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Devonport-Takapuna Local Board Workshop
06 May 2025
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Local Board
Workshop
File No.: CP2024/20827
Te take mō te
pūrongo
Purpose of the report
1. To
present the Devonport -Takapuna Local Board workshop agenda for 6 May 2025
Whakarāpopototanga matua
Executive summary
The following
will be board specific:
2. Most workshops are open to the public to attend as observers in
person or online.
3. Some
sessions may not be open to the public. The staff / chairperson and deputy
chairperson decide which sessions are open to the public, depending on the
sensitivity of the information being discussed. If a session is not open, a
reason will be provided below.
4. The
public can observe the workshop on via MS Teams. The link can be found on the
front page of the agenda.
5. Local
Board workshops provide an opportunity for local boards to carry out their
governance role in the following areas:
a) Accountability
to the public
b) Engagement
c) Input
to regional decision-making
d) Keeping
informed
e) Local
initiative / preparing for specific decisions
f) Oversight
and monitoring
g) Setting
direction / priorities / budget.
6. Workshops do not have decision-making authority.
7. Workshops are used to canvass issues,
prepare local board members for upcoming decisions
and to enable discussion between
elected members and staff.
8. Members are respectfully reminded
of their Code of Conduct
obligations with respect
to conflicts of interest and confidentiality.
9. The
following will be covered in the workshop:
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Item 1
– 9.30 – 10.30
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Bayswater Park Changing Rooms / Parks and Community
Facilities update
Presenter/s: Neil Atkinson Programme Manager
Judy Waugh Work programme lead
Governance role: Work
programme updates
Proposed Outcome/s: Receive
update on progress
Attachment/s: Attachment
A, B, C, D – see below
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Item 2
– 10.30 – 11.00
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Urban Ngahere Action Plan Development update
Presenter/s: Howell Davies Principal Specialist
Urban Ngahere
Governance role: Work
programme updates
Proposed Outcome/s: Receive
update on progress
Attachment/s: Attachment
E – see below
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Item 3
– 11.00 - 12.00
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Pools and Leisure 6 Monthly Performance update
Presenter/s: Garth Dawson Head of Service Partner
Delivery
Ben Putet Centre Manager
Dawn Upu Senior Centre Manager
Edwin Ng Senior Centre Manager
Governance role: Work
programme updates
Proposed Outcome/s: Receive
update on progress
Attachment/s: Attachment
F – see below
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1 Hour Break
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Item 4 – 1.00 – 1.45
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Lake Road Service Assessment
Presenter/s: John McKellar Parks & Places
Specialist
Governance role: Work
programme updates
Proposed Outcome/s: Receive
update on progress
Attachment/s: Attachment
G, H – see below
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Item 5
– 1.45 – 2.45
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Eke Panuku update
Presenter/s: Kate Cumberpatch Priority Location
Director
Governance role: Oversight
and monitoring
Proposed Outcome/s: Review
progress with projects
Attachment/s: Attachment
I – see below
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15 Minute Break
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Item 6
– 3.00 – 3.30
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Auckland
Transport – Auburn Street Project update
Presenter/s: Raymond Tong Project Manager
Sagar Kariya Consultant (Eliga Engineering)
Governance role: Work
programme updates
Proposed Outcome/s: Receive
update on progress
Attachment/s: Attachment
J – see below
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Item 7
– 3.30 – 4.00
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Auckland
Transport – 2 Old Lake Road Project update
Presenter/s: Martha Arifin
Fady Ghanima
Thomas Mark
Governance role: Work
programme updates
Proposed Outcome/s: Receive
update on progress
Attachment/s: Attachment
K – see below
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Item 8
– 4.00 – 4.30
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Auckland
Transport - CATTR funding update
Presenter/s: Francis Doesburg
Paul Buckle
Courtney Groundwater
Governance role: Local
initiative / Preparing for specific decisions
Proposed Outcome/s: Provide
direction on preferred approach
Attachment/s: Attachment
L – see below
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Ngā tāpirihanga
Attachments
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No.
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Title
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Page
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a⇩
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Bayswater Park Presentation
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13
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b⇩
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Bayswater Park - changing rooms and toilet - renewal
options analysis Memo
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29
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c⇩
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Devonport Takapuna work programme Presentation
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35
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d⇩
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Devonport Takapuna draft work programme
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41
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e⇩
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Devonport-Takapuna Urban Ngahere Action Plan
Development
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51
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f⇩
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Pools and Leisure Presentation
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63
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g⇩
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27 Lake Road Service Assessment
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79
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h⇩
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27 Lake Road Draft Service Assessment Update Memo
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91
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i⇩
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Eke Panuku presentation
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93
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j⇩
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Auburn Street Presentation
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103
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k⇩
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2 Old Lake Road Presentation
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111
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l⇩
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CATTR Funding Presentation
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117
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Devonport-Takapuna Local Board Workshop
06 May 2025
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Memorandum
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4
April 2025
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To:
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Devonport-Takapuna Local
Board
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Subject:
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Bayswater
Park-changing rooms and toilet-renewal options analysis
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From:
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Neil Atkinson, Programme Manager,
Parks and Community Facilities
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Contact
information:
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neil.atkinson@aucklandcouncil.govt.
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Purpose
1. To
inform the Devonport-Takapuna Local Board of options and estimated costs to
renew the toilets and changing rooms at Bayswater Park, 131
Bayswater Avenue, Bayswater, and to seek feedback on the preferred option to
progress and investigate further.
a)
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Summary
2. The
changing rooms and toilets at Bayswater Park are in very poor condition.
3. The
local board approved a project to renew the toilets and changing rooms at
Bayswater Park in the Customer and Community Services Work Programme
2023/2026 (resolution DT/2024/95).
4. On
18 June 2024 the local board has allocated $560,000 of renewals funding
towards the renewal of the toilets and changing rooms (resolution DT/2024/95). Further
funding has been requested through the work programme.
5. The
North Shore United Football Club has been involved in initial discussions and
provided a list or requirements for the renewal of the facility.
6. The
initial asbestos report has been completed, identifying small amounts of
asbestos.
7. Initial
seismic testing has been completed and identified the building at 35 per cent
New Building Standard (NBS) rating indicating medium risk. The minimum NBS
rating recommended by New Zealand Society for Earthquake Engineering (NZSEE)
is 34 per cent.
8. The
buildings currently do not meet Auckland Council design standards and are
currently not fit for purpose.
9. Direction from the local board for a preferred option to
progress is required.
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Context
Facilities
- location and layout
10. The clubrooms, toilets and changing rooms are located at Bayswater Park, 131 Bayswater Avenue (see Figure 1 below). The park is generally used for cricket in summer and football in
winter and includes junior zone days from local schools.
b)
c)
Figure 1: old timber clubrooms
(Building A) and the masonry changing rooms (Building B)
11. There are two
buildings on site that were built at different times with different materials.
However, they have effectively been connected to class them as one building.
12. The original main
building (building A) is of a timber construction and was originally used as a
clubroom. It was constructed between 1950 and 1968. The club has made
alterations in recent years and created two changing rooms within the building.
13. The second building
(building B) has toilets and two changing rooms and is constructed of a masonry
block wall. It was added to building A between 1972 and 1975. The toilets and
changing rooms are not currently being used.
d)
e)
Figure 2: old timber clubrooms.
f)
g)
Figure 3: the masonry
changing rooms.
Facilitiy
assessments
14. A building
assessment, asbestos assessment and initial seismic investigations have been
completed on the buildings.
15. An asbestos
management survey identified that the buildings are mainly asbestos free, with
only a couple of small areas identified containing asbestos.
16. Initial seismic
assessment has identified the building at 35 per cent NBS rating, indicating
medium risk. The minimum NBS rating recommended by NZSEE is 34 per cent.
17. The building
assessment has identified the building in a poor condition with extensive
deterioration. The building requires major renovation to the roof, rainwater
system, cladding, windows and doors and parts of the floor, specifically where
the old chiller was located for the bar.
Renewal
considerations
18. As
a part of the Devonport-Takapuna Local Board 2023/2026 Customer and Community
Services Work Programme, the local board approved a project to renew the
toilets and changing rooms at Bayswater Park (resolution DT/2024/95).
19. Bayswater Park has
two full size football fields which can be made smaller for junior games.
Ideally, four changing rooms would be required to host sport at this park.
20. The masonry
changing rooms are of an old design and were originally built for the use of
the rugby teams. There are no doors on the changing rooms and the showers are
of a communal design. They do not meet the Auckland Council Local and Sports
Park Design Guidelines for changing rooms and public toilets.
21. The alterations
that have been made to the timber structure by the football club to create two
changing rooms also do not meet the council guidelines and have blocked off
windows.
22. A previous workshop
on 4 June 2024 resulted in more consultation with the North Shore Football Club
to progress this project.
23. With further
investigations and discussions the North Shore Football Club would ideally like
to see the following in the renewal project:
· additional
capacity - four changing rooms that are female friendly
· showers
(individual cubicles as opposed to communal)
· toilets
· equipment
storage.
Discussion
24. Over the last 12
months staff have been working with the football club. Due to the condition of
the buildings and the ongoing overheads for repair and maintenance the club
have realigned their needs.
25. Their previous
requirements have changed, with their main focus now on toilets, changing rooms
and storage, the later of which they believe would make the use of the park
more serviceable, with a possibility of adding further changing rooms in the
future.
26. The club have
indicated they would work with council and relinquish their lease on the old
buildings.
27. Table
1 below outlines the staff identified options for progressing the project to renew the toilets and changing rooms at Bayswater Park.
h)
Table 1: Options and estimated costs
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i)
Options
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j)
Capex
k)
(preliminary estimate only)
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l)
Commentary
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m)
1 - Do nothing
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n)
$0
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o)
This would leave the club and parks
users at a disadvantage with no access to changing facilities and buildings
going into further states of disrepair.
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p)
2 - Demolish both buildings
and have no facility
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q)
$80,000
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r)
This would remove the issue of
two old buildings in poor condition. It would leave the site in safe
condition but would remove the asset of clubrooms and changing facilities for
North Shore Utd and other park users.
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s)
3 – Renovate concrete
changing rooms
t)
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u)
$894,000
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v)
This would provide two changing
rooms and public toilets. However substantial demolition work and refiguring
would still be required and will be made more complex by retaining existing
structure.
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w)
4 – Renovate and
extend concrete changing rooms
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x)
$1,083,000
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y)
This would provide two larger
changing rooms and public toilets. However substantial demolition work and
refiguring would still be required and will be made more complex by retaining
existing structure.
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z)
5 – Demolish and build
new changing rooms
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aa)
$1,118,000
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bb)
Provides a new purpose built
structure meeting all modern standards. Gives more freedom on the floor plan
and options to add further facilities at a later date.
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cc)
6 – Demolish and
Install exeloo changing rooms
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dd)
$1,200,000
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ee)
Provides a new purpose built
structure meeting all modern standards. Floor plan slightly restricted due to
prefabrication. Fixed cost for construction.
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ff)
28. Below is a
Multi-criteria decision matrix table which measures the feesability of the
options.
gg)
Table 2 – Multi-criteria decision matrix
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Option 1
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Option 2
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Option 3
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Option 4
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Option 5
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Option 6
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Demolition
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3
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1
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3
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3
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1
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1
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Refurbishment
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3
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3
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1
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1
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3
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3
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New Construction
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3
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3
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3
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2
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1
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1
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Consents
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1
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1
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2
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2
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2
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2
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Seismic
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3
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1
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3
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3
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1
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1
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Community Use
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3
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3
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1
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1
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1
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1
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Cost
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1
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1
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2
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2
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2
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2
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Total
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17
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13
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15
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14
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11
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11
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Feasibility Rank
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6
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3
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5
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4
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1
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1
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Key
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Ideal
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Moderate
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Poor
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Colour
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Points
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1
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2
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3
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hh)
The lower the total score received the better the feesability rank
assigned, with 1 being the best feesability rank and 6 the worst.
29. The staff recommendation
would be to demolish the two buildings as they are in poor condition and not
fit for purpose. New facilities are ideally required for future use of the
park. A decision on the new facility size and facilities within will depend on
budget allocation.
Next steps
30. Following local
board feedback, staff will:
· investigate
in detail the short listed options, based on members feedback
· book
another workshop to discuss the next round of information
· work
with the Work Programme Lead to identify future budget if required
· present
a report at a business meeting to confirm the single option to be taken through
detailed design, consenting and tendering.
ii)
Attachments
TSE Architects high level options analysis
Powerpoint presentation
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Devonport-Takapuna Local Board Workshop
06 May 2025
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Memorandum
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6 May
2025
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To:
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Devonport-Takapuna Local
Board
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Subject:
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27 Lake Road Draft Service Assessment Update
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From:
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John McKellar -
Parks and Places Specialist
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Contact
information:
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John.McKellar@aucklandcouncil.govt.nz
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Purpose
1. To
present the draft 27 Lake Road Service Assessment to the Devonport-Takapuna
Local Board for feedback.
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Summary
1. The Devonport-Takapuna Local Board’s
approved work programme for the 2023/2024
financial year included the item
‘27 Lake Road Service
Assessment’ (SharePoint ID:3997), which had an approved budget of
$10,000.
2. The
project was initiated by the Devonport-Takapuna Local Board to better understand the complexities of the site at 27
Lake Road in Devonport and the plans various council teams and agencies have
for the site. The service assessment report will help inform future decisions
about the site.
3. The
property is council-owned with various council facilities on site. This
includes the historic Claystore Building and the Devonport Resource and
Recovery Centre. There are also several commercial businesses who have lease
arrangements with Eke Panuku.
4. The
attached draft service assessment has incorporated feedback from meetings and
subsequent communication with council teams and agencies with an interest in
the site.
5. A
draft version of the 27 Lake Road Service Assessment was presented to the Devonport-Takapuna Local Board in June 2024 for feedback. The local board provided
direction for further investigation into future options for the site which
have now been progressed to the point where an update can be provided.
6.
Following feedback, the service assessment document will be finalised and
then presented to the local board for adoption at the next available business
meeting.
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Context
7. The
property at 27 Lake Road in Devonport is a council-owned site situated between
Lake Road, Abbotsford Terrace, Ngataringa Park and Dacre Park.
8. Various
council facilities are situated on the property, including the historic
Claystore Building, which houses a community workshop and the Devonport
Resource and Recovery Centre. Several commercial businesses also operate across
the site through commercial lease arrangements with Eke Panuku.
9. The
Devonport-Takapuna Local Board have recently provided funds for the
refurbishment of the Claystore Building and are interested in understanding the
surrounding area to identify opportunities to enhance this important community
hub.
10. The site provides
the only vehicle access to both Ngataringa and Dacre Parks. This includes the
North Shore United Association Football Club (NSUAFC) which is situated on
Dacre Park. The clubrooms are accessible through a small section of Auckland
Transport controlled road and a connecting driveway on Auckland Council land.
11. The site also has a
history of contamination from the historic brickworks and gasworks facilities.
Any works undertaken anywhere on the site will need to address these issues
with the input and support of the Auckland Council Resilience & Infrastructure
team.
12. A service assessment for 27 Lake Road was budgeted for in the
Devonport-Takapuna Local Board’s approved work programme for the 2023/2024 financial year. The purpose of the service assessment
report is to provide the local board with information on the status of land and
activities to help inform decisions on the future use of the site and
surrounding council
reserves.
Discussion
13. A
meeting with relevant council teams with an interest in this site was held on 4
April 2024 to analyse the complexities of the site, including the
identification of outcomes each department or agency is seeking from the site,
and to discuss plans and opportunities.
14. Representatives
from Auckland Council’s Parks and Community Facilities, Infrastructure
and Environmental Services, and Waste Solutions teams were present, as well as
representatives from Eke Panuku and Auckland Transport.
15. The
key elements of the discussion related to:
· sports field access and development goals
· commercial and community leasing arrangements and potential
opportunities
· site contamination issues and remediation/containment processes
· heritage values and controls.
16. All
parties contributed to the discussion and the local board were updated at a
workshop on 7 May 2024. Subsequent communications have since been undertaken
with the relevant council teams.
17. A draft version of
the 27 Lake Road Service assessment was presented to the local board in June
2024 which provided direction for further investigation into future options for
the site.
18. The workshop on 6
May 2025 will include discussions on opportunities to improve the community and
open spaces on and surrounding the site. The workshop will also provide the
local board with an opportunity for further feedback prior to finalising the
service assessment document for adoption.
Next steps
19. Ongoing internal
discussions may be required after feedback from the local board has been
received. This may necessitate further changes to the service assessment.
20. The service
assessment document will then be finalised and presented to the local board for
adoption at the next available business meeting.
Attachments
Attachment A: 27 Lake Road Draft Service Assessment
