Topic 081

Summary Statement of Evidence of Robert Halson Philpott

BEFORE THE UNITARY PLAN INDEPENDENT HEARINGS PANEL

IN THE MATTER

of the Resource Management Act 1991

and the Local Government (Auckland
Transitional Provisions) Act 2010

AND

IN THE MATTER

the Proposed Auckland Unitary Plan

2013, Hearing Topic 081 Rezoning and
Precincts (Geographical Areas),
Manukau Central

SUMMARY STATEMENT OF EVIDENCE OF

ROBERT HALSON PHILPOTT
On behalf of PSPIB Waiheke Inc, Mitre 10 Holdings Limited, Lambie Drive
Nominees Limited, Harvey Norman Properties (NZ) Limited, John Woolley
and John Newall Murdoch (Submitter #5883,
Further Submitter #2708)
31 March 2016

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Summary Statement of Evidence of Robert Halson Philpott

Contents
A.

INTRODUCTION ............................................................................... 1

B.

CENTRES BASED FORM ................................................................. 3

C.

MANUKAU CITY CENTRE ................................................................ 5

D.

RETAIL DEMAND AND SUPPLY ...................................................... 8

E.

BENEFITS OF REZONING THE SITE TO METROPOLITAN

CENTRE ......................................................................................... 12

F.

CONSEQUENCES OF RETAINING THE GENERAL BUSINESS

ZONE .............................................................................................. 15

G.

GOODMAN SITE ............................................................................ 16

H.

CONCLUSION ................................................................................ 17

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Summary Statement of Evidence of Robert Halson Philpott

A.

INTRODUCTION

1.1

I have provided a statement of evidence in respect of this matter

dated 10 February 2016. Auckland Council has not provided any
primary or rebuttal economic evidence in respect of the rezoning of
the Submitters land (Site) from General Business to Metropolitan
Centre.

1.2

Auckland Council has recently released an additional economic

report on business land demand by activity and supply under the
Proposed Auckland Unitary Plan (PAUP). This report is in response
to questions raised by the Hearings Panel and updates the
Councils Capacity for Growth Study from 2013 to take into account
the effect of amendments to the PAUP business zones (PAUP
Business Land, Land Demand by Activity and PAUP Supply, Market
Economics, Dated 24 March 2016) (Business Land Report).

1.3

I have reviewed the Business Land Report and also requested

further data in relation to the Manukau catchment that is used and
summarised in the report.

1.4

Of relevance to the proposed rezoning to Metropolitan Centre, the

Business Land Report findings are:
a)

Most growth in employment is expected in economic sectors

that generally prefer to locate in commercial zones.

b)

Most growth in employment in the commercial zones is

expected to be located in the following PAUP activity types:
offices greater than 500m2 GFA per site; industrial activities;
offices up to 500m2 per site, offices up to 100m2 per site;
core retail (from less than 200m2 per tenancy through to
greater than 450m2 per tenancy); healthcare facilities; and
hospitals.

c)

Changes made in PAUP zones between 2013 and 2015

have added significant overall capacity (around 16%) in

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business land, and the rules for the PAUP zones provide
sufficient development potential in the commercial zones to
accommodate expected demand out to 2026.
d)

The report also contains an assessment of demand and

supply out to 2041 taking into account additional capacity
that may be provided in the Future Urban zone (FUZ). It
concludes demand for commercial space and industrial land
is likely to be accommodated in most zones and locations
under the PAUP zones (including the FUZ) out to 2041.

e)

However physical constraints in respect of vacant and

vacant potential land will require intensity of land use to
increase from historic levels to fulfil likely market demand
(coverage ratios for ground floor retail).

These findings are addressed in my summary statement.

1.5

Office, retail and community services are integral to the Manukau

City Centre and, on the basis of the Business Land Report, demand
for floorspace for these activities will grow faster than any other
activities.

The Business Land Report reinforces my view that

floorspace demand in the Manukau catchment will be greater than

projected and needs to be adequately provided for.
1.6

Intensity of development directly addresses the issue of realisable

supply. While office and residential activities can be accommodated
in floorspace above ground floor, intensification of retail realistically
will require greater ground level floorspace, which means higher
cover ratios or greater centre area. From my analysis of vacant or
vacant potential land in the Manukau Metropolitan Centre zone I
conclude that there is a need to expand the centre area to
accommodate the projected retail demand.

1.7

In my view, as the Site already provides a substantial component of

Manukaus retail offer it is an integral part of the Manukau City
Centre. Rezoning the Site to Metropolitan Centre will enable office,
civic and residential activities to occur and result in agglomeration
and economic efficiencies.

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1.8

The Business Land Report supports my view that rezoning the Site
to Metropolitan Centre will result in economic benefits for the
Manukau catchment and enhance Aucklands centres based
compact urban form.

B.

CENTRES BASED FORM

1.9

Providing a compact centres based urban form leads to economic

efficiencies. A quality compact urban form provides the benefits of
agglomeration,

network

efficiency

gains,

travel

efficiency,

community and social benefits, and efficient use of infrastructure

investment and resources.
1.10

The location of retail activities can have a major impact on urban

form. The location and success of retail is critical to the vitality and
viability of a centre.

A concentration of retail activities within a

centre provides a platform to encourage other service activities,

community facilities, and professional offices.
high

amenity

encourages

the

A centre that has

establishment

of

visitor

accommodation and residential development within and in proximity

to the centre.
1.11

In Manukau, the retail offering is primarily located in the

Metropolitan Centre zone (approximately 60%) and the Manukau
Supa Centa and adjoining business land (Site) (approximately
40%).

1.12

These two significant retail areas are located at either end of the
central city area, with the concentration of civic services, office
development, key public transport infrastructure (notably the train
station), and public open space (Hayman Park), lying between
these retail centres.

1.13

Westfield Manukau is zoned Metropolitan Centre which enables

intensification of a range of commercial, community and residential
activities. The Site is zoned General Business providing for large
format retail, but does not provide for comparison retail, any

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significant office development, community facilities or residential

activities.
1.14

Both retail centres are a vital part of the retail offering in the
Manukau City Centre, and despite the proposed difference in zone,
are in practice part of a single integrated centre.

1.15

This is supported by a comparison of the small format retail (SFR)

and large format retail (LFR) figures in the Metropolitan Centre
zones. All Metropolitan Centres have a mix of both SFR and LFR.
Product ranges differ to some degree in all Metropolitan Centres,
but the majority of retail outlets and the products they offer appear
in all centres. However, if you only consider retail offering in the
Manukau Metropolitan Centre zone it is SFR dominant and has
limited LFR offer. As discussed above, the location of retail (both
SFR and LFR) is a critical component of a centre. The retail offer
for Manukau is predominantly split between the Metropolitan Centre
zone (SFR) and the Site (LFR).

1.16

Therefore from a retail offer point of view the Manukau City Centre
includes the Site, and throughout this statement I will refer to both
the Metropolitan Centre zone and the Site as the Manukau City
Centre.

1.17

My evidence has assessed the retail demand projected from the

population growth in the Manukau and Papakura catchments, and
compared this to the retail floorspace capacity, and realisable
supply, in the Metropolitan Centre zone.

1.18

Although there is sufficient retail floorspace capacity to meet

demand, I consider that the realisable supply in the Metropolitan
Centre zone is not sufficient to meet demand.

1.19

This will lead to retail activities establishing outside of the

Metropolitan Centre zone.

This is likely to result in retail

development becoming more dispersed within the business zones

surrounding the Metropolitan Centre, or locating further away from
the centre.

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1.20

In my view the existing role of the Site as part of the Manukau City
Centre should be supported, and the Metropolitan Centre zoning
applied. This will enable further concentration of retail activities on
the Site (reducing dispersal), and facilitate a wider range and
intensification of activities that support the efficient use of existing
investment (public and private), and the vitality and amenity of the
Manukau City Centre as a whole.

1.21

On the other hand, retaining the General Business zone on the Site
will lead to a dispersal of retail away from the Manukau City Centre,
and will be a lost opportunity to co-locate and intensify appropriate
activities on the Site that will support the role and function of the
Manukau City Centre.

1.22

Overall, enabling a wider range of activities and more intensification

on the Site will support and enhance the Manukau City Centre, and
achieve the economic efficiencies that derive from a centres based
form.

C.

MANUKAU CITY CENTRE

1.23

Manukau City Centre is the retail and commercial hub of South

Auckland. Auckland Councils analysis confirms that it is one of the
largest retail hubs (by retail floorspace), and the second largest
centre of employment in Auckland. There are parallels to be drawn
between Albany in the north, and Manukau to the south, which I will
refer to in my evidence.

1.24

Considerable investment has been made in Manukau City Centre to

create public infrastructure that effectively services the commercial,
community and governance requirements of a major sub-regional
centre. This includes the development of extensive transport links
and services (road and rail), recreational parks, and welfare
facilities (including the district court and police station).

1.25

Manukau City Centre is the closest major centre for 186,000 people
(13% of Aucklands population). Auckland City has ten Metropolitan

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Centres, therefore Manukau already needs to service more than its

fair share of Aucklands existing population.
1.26

According to research undertaken by Fairgray1 for Auckland

Council, the Manukau sub-regional centre attracts 69% of the core
retail spend of households in the Manukau catchment of spend
origin, and 41% of household spend in the Papakura catchment of
spend origin.

This shows that 31% of spending by Manukau

households is occurring out of the catchment.

1.27

It is desirable to reduce the 31% spending leakage from the

Manukau catchment as this supports the most efficient (time and
cost) access to goods and services.

1.28

The ability to reduce leakage depends upon the attractiveness of

the centre compared to others. Attractiveness is the combination
of location (convenience, distance/time to travel from origin to the
centre), amenity (access from the road network, car parking within
the centre, in centre facilities, pleasant environment) and retail
offering (product ranges, depth and scope, shop and product
presentation, customer service and competitors).

1.29

In my view, the attractiveness of Manukau City Centre is relatively

high in respect of location and amenity but low in respect of retail
offering (particularly in comparison retail) compared with its
neighbours in Botany and Sylvia Park.

1.30

Manukau City Centre contains around 152,100m2 of existing retail

floorspace (which is comparable to Albany Metropolitan Centre of
148,100m2).

Manukau City Centre provides 50,700m2 (33%) of

SFR (almost all in the existing Metropolitan Centre zone), and

around 101,400m2 (67%) of LFR (62,800m2 within the Site and
38,600m2 in the existing Metropolitan Centre zone).
1.31

On average LFR floorspace in Aucklands Metropolitan Centres is

around 47% of total floorspace and SFR floorspace is around 53%2.

Fairgray, S. Auckland Retail Economic Evidence Base, Auckland Council Technical Report
2013/046, October 2013, Section 6.2 (cited as REB).
Fairgray, S. Auckland Retail Economic Evidence Base, Auckland Council Technical Report
2013/046, October 2013, Section 5.3.

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Manukau City Centre is therefore significantly under-represented in

SFR by comparison. I consider this to be a factor that impacts on
the attractiveness of the centre.
1.32

The Site includes the Manukau Supa Centa (MSC) a purpose-built

LFR centre established in 1996. It contains LFR such as Harvey
Norman, Kmart, Briscoes, Rebel Sports, Noel Leeming, PK
Furniture and Warehouse Stationery.

Although it remains

principally a LFR centre, food and beverage retail, commercial and

other services and offices have also established within the MSC.
1.33

The balance of the Site is occupied by an office building (tenanted

by New Zealand Red Cross, Auckland Chamber of Commerce and
IHC)) and trade retailers Bunnings and Mitre10.

1.34

The Site currently contains around 63,600m2 in retail floorspace;

around 5,000m2 floorspace in commercial and other services (e.g.
NZ Red Cross); and a further 4,000m2 in commercial offices.

1.35

Almost all of the existing SFR (around 98%) in Manukau City Centre
is located in the existing Metropolitan Centre zone (and around 60%
in Westfield Manukau).

1.36

There are key economic benefits in providing for SFR to establish

with the existing LFR on the Site (as enabled within other
Metropolitan Centre zones).

Small format retail would find it

attractive to locate adjacent to the existing LFR offering. This would

improve cross-shopping opportunities, and the convenience of
doing so for customers. This type of additional development on the
Site would supplement the SFR of the existing Westfield Manukau,
and provide a better core retail and LFR mix. It would increase the
range and type of SFR in Manukau Central, encouraging
households to shop in Manukau rather than going further afield.
1.37

I have also identified that within the Metropolitan Centre zone there
is currently limited visitor accommodation, and no significant
residential accommodation. There are very few vacant or vacant
potential sites within the Metropolitan Centre zone to facilitate this
type

of

development.

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Increasing

residential

and

visitor

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Summary Statement of Evidence of Robert Halson Philpott

accommodation within Manukau City Centre, and in particular

enabling it to occur on the Site, will enhance the vitality and amenity
of the centre for the benefit of local businesses, customers and the
wider community.
1.38

The Business Land Report assessed growth in demand for office

space to be the greatest of all economic sectors at around 17% for
offices greater than 500m2 GFA per site, 5% for offices up to 500m2
GFA per site, and 4% for offices up to 100m2 per site over the
period out to 2026 for Auckland City. Growth of this order
represents a significant opportunity for the future growth and vitality
of the Manukau City Centre. The previous role of the Manukau City
Centre as a civic centre, and as a location for a number of regional
offices, places it in a strong position to realise this opportunity.

1.39

Moreover greater development of office services should increase

demand for visitor and other accommodation activities. The effect of
these developments will be to increase the economic and
community benefits of a thriving City Centre.

D.

RETAIL DEMAND AND SUPPLY

Population Growth
1.40

The Manukau and Papakura catchments are projected to have

significant population growth to 2031 (an increase of 28% (medium)
or 43% (high) compared to current household numbers).

1.41

In my view the medium growth scenario is the most likely and

appropriate to use for long term planning. However, I also believe
that the Councils growth rate projections underestimate the growth
in the short to medium term. My adjusted projections show 10,000
new households compared to the Councils 6,000 new households
by 2018.

1.42

Current indications of the cost of house construction and market

sales in Manukau and Papakura also make it likely that new
households in these areas will enjoy higher incomes than existing

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households in these catchments.

This will increase household

spend available in the catchment relatively faster than has been the
pattern to date.
1.43

The growth in population will lead to a greater demand for goods

and services.

This demand is an opportunity to provide further

commercial intensification in Manukau City Centre.

Retail Demand
1.44

I have applied Auckland Councils base case estimates of future

demand in Manukau Central derived from household growth which
show it will support 95,400m2 additional floorspace, of which nontrade retail is estimated to be 78,400m2 (including 60,700m2 of core
retail)3. The Manukau Central area [confirm the area this covers].

1.45

Auckland Councils modelling also shows that Manukau Central has

the greatest potential growth in demand for retail floorspace (out to
2031) of any of the Citys sub-regional areas (eg. in comparison
growth in demand in the Albany catchment is projected to be
around 61% (47,900m2 floorspace) of the growth in Manukau
Central).

1.46

In my view demand for retail floorspace in Manukau Central will be

slightly greater than projected by the Council out to 2020-2021, and
possibly beyond, on the basis of my greater growth rate projection
in the short to medium, and the higher household income of new
residents.

1.47

Taking into account the higher household growth (but not higher
household income), I estimate that the projected retail demand for
additional core retail floorspace in Manukau Central over the 201518 period is 11,900 m2. This is 34% higher than the 8,900 m2 of
growth under the (Councils) constant growth profile projection.

1.48

In my view it may well be that retail demand will remain stronger

beyond the 2018 term.

This is because more land is likely to

Primary Evidence of Susan Fairgray on Hearing Topics 051-054 dated 27 July 2015, Appendix 3,
Tables 4 and 5.

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become available in South Auckland for residential development

through implementation of the Future Urban Land Supply Strategy
(FULSS).
1.49

To meet the projected retail demand of 95,400m2 (by 2031) at

current levels of sales performance is equivalent to adding around
60-65% to the existing supply in the combined Metropolitan Centre
zone and Site over the next sixteen years.

1.50

If this retail demand was only to be accommodated within the

Metropolitan Centre zone it would be the equivalent of adding
around 108% to existing supply (or more than doubling existing
supply) over the same sixteen year time period.
Retail Supply

1.51

Auckland Councils modelling of PAUP enabled land capacity

(supply) in Manukau is estimated4 to be around 117,000m2 133,000m2 in the Metropolitan Centre zone, together with a further
21,000m2 27,000m2 in General Business zones, 27,000
31,000m2 in Mixed Use zones, and 111,000m2 141,000m2 in Light
Industry zones.

1.52

Therefore the projected capacity of land available within the

Manukau Metropolitan Centre zone for retail floorspace exceeds
projected demand (capacity of 117,000m2 133,000m2 compared
to projected demand 95,400m2).

1.53

In this context land capacity has been used in the modelling as

land identified as vacant (or potentially vacant) within appropriate
zones in a catchment, and therefore theoretically able to be
redeveloped relatively easily for business purposes in some way, at
some time, and at some cost (which are not assessed in
determining land capacity).

1.54

The Councils analysis of land parcels in and around Manukau

Central drawn from its Capacity for Growth Study for Manukau

Primary evidence of Susan Fairgray on Hearing Topics 051-054, Appendix 2, Table 3, Manukau
Central.

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Central (attached as Appendix A) shows the potential to

accommodate redevelopment principally lies within the MSC and in
the south and east of the Metropolitan Centre zone. No capacity is
identified in the General Business zone along Cavendish Drive.
The land parcels in the south-east corner of the Metropolitan Centre
zone suffer from lower amenity than land elsewhere in Manukau
Central due to their proximity to two motorways.
Realisable Supply
1.55

The key issue is availability of realisable supply of land as demand

grows, especially if demand grows faster than projected.

1.56

Realisable supply is land that is available in a timely fashion in

suitable locations, forms (e.g. vacant ready for development),
appropriate site sizes, accessible for construction and future
customers of retailers, and financially feasible to develop.

1.57

Given the small margin of capacity in the Metropolitan Centre zone

over demand for land for retail I consider that the existing
Metropolitan Centre zone cannot accommodate all of the projected
growth in demand.

1.58

As a result, retail growth will also need to be accommodated in

other business zones, and in particular the General Business and
Mixed Use zones.

1.59

This illustrates that there will be retail demand pressure for retail
development to occur within the General Business and Mixed Use
zones around the Metropolitan Centre, and further away from the
Manukau City Centre. This would result in retail activity becoming
more dispersed.

1.60

In the Manukau context, where the Site is already established with a

substantial part of the retail offering in the centre, it is desirable to
encourage retail to co-locate and support the existing retail
development.

1.61

The Comparison of Metropolitan Centre zones attached to

Ms Carvill and Ms Taits summary statement illustrates that

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including the Site within the Metropolitan Centre zone

provides

Manukau with a similar retail GFA and scale as Albany. In my view

this is consistent with the existing role and functions of Manukau
City Centre, and is an appropriate and necessary scale to
sufficiently provide for the projected population growth and demand
for commercial activities in the Manukau catchment.

E.

BENEFITS OF REZONING THE SITE TO METROPOLITAN

CENTRE

1.62

Rezoning the Site to Metropolitan Centre zone gives the Site more
flexibility to develop to provide a range of activities, by increasing
the retail offering of either or both LFR and specialty retail stores,
and increased availability of floorspace for office and commercial
services, and residential or commercial accommodation.

1.63

An immediate effect of rezoning the Site is likely to be enabling new

SFR to occur to complement the existing LFR offer.

1.64

The result of SFR expansion would be to enhance the range of

products available in one location to consumers thereby improving
the Sites amenity and attractiveness. In turn this is likely to also
increase visitor trips to the Site and the Metropolitan Centre zone as
customers can provide for their needs at the Manukau City Centre
rather than travelling to another centre.

This would reduce the

current leakage from the catchment, and increase the vitality of the
centre as a whole.
1.65

Rezoning the Site to Metropolitan Centre will help consolidate retail

activities on the Site and reduce the risk of comparison retail
activities dispersing around and away from the Manukau City
Centre. This will enhance the amenity values and agglomeration
economic benefits in the Manukau City Centre.

1.66

Enabling office activities on the Site, particularly above ground floor,

will enable a more efficient use of land that is supported by existing
infrastructure and public transport networks.

Additional office

activity in this location will provide more opportunities for

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employment for the local community and increased vitality by

worker presence and spend within the Manukau City Centre. The
expected growth in demand for office space identified in the
Business Land Report presents a significant opportunity for the
Manukau City Centre
1.67

Realising this opportunity will have follow on effects in retail and

hospitality as well as on visitor and residential accommodation. This
is because increased employment in providing office services in
Manukau City Centre will reflect increased business activity which
will in turn also draw more visitors to the City Centre, some of whom
will seek accommodation close to their business activities. At the
same time increased services and day and night activity will make
the City Centre a much more attractive location for residents.

1.68

The overall consequences of these effects arising from rezoning will

be to improve attractiveness of Manukau City Centre, reduce
leakage of spend by households in the growing Manukau
catchment, and increase retail and other business activities as well
as supporting investment in new activities, such as expanding the
provision of residential and visitor accommodation.

1.69

The economic effects of this will be experienced principally through

increased employment and improved provision of goods and
services for the community.

1.70

I have read the planning evidence given by Mr Norwell on behalf of

Bunnings which raises concerns of potential costs as a result of a
change in zoning from General Business to Metropolitan Centre
zone. While there may be financial costs to Bunnings (and other
retail and trade supply businesses) from, for example increased
rents as a result of increased land values after rezoning, such costs,
in my view are financial operating costs and not economic costs. I
consider that rezoning and intensification on the Site may also
provide financial benefits to Bunnings by increasing foot traffic and
cross shopping opportunities.

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1.71

Overall I consider that there are significantly greater positive

economic effects from rezoning to Metropolitan Centre and enabling
a wider range of activities and intensification on the Site, including:
a)

improved attractiveness of the Manukau City Centre

thereby drawing more consumers and reducing spending
leakage out of the Manukau catchment (preferably
increasing the 69% household spend rate within the
Manukau catchment);

b)

advantages of increased competition from a broader retail

offering;

c)

improved ability for business to respond to the market as a

result of improved services within the centre, greater
buying power to enlarge product ranges, better access to
the labour market as a result of the growth of the local
population;

d)

improved amenity in the Manukau City Centre as a result of

a broader range of activities on the Site, including core
retail, offices, residential and visitor accommodation,
services and community facilities;

e)

agglomeration benefits from consolidation and greater

intensification of retail, office, community and social
services;

f)

more jobs in the Manukau catchment; and

g)

more certainty and lower resource costs for development

within the Site.

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F.

CONSEQUENCES OF RETAINING THE GENERAL BUSINESS

ZONE

1.72

Retaining the existing General Business zoning would result in:

a)

dispersal of core retail and other commercial activities

around and away from the existing Metropolitan Centre
zone; and

b)

restricting the redevelopment potential of the Site to remain

essentially a LFR centre.

1.73

I consider that the dispersal of retail outside the Metropolitan Centre

zone is a very likely outcome as the realisable supply in the existing
Metropolitan Centre zone cannot accommodate all projected retail
demand. This would result in:
a)

consequent economic costs (eg. loss of productivity) from

dispersal of retail and commercial activities over a wider
area;

b)

no impetus or direction for retail/commercial activities to

achieve intensification that supports the existing centre and
enhances economic performance;

c)

inefficient use of scarce resources by increasing costs of

development likely resulting in higher costs to retailers for
rents and services, which in turn will be passed on to
consumers in the form of higher prices for product or lower
service levels;

d)

lower and slower employment growth as a result of slower

and dispersed development;

e)

less efficient use of existing investment in public facilities

and infrastructure.

1.74

Retaining the General Business zone is likely to stagnate the

development potential of the Site, particularly as the General

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Business zone does not anticipate high rise development or a range

of commercial, civic and residential activities.
1.75

I consider retaining the Site as an LFR centre is an inefficient use of

the Site. Firstly, as the Site provides a key component of the retail
offer in Manukau City Centre it provides an impetus for other
commercial and residential activities to establish supporting the
development of a compact urban form. Secondly, intensification on
the Site is in the right location and would be supported by, and
would support existing investment in, civic services, office
development, key public transport infrastructure, and public open
space that are located in proximity.

1.76

I also consider that limiting the development potential of the Site to

that provided in the General Business zone will have flow on effects
to the Metropolitan Centre zone by failing to provide for the type and
scale of activities that will enhance the amenity and vitality of the
Manukau City Centre.

G.

GOODMAN SITE

1.77

I am aware that Goodman Group have lodged a submission

seeking to rezone their site at 71 Plunkett Avenue adjacent to the
western side of the MSC site from Heavy Industry to Light Industry.

1.78

I understand Goodman has no intention to undertake heavy

industry activities (permitted under its current zoning) and requests
the Light Industry zoning to reflect the recent Business Park
development on the site.

1.79

I have not undertaken any analysis of the potential economic effects

of the proposed rezoning but observe that the proximity of the
Business Park to the western boundary of the Manukau City Centre
will have significant social and community benefits over enabling
heavy industry activities on that site.

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Topic 081
Summary Statement of Evidence of Robert Halson Philpott

H.

CONCLUSION

1.80

To achieve a centres based form, it is important to encourage retail,

office, and residential activities to locate in a manner that will
support and enhance the role, function and the amenity of the
Manukau City Centre.

1.81

Rezoning the Site to Metropolitan Centre will improve economic

efficiency and generate net economic benefits for the Manukau
community by enabling realisation of significant growth and
development opportunities.

Robert Halson Philpott

31 March 2016

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Topic 081
Summary Statement of Evidence of Robert Halson Philpott

Appendix A

Otara Papatoetoe Local Board Area: Manukau City Centre

- Parcels Analysis

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