'Moving beyond the grayscale' - Jasmax x UDINZ
Jasmax recently partnered with the Urban Development Institute of New Zealand UDINZ to host a thought-provoking panel discussion themed ‘Moving beyond the grayscale’,?aimed at identifying the barriers facing the delivery of more compact, mixed-use urbanism, together with potential solutions.
An opening presentation by Jasmax Principal Andrew Brangwin noted the importance of compact development in addressing the knock-on effects of urban sprawl, which include increased carbon emissions, affordability, and the loss of valuable productive land on the periphery of cities. Andy’s presentation highlighted the success of a model applied in Vienna, where a long-term and multi-pronged approach to development includes Government subsidies, extensive public housing programmes and landlord-tenant regulations to ensure rents are affordable. In Vienna, renting is culturally acceptable, and indeed a desirable alternative to home ownership with approximately 75% of all housing stock available to rent.
Representing public and private sector interests, the evening’s panel included Andrew Lamb from Infratil , David Hampton from NZ Transport Agency Waka Kotahi , Hayley Fitchett from Kāinga Ora - Homes and Communities , and Mat Peters from Avant Group. Discussion was facilitated by Jasmax Principal Alistair Ray whose questions aimed to identify the primary impediments to high-quality urban development and extract areas of consensus around possible solutions. Reflecting on the evening’s conversation, the following provocations to the urban development community included:
The panel acknowledged that New Zealand needs to address the fundamental planning and legislation issues that have led to residential property becoming our most tradeable commodity and the entrenched cultural belief that renting is a ‘second tier’ option, and that property ownership is the primary means to achieve financial security in our country. Better education and financial literacy are certainly needed. Build to Rent (BTR) was proposed as a potential ‘gateway drug’ to unlock a much-needed shift in kiwi mindsets. If renting could be 20% more affordable and offer a greater sense of community in the city than ownership options on the outskirts, then more people will actively choose it.
The panel reflected on how ambitious urban planning controls have unintentionally led to a decrease in development, with consensus that prescriptive measures, particularly height limits, can result in sites being over-valued, and therefore, simply uneconomic to develop.
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An alternative, that zoning should be outcomes based, with the value of land able to be transferred to the delivery agent rather than the landowner, was put forward as a means to reward better quality development, with the hope that, as in Vienna, a thriving, dynamic city will evolve.
Noting overseas investors are currently reluctant to invest in New Zealand, leaving our market reliant on smaller developers and equity capital, the panel agreed intensification at scale is fundamental to attracting investment capital into our cities. It was also noted that our current funding models requiring developers to sell in yesterday’s market, and build in tomorrow’s, impacts quality thereby exacerbating the reputation of apartments and BTR as being second-rate. By rewarding good design and good developers, we will also be much better placed to attract investment capital.
Overall, the panel was notable for the depth of its congruence. All agreed that removing politicisation from major decision making and empowering civic leadership will be fundamental to securing thriving, liveable cities in New Zealand for future generations.