Flaxmere Town Centre Urban Design Framework
As the Flaxmere community has changed and grown over time so too has the need for the town centre to adapt. The Hastings District Council has recognised this need and initiated the Urban Design Framework to help guide future council decisions on urban form, land use and community projects in and around the town centre. It will also help council demonstrate more sustainable ways of designing and developing the town centre to private investors, businesses and developers.
The Flaxmere Town Centre: Urban Design Framework is the next step in the community’s evolution as the “new concept in modern living” promised when the suburb was first built.
The Story of Flaxmere
1950s
Hastings District faced the challenge of a rapidly growing population.
1960s
By 1965, in booming economic times, council was enthusiastic about buying and subdividing over 400 acres that would become the new “elite suburb” of Flaxmere. Destined as an idealistic garden suburb, Flaxmere was planned originally as an “elite subdivision” intended to be more desirable than Havelock North and was to have all the modern amenities of commercial shopping centers, parks, educational and social services.
In 1967, council and the master builders of the area launched the “parade of homes” boasting “a new concept in modern living becomes a reality”. New homes embodied the latest ideas of the “sliding age” – open plan living, breakfast bars and aluminum ranch sliding doors. Sections sold quickly and by 1969, over 1200 had been sold.
1970s – 1990s
Sections continued to sell well into the next two decades, with council buying and subdividing over 400 blocks. By the 1970’s rampant inflation and increasing speculation started to derail council’s idea of providing affordable housing for the people of Hastings. While residents’ groups worked hard to develop the shopping centre, community facilities and licensing trust, Flaxmere was prey to many of the issues pervading New Zealand in the 1980’s. Infill housing, economic pressures and government reforms amplified social issues and negative community perceptions.
A Government scheme to help people on low incomes buy their own homes was introduced to ease the transition from the old state housing system during the 80’s. Its intention was to allow people to buy homes without a deposit and their subsidized loans would be interest free for a period of five years in order to allow them to save money to maintain and upgrade their homes. This however was not the actual outcome.
In addition to this, the council allowed cross-leasing of the sections and developers, eager to take advantage of the government’s subsidised scheme were able to pack more houses in than had ever been allowed before; “Houses the size of triple garages are packed two – and three – to an eighth of an acre” *
Hastings District also suffered unemployment and depression following the 1987 crash which heightened the requirement for cheap housing and therefore aggravated the adverse housing situation developing in Flaxmere.
New Millennium
Since the start of the new century, Flaxmere has started to feel the benefits of new arrivals in the Hawke’s Bay looking for affordable housing, New infill development, such as Chatham Mews, is starting to attract new homeowners as well a providing a choice for retirees and local “empty nesters”. The shopping centre and community facilities are attracting people from around the Bay – an opportunity to build on in the revitalisation of the town centre.
Today
As demand increases for the sale of ad hoc pieces of council owned land in Flaxmere, council recognised that it needed an overall plan to set the direction for future development. The Flaxmere Town Centre plan builds on the priorities of the Flaxmere Community Plan and identifies which parts of the town centre may be sold and how they might be best used to gain the most benefit for the wider community.
The framework
Council approved the development of an urban design framework on 12 December 2006 which was then ensued by the commissioning of a design team in mid 2007. The design team lead by Chow Hill Consultants included professionals from the following disciplines: urban design, architecture, landscape architecture, transportation, sustainability, planning and economics.
This team reviewed background documents and consulted with residents, retailers, businesses, property owners, developers, community groups, government services and Council staff and representatives with workshops held in August 2007.
A draft framework was completed in October 2007 and adopted by council for public consultation in February 2008. Subsequently this consultation was initially delayed by the sale of the shopping centre. Support from public consultation confirmed the priorities of the community and generated a general consensus on the need to improvement Flaxmeres Town Centre.
The Options
Option one - village green
Option two - southern main street
Option three - central main street
Option four - diverted main street
Public Feedback
The Flaxmere community has a long history of working together with council to make their voice heard and to champion community needs. Facilities such as the pool and Flax Rock Adventure Centre, even the shopping centre and public toilets, were the result of community and businesses working together for the collective good. More recently, the many parts of Flaxmere have worked to develop - and now action - the Community Plan.
Developing this town centre plan was also done in consultation with residents, businesses, property owners and developers with an interest in Flaxmere. Groups consulted included:
- Flaxmere retailers
- Community groups – churches, youth services, Age Concern, Community Patrol
- Government and council services – recreation, pool, housing, WINZ, parks, community development, schools, police
- Property owners including Licensing Trust
Thank you very much to everyone who participated in the two community workshops held at the Baptist Church back in August 2007; your attendance and input was greatly appreciated. These meetings confirmed that people still supported the priorities of the Community Plan, and expressed a number of ideas including the following which became the brief for the design team:
- Like convenient local shops – but want more, especially full-service supermarket
- Like flat, easy walks – but some parks and walkways feel less than safe
- Like the great community facilities – but want people using them to use other parts of the centre as well (more of a “one stop shop”)
- Like the big parks around the edges – but would like a sunny, safe local place to hang out near the shops
- Liked raising kids here – but would like a place to retire without having to leave village and friends behind (or a place for kids to afford to stay)
- Like convenience of commuting to work – but would like more local jobs too
- Think Flaxmere is a great place to live – and would like the rest of the world to know that too!
The public meetings were ensued by a workshop for the town centres landowners and retailers on the 27th February 2009, where the Hastings District Council, the Hawke’s Bay District Health Board and the attendees worked together to work through a number of issues and discuss the development options for the town centre. The main topics raised in the workshop were about:
- Community currently being underserved with options particularly in terms of product availability at the supermarket due to its small scale
- Effect of empty shops
- Difficulties with linkages to the town centre and with the ring road
- Town centre needs to adapt as the population continues to grow
- Unique opportunity to create a traditional village centre with a ‘sense of place’
- Security and safety around town centre and public space
FAQs
What is an urban design framework?
A plan that shows future development for the community – a “master plan” of the possible places and spaces, uses and activities in and around the town centre. Urban design is about connecting people and their places – making a successful environment that works now and into the future. Hastings District Council has signed the NZ Urban Design Protocol, committing to creating sustainable and successful urban places for the community.
Sustainable urban places work well on all levels, to achieve the four well-beings:
Social – safe and attractive places that encourage a mix of people and activities
Cultural – special touches that reflect the culture and heritage of the place
Economic – healthy and vibrant businesses with opportunities for working and shopping locally
Environmental – reducing the impact on the planet, making it easier to walk and save energy
The urban design framework will help guide future council decisions on urban form, land use and community projects in and around the town centre.
What started the project?
This project has stemmed from discussions with representatives of the Flaxmere community in late 2006, who were concerned about the future of the Flaxmere Town Centre and the area surrounding this, in particular:
- economic wellbeing of the community and the town centre
- opportunities for future development, particularly in relation to Council-owned residential and commercial sites
- need to develop a sustainable pattern of community and commercial activities while avoiding ad hoc development; and
- community safety
What happens next?
The next step in this project will be to create an implementation plan. This plan will determine how Council’s land will be used to facilitate new development, how it is to be funded and how the development of the new roads through the town centre will be staged. It will also determine the alterations (if any) required to the existing shopping centre and how these are to be staged in relation to the development of new shops on the adjoining land. It is anticipated that working through implementation issues will clarify which of the 4 options or derivative of them will best meet the outcome of an improved town centre for Flaxmere. Consultation will be undertaken with the affected parties and stakeholders in the development of the implementation plan.
How can this work benefit the community?
The urban design framework builds on the priorities noted by the community and identifies opportunities to deliver places that can help make them a reality. It also notes what is important to the Flaxmere community and suggests ways to encourage the good things and improve the things people don’t like.
How can I be involved?
If you want to be further involved in the project, Philip McKay, Team Leader Environmental Policy, can meet with you to discuss it in more detail. Please contact him on 878 0500 or e-mail him on philipam@hdc.govt.nz
How will my feedback be used?
Your feedback will assist in determining what development option is the most suited for the Flaxmere community and more specifically what modifications and additions can be made to improve the Flaxmere Town Centre.
Who did you initially consult when you were developing the framework?
We worked with a targeted group of people who represented different sectors of the community, including key landowners, residents and interest groups, including representatives of:
- Flaxmere retailers
- Community groups – churches, youth services, Age Concern, Community Patrol
- Government and council services – recreation, pool, housing, WINZ, parks, community development, schools, police
- Property owners including Licensing Trust
For more information
For more information contact Philip McKay on 06 871 5000 or philipam@hdc.govt.nz
