  Sorry if you have rung to discuss it with us and got a funny signal.