Monday, 4 June 2018

Submission on transitioning to low emissions city report

The following is my draft submission responding to the Productivity Commission’s report ‘transitioning to a low emission economy’. It follows on from my last blog in which I set out a few initial thoughts..

The main issue I have with the report is that much greater attention needs to be paid to how cities can transition to a low carbon society. I make no comment on agricultural emissions and the associated issues.

Put simply, transitioning to a low emission city must be the objective.

This is because of the following:

1. most people live in cities;

2. cities are path dependent; they are slow to adapt to changing social and economic forces;

3. NZ cities have grown in the post war ‘carbon-intensive’ period, where land use and infrastructure patterns and services reflect low energy costs

4. changes to carbon prices to reduce or eliminate greenhouse gases will  increase costs faced by households and businesses; they have to face increased costs if they are to change behaviour and adopt different technologies sufficient to reduce climate change;

5. moreover the price signals needed to achieve low emissions appear to be ever increasing as action on climate change is delayed, while potential substitutes have a degree of uncertainty as to their efficacy. Reliance on forestry to soak up significant greenhouse gas emissions may not prove to be so effective. Hoped for technological innovations like widespread use of electric vehicles and neighbourhood scale batteries for electricity storage are not certain outcomes, meaning there is no easy transition to transport and energy services that are cheaper than carbon;

6. higher transport, energy (and food, infrastructure and ‘waste’ disposal) costs will affect household budgets. In turn, those costs will be reflected in peoples’ and businesses’ locational choices, making some areas in cities more attractive and other areas less attractive, both central and peripheral areas;

7. there is a significant prospect of large populations being disadvantaged due to the ‘lock in’ of existing urban forms, leaving households in some areas to face much higher costs for transport and energy, but also potentially higher costs to cover infrastructure and utility services, but without the ability to take compensating actions;

8. Significant actions are needed now to help urban forms to adjust, both incrementally and radically, to changing social and economic patterns arising from high carbon prices.

The Commission’s findings

It is helpful that the Commission has considered the role of the built environment in the transition to a low carbon economy. However its consideration seems to have been from only one perspective - the potential for changes to urban form to drive carbon reduction. The following findings and recommendations are made with respect to the built environment:

F15.1 Increasing the price of emissions in the New Zealand Emissions Trading Scheme is the most effective way to incentivise a transition toward the construction of buildings with lower embodied emissions. 

F15.2 Increasing the density of urban areas, combined with good public transport and accessibility, can reduce vehicular travel and emissions. But intensification of this nature has proven difficult to accomplish and runs counter to the living preferences of many New Zealanders. Urban planning policies are likely to take many years to achieve significant increases in density. By then, reductions in vehicle emissions may have already been achieved through advances in low-emissions transport. 

These findings follow an economic 'text book' approach and hold true if a number of assumptions are made. As one economic study puts it (note 1):

If emissions are actually taxed at the appropriate rate then there is no need for further spatial policy to improve private decisions about location. Second, if emissions are taxed below the optimal level, then it is appropriate to subsidize the areas that have less energy usage and tax the areas with more energy usage. Third, even with an optimal emissions tax, suboptimal public policies, such as zoning or transport subsidies, may still lead to suboptimal locations. 

Sounds easy, and the Commission’s report appears to make the same assumptions. But …

There are many imperfections in peoples’ and businesses’ locational decision making which suggest that a carbon charge will not automatically result in households and businesses finding their least cost locations. There are many inbuilt inefficiencies in cities that are likely to distort price signals.

The dismissal of urban planning as a tool to drive carbon reduction in areas of a city with high emission patterns is dependent upon the right tax policies being in place. This is a big assumption and until the right tax is in place, planning should not be put aside as a tool, especially where planning policy achieves multiple benefits and even if planning tools are slow acting.

The last point noted – the ability of households and businesses to adjust their spatial preferences due to ‘barriers’- is not investigated by the Report.  Changes to household budgets are noted, but not the aggregate situation for a city as a whole. In other words, question of how urban planning and infrastructure funding and spending will need to adapt to high carbon prices is not addressed. This has to be much more than the normal calls to ‘remove barriers’ and ‘speed up processes’.

In terms of the recommendations listed in the Commission's report, while possible changes to the Building Code are identified, there are no similar changes recommended to the Resource Management Act, Local Government Act or Land Transport Act, for example. Perhaps the Commission is relying upon its other reports on urban planning and land for housing to address the issues faced by urban areas as they respond to higher carbon prices (and faster climate change). But that is not stated. Or it may be assumed that the Commission only sees minor or small changes to urban areas. Certainly the report suggests wide take up of electric vehicles, limited changes to electricity prices and other (unspecified) innovations as being possible. All suggest business as usual for cities under a low emission framework. But is this more hope than reality?

There is a disconnect between the statements at the start of the report about the scale of the challenge faced by society, and the actions noted for households (which all tend to suggest, for households in cities at least, business as usual).

And cities matter to the required transition; there are differences between cities in terms of carbon emissions which suggest city land use patterns are important. The graph above is a 2007 estimate of annual carbon emissions per dollar of household expenditure, by region. Wellington has the lowest per capita emissions, Christchurch is higher.

In short, urban areas will need to adjust, and the higher the carbon price, the faster and more radical the likely change. Anticipating and co-ordinating this change to urban areas will require substantial effort. There is the possibility of increased urban consolidation, but an ex urban form of growth is also possible as distributed forms of infrastructure take hold. Both outcomes are possible, and resolution as to where most planning effort should be placed, is needed.

To my mind, additional or alternative findings and recommendations are needed covering the following:

Findings

Until a full carbon ‘tax’, ‘charge’ or similar is in place, then urban planning does have a role in reducing pressures for spatial development patterns that are dependent upon high carbon inputs and facilitating and enabling development is areas that reduce or have below average carbon footprints. 

Urban settlements face significant challenges in adapting to a low carbon economy, having been mostly built during a sustained period of high carbon availability / low energy costs. Path dependency and lock in of inherited urban forms represent a major block to required transitions and will need positive actions to overcome.

Recommendations

The government needs to develop tools and techniques that will allow for well-designed adjustments to urban form and infrastructure. This must involve co-ordination between land use and infrastructure planning, including soft or social infrastructure in areas of change

There is a need for strong signals to be delivered to the development market now as to future urban forms compatible with a low carbon economy, given the likely staged implementation of higher carbon prices and the uncertainty over possible soft adaptation measures, plus the long lead times between planning and urban development.

Funding mechanisms must be available so that the winners from the transition to a low carbon economy can help compensate the ‘losers’. Significant areas of cities could be left behind, with many households and businesses ‘trapped’ in suburbs that are costly to live in and ever more costly to ‘run’.

The target: some emissions, low emissions or no emissions?

The Government has committed itself to a zero carbon future, kind of. It plans to introduce a new Zero Carbon Bill in 2018 which seeks to set a new emissions reduction target by 2050. There seems to be a bit of a difference between zero carbon and ‘low’ emissions. I am not quite sure what low means, but never mind. I guess the direction of travel is clear. The method of travel – a carbon charge via the ETS or a carbon tax- also seems clear.

But how far and how fast the rate of travel down the no/low emissions path does matter, and that rate of travel is dependent upon what level of carbon charge is imposed.

There is no clear statement as to likely carbon prices and hence price adjustments that urban businesses and households will face. Yet understanding the extent of change likely to occur clearly rests with the price needed to reduce greenhouse gas emissions.

While there is always a degree of uncertainty, the Productivity Commission's report seems to hedge its bets. For example:

“Modelling and other available evidence suggests that New Zealand’s emissions price will need to rise to levels of the order of $75 a tonne of CO2 equivalent (CO2e) and possibly over $200 a tonne over the next few decades to achieve the domestic emissions reductions needed to meet New Zealand’s international commitments. 

New Zealand could also reach net-zero GHG emissions by 2050 with emissions prices rising to between $157 a tonne of CO2e and $250 a tonne of CO2e by 2050 (with the higher figure assuming that technological change is slow)”

What does seem to be the case is that every years delay in imposing an appropriate carbon charge results in higher and higher estimates of the required carbon charge, as the time to transition to a low carbon society shrinks.

A realistic (not too hot, not too cold) price signal needs to be set now.

Uncertainties over pathways

The report states that the pathways to a low emission society rely on three key drivers: the expansion of forestry; the electrification of New Zealand’s transport sector; and changes to the structure and methods of agricultural production.

But each of these ‘pathways’ have risks and uncertainties associated with them.

Expanding forestry is central to achieving large reductions in emissions up to 2050. Yet, the heavy reliance on forestry will create challenges in the short and longer term. In the short term, major land use change is needed, while in the long term – with continued emissions reductions required after 2050 to maintain net-zero - an alternative to forestry will be required.

Electric vehicles are seen as offering some of the most promising mitigation opportunities for New Zealand, but their uptake faces barriers, which are identified as high prices relative to fossil-fuel vehicles, anxiety about their limited travel range, and poor public understanding of their benefits. Significant upgrade of the local electricity network is also needed to cope with widespread charging. New EVs can be $15,000 more expensive than similar petrol equivalents, which also means that second hand EVs are more expensive than their petrol equivalents. However prices will come down, over time.

To address these barriers, the report suggests that the government can offset some of these barriers by  introducing a ”feebate” scheme, through which importers would either pay a fee or receive a rebate, depending on the emissions intensity or fuel efficiency of the imported vehicle;  providing funding support for electric vehicle infrastructure projects, to fill gaps in the charging network that are commercially unviable for the private sector; and  raising awareness and uptake of low-emissions vehicles through leadership in procurement.

These are not minor or cheap actions and it is questionable as to whether public money should be used to subsidise a private good, rather than support a public good, like improved rapid transit services. In addition, some other method of funding transport projects from EV use will be required, as fuel excise tax reduces in relevance.

The implications of these pathways not being realised as fully as hoped, are not explored.

The other pathway, electricity generation, is not available. Shifting electricity generation to a low carbon pathway does not seem to figure, with 80% of electricity said to be from renewables, with the last 20% hard to close due to winter peak demands and the potential for dry years affecting hydro generation. But only 50 to 60% of electricity generation is actually carbon free, according to Vector.
Yet to avoid generating more greenhouses gases from the likes of gas powered plants to cover peak periods or dry years, electricity prices will need to rise to help reduce demands. Calls for variable pricing to help moderate peak demands will impact upon households.

Presumably the only outcome if the different pathways are only partially able to be followed is every higher carbon prices as the government seeks to limit greenhouse gas use.

Effects on households

The effect on households of higher carbon prices are not well understood or explored. It appears that the Commission have assumed that the changes to transport, energy and food costs will be minor, with the above pathways in place.

The report does provide the following:

Previous modelling and empirical studies have estimated the possible impact of emissions prices on fuel and electricity prices.  Infometrics (2017) estimated that a NZ$100 a tonne emissions price would raise retail petrol prices by 28 cents per litre.  Stevenson et al. (2018) investigated the impact of rising emissions prices on the electricity market, and found that annual average wholesale electricity prices rose from around NZ$80 a megawatt hour (MWh) at a NZ$20 a tonne emission prices to just over $100/MWh at a NZ$80 a tonne emissions price. 

Quite what that means for households is not clear, especially if carbon prices closer to the $200 per tonne mark are needed.

The Ministry for the Environment, as part of its 2016 review of the ETS, estimated that if the carbon price rose to $20 a tonne, petrol costs for the average New Zealand household would rise by around $58 a year and power bills would rise by around $64 a year. If the carbon price rose to $50 a tonne, petrol and electricity prices combined would rise by $6 a week, or around $300 per year.  The following figures were provided (note 1):






This doesn’t sound too bad.

But what if carbon was $150 per tonne? The above figures suggest a figure closer to $1,000 per year.

If the $150 per tonne charge did raise petrol costs by about $300 per year, then to maintain a ‘petrol budget’ the same as before the extra charge, average distance travelled per year, per car would need to drop by about 10%, or 1,200kms, all else being equal. This is an average of 6km per working day. In theory, households would seek to move 3kms closer to work to avoid the extra charge, but may have to accept living in a smaller house, or on a smaller section than their current arrangement, to avoid paying more than the value of the house that they currently occupy.
Even if public transport services step up to ‘fill the gap’ left by higher private transport costs, the above calculations still hold true, as public transport trips generally take longer to complete than equivalent private car trips.

These averages will ‘hide’ the extent of change needed for some households.

While on-the-one-hand it is understandable, to help facilitate the necessary transition, for the Commission (and the government) to say that the shift to a low carbon economy will not result in big changes to costs faced by households, it is on-the-other-hand potentially damaging to any transition to understate the potential effects and consequences. Some realistic analysis is required.

Taking action now on urban form.

It is commonly held that urban form changes only slowly. Indeed this is the reason that the Commission finds that urban planning should not force reduction in carbon use. Rather urban areas should be left to adjust to changes to carbon prices.

This approach, however, does not recognise that potentially slow and incremental changes to urban form could be a significant drag on adaptive changes, significantly increasing transitional costs to households and businesses. This is because of the in-built ‘momentum’ of cities. Addressing this issue is fundamental to adjusting to high carbon prices as most people live in towns and cities. It also has to be more than just a call to speed up urban planning processes to better cope with ‘consumer-driven’ changes.

To take the example of transport, the report does acknowledge that ‘future land transport policy should put emissions-reduction goals more centrally in government planning, adopt a more mode-neutral approach to assessing and funding new projects, and make greater use of demand-management techniques such as congestion pricing’.

First up, these actions suggest a degree of push back to the use of EVs and an associated contrary move to the hoped for public support for the take up of EVs. There is still congestion to address, for example. Even then, is a mode neutral approach sufficient? If electric vehicles are not the complete answer, what needs to be done? Here early action to promote a range of alternatives will pay dividends. As one report on urban form and carbon prices identifies (note 3):

This paper investigates the impact of path dependencies on the ability to reduce urban commuting CO2 emissions with a carbon or gasoline tax. Due to imperfect decision-making and long planning and construction timescales of new infrastructure, investments in public transport are not always optimal, especially after changes in relative prices (e.g., due to carbon pricing). As a consequence, the provision of public transport does not adapt automatically and instantly to new socio-economic conditions. 

Our results show that public transport choices have a strong influence on the price elasticity of energy consumption and carbon emissions from urban individual transport. 

If the carbon tax is implemented to change behaviors and reduce GHG emissions, it makes economic sense to complement it with policies that increase the price elasticity of carbon emissions, such as technology and innovation support or the type of infrastructure investments discussed in this paper.

In other words, anticipatory actions for urban infrastructure changes need to be taken early, rather than be reactive actions.  Even Vector has noted that without sufficient planning and co-ordination, all consumers will face the risk of increased electricity costs and increased outages, if there is a sudden upsurge in use of EVs and associated charging at home.

Should EVs not be the complete answer, then public transport, walking and cycling will need to be more widely used. This will require different infrastructure that will take time to put in place. Public transport coverage is still ‘skeletal’ in many parts of Auckland, and will remain so due to the dispersed patterns of land uses; increased frequency and coverage of services will need public support. Meanwhile, other parts of the city are reaching the limit as to the number of buses that can
be accommodated, and dedicated infrastructure with greater capacity (like rail, LRT, BRT) is needed.

The same strategy of anticipatory actions needs to be applied to housing and associated land use patterns. Substantial work is needed to make urban areas ‘ready’ for changes in locational and density patterns. Evidence suggests that if transport and energy costs rise, it is usual for cities to consolidate, as outlined above. Households will seek to shift closer to workplaces and amenities to reduce transport costs, provided house costs are not exorbitant. It is possible that as demands on urban land rise, many businesses may shift the other way, looking for cheaper land and less busy main transport networks to locate near. Add in factors like a shift to mid-level timber office buildings in central areas (and away from taller concrete and steel towers) and retreat from areas affected by climate change (flood plains and areas subject to coastal hazards), then considerable adjustments to urban areas are likely.

It is possible that some forms of distributed energy systems will be developed that support more dispersed land use patterns, but the operating costs of such systems spread across a low population base are unknown. In the face of rising costs, consolidation is more likely than dispersal.
In turn, these adjustments need preparatory work to ensure that transitions are smooth, not overly costly for households that have to shift, don’t involve sudden shifts that raise the ire of existing residents and where infrastructure can be upgraded to cope with an influx of people. This extends to necessary social infrastructure like open space, schools and community facilities.

In particular, existing communities will raise questions about growth and change in their area as urban areas adjust to different cost pressures. This is inevitable and unavoidable. Communities cannot be ‘cut out’ of changes to zoning and development envelopes, but they can be mollified to an extent if they see that concrete actions are taken, in advance, to address issues like extra demands on infrastructure (social and physical infrastructure) and the provision of more green space. 

In short, planning ahead of changed demand patterns is needed. This planning has to anticipate and shape future urban land use responses to changing carbon prices, it can’t wait until the price pressures of urban change are felt and then react, as by that time it will be too late to act.

Notes

Note 1The Greenness of Cities: Carbon Dioxide Emissions and Urban Development
By Edward L. Glaeser Harvard University and NBER  and Matthew E. Kahn UCLA and NBER. WP-2008-07

Note 2: http://www.mfe.govt.nz/sites/default/files/media/Climate%20Change/nz-ets-review-discussion-document-november-2015.pdf

Note 3: Carbon Price Efficiency Lock-in and Path Dependence in Urban Forms and Transport Infrastructure. The World Bank Urban Disaster and Risk Management Department Urban

Monday, 21 May 2018

Productivity Commission report: low emissions economy


A few quick reflections on the Productivity Commission's draft report  on a low emission economy. (Note 1)

First up, why does the report  say ‘economy’, not ‘society’ or ‘country’? Sounds like we just need to make a few economic adjustments (for example, better price carbon), otherwise we can carry on as normal. Perhaps that reflects the basis of the report - apparently the Government asked the Commission to identify options for how New Zealand can reduce its domestic greenhouse gas emissions through a transition to a low-emissions economy, while at the same time continuing to grow income and wellbeing.

But of course the report does not say that only a few adjustments are needed. Rather, there are big changes needed that will affect incomes, wellbeing and communities.  Feels a bit like a mountain to climb. Four big actions are noted:
  1. getting emissions pricing right, to send the right signals for investment;
  2. harnessing the full potential of innovation and supporting investment in low-emissions activities and technologies;
  3. creating laws and institutions that endure over time and act as a commitment device for future governments; and
  4. ensuring other supportive regulations and policies are in place (including to encourage an inclusive transition).
Do any of these big changes relate to urban planning?

Changes to urban form to encourage lower emissions are given short shift by the Commission. Not surprising given previous reports from the Commission on  miss-behaving planners and urban designers. The low emissions report says: “Overall, evidence reveals modest emissions reductions associated with a transition to more compact urban forms, provided that this occurs in tandem with changes such as improvements in accessibility and public transport. However, rigidly enforced, urban planning policies that seek to contain growth can be detrimental to housing affordability and run counter to the housing and location preferences of most New Zealanders. In addition, achieving increases in the type of density that reduces vehicle travel is not straightforward. The process is gradual, so any material benefits are likely to take decades to eventuate”.

There is also the normal rider that cities are all too complex to manage other than by way of efficient markets, but let’s not worry about that comment.

I tend to agree with the Productivity Commission that urban form changes can be slow, and by themselves may not amount to much in terms of lower emissions.

But on the other side of the coin, correctly pricing carbon suggests big, and potentially rapid (disruptive even)  changes for households and businesses. The report rather shyly notes:

The mitigation policies recommended in this report could increase the costs of household energy, food and transport.

Change transport costs and urban form changes. Increase other costs and money available for housing shrinks, all else being equal. If transport costs go up, and money available for housing goes down, then expect households to want smaller sections and houses closer to public transport. Sounds like compact city.

Of course, we all might switch to electric vehicles, so higher petrol costs don’t matter; while less restrictive planning schemes will reduce land costs for housing, so some higher energy and food costs don't matter either.

What about electric vehicles? Elsewhere, others have noted that the domestic electricity grid that serves most homes is not set up to have all houses in a street recharging their vehicles overnight.  For example, this is from Vector (see Note 2):

"the amount of power required to charge an EV with a long-distance battery, at home in the suburbs, would put a strain on existing infrastructure. The perception that networks can absorb the uptake of EV charging is only true for the short term while batteries have a short-range capability, customers are satisfied with long charging times and chargers are evenly distributed across the network".

An electric bus fleet may be more likely. But a bus network that meets 50% or 60% of trip demands is a lot different from the network that we have today.  There will have to be a degree of clustering of homes and businesses into a multi nodal city for a network to work - less of the current dispersed pattern of home and work places , but not as concentrated as some might contend.

But wait, there is more. The Commission’s report notes that: “Transport has been the biggest contributor to New Zealand’s rising emissions over the last thirty years. Yet, the wide range of mitigation options already available for transport means it can play a greater role than other emitting sources in achieving a low-emissions economy”.

More broadly, investment skewed towards roading and a failure to price negative externalities from private vehicle use has led to high private vehicle travel and inefficient vehicle choices. More cost-reflective pricing of vehicle externalities would lead to more efficient and lower emission outcomes. Finally, with a level playing field for investment in infrastructure, the transport system would better support rather than stifle shifts towards low-emission modes”.

So travel by private vehicle may be priced more highly for other reasons and less and less new road space built for cars. It is a double whammy - higher prices and less road space. This is quite a fundamental shift.  This may be especially so for our mid sized cities - places like Dunedin, Tauranga and Hamilton, even Napier and Hastings, places without the critical mass to support good quality, frequent public transport.

What about building design and things like heating? Any pressure there to change urban form? Here I also have to agree with the Commission that building design may have less of an influence on green house gas emission than other measures. For example, there is some evidence that taller buildings consume more energy than low rise buildings (think lifts and pumps and lighting and heating of common areas like hallways and lobbies in apartments), while the larger roof area of stand alone dwellings versus people accommodated mean there is more scope for energy needs to be met by solar power, for example. Steel and concrete are ( I think) more carbon intensive building products than wood.

So a bit of a tension here between different transport modes and urban forms.   Perhaps there is a meeting in the middle - 3 or 4 storey wooden apartment buildings built to conserve and generate energy, structured around a bus-based transport network. Space will also need to be found to grow food and manage wastes in less energy intensive ways. So also big changes in open space networks?

In short, urban form will respond to a high carbon price / low GHG emission society and to be fair the Commission aren’t against the planning system accommodating these ‘consumer-driven’ changes.

To me, what is more at issue is the potential contradiction with other outcomes identified by the Commission for urban planning and affordable housing; actions like more greenfields land for housing and reducing the costs of housing by freeing up urban land markets, even if that means paving over some good vege growing land. If these ‘cost reducing’ actions are taken at the same time as the measures to fully price carbon, then good. But if they are not, and the carbon price bit comes later, then there is the real prospect of a ‘shot in the arm’ for poor urban form (low density car dependent subdivisions) just before the costs of this approach start to skyrocket. This is a recipe for a major government liability.

Moreover,  it is interesting that in other areas of the economy, the Commission notes the need for countervailing policies and actions (actions to slow the high carbon ship and to lessen the costs of transition to a low carbon waka). For example: 

The transition to a low-emissions economy will require policies that lean against path dependencies that can lock-in polluting technologies and patterns of production. These dependencies arise from market size, scale economies, the cumulative nature of knowledge, network effects, sunk investments and political pressures from vested interests.”

To my mind most urban development falls into the path dependent categories listed (market scale, sunk investments, vested interests). So in one area of the economy there is a need to help with a transition (a plan even!),  but in another it can be left to the market. This is not to say that compact urban development should be ‘forced’, as there is a difference between help and compunction, but you would have thought that the Commission could have come up with a bit more of a considered response as to how urban areas will need to transition and the different tools and techniques needed.

I get the feeling that they got trapped by their previous reports.

Note 1: https://www.productivity.govt.nz/sites/default/files/Productivity%20Commission_Low-emissions%20economy_Draft%20report_FINAL%20WEB%20VERSION.pdf

Note 2: https://www.stuff.co.nz/business/102240245/power-network-may-struggle-to-deal-with-electric-vehicles

Friday, 4 May 2018

Houses, flats and apartments (5) - the muddle in the middle

More on the 'middle' - medium density housing in the middle ring of suburbs and the return of the sausage.

I don't think Auckland has a missing middle to its density profile; I think the issue is more of a muddle as to how to manage the steady upwards shift in density in the middle.  We need to look 10 to 20 years ahead and work out how to accommodate more density across large swaths of the city, as we finish off one super cycle of  economic activity and start to enter another cycle.
The old way of managing infill and site-by-site redevelopment may have run its course. Hopes of some sort of publicly-initiated, grand redevelopment of whole suburbs that can replace the old methods of incremental infill will never get traction. So site-by-site redevelopment will continue to occur. Will the sausage block return or is there a new middle way for the middle?

It is interesting to look back at the analysis done for the Proposed Auckland Unitary Plan as to possible development typologies in  the Mixed Housing zones. Was the plan alive to the issue of the modern day sausage block?

A number of different lots sizes and layouts were modelled. I want to look at the larger lot size, which is more conducive to a modern day sausage block.

Below are some  images from work Council presented to the Independent Hearings Panel. The 1,000 sqm hypothetical lot is a bit of an odd shape, but never mind.


The building itself can't be more than about 6m wide, given the driveway and turning area is about 7m wide and the open space areas 4m deep, leaving 6m out of the 17m lot width to build on. A 6m wide building seems a bit narrow, but never mind.  What is interesting in the concept, three blocks of two units, with gaps in between. Driveway down one side and outdoor living areas the other side.




And here is the three storey version, which is just the two storey model lifted up one floor.



The idea of the breaks between the groups of buildings was probably trying to address the possibility of sausage blocks.  The proposed Unitary Plan described these breaks as managing the length of buildings to visually integrate then into the surrounding neighbourhood.

That idea did not pass the scrutiny of the IHP Panel.

The funny little cut outs on the ground floor provide for the required 6m outlook area from the main living area. More than likely,  outlook areas will be positioned so that they extend over the driveway (being a space about 6m wide in most cases), allowing the building to spread out more on one side.

What is more, the modelled building only occupies 27% of the site area, not the 40% possible under the proposed rules.  Also interesting are the notes to the left of the diagram (sorry, the above scan is hard to read). These notes say that there are design criteria that will ensure that the building addresses the street and that the building's form will be modulated. Some hope.

So what was presented was a slender, broken up sausage, which doesn't look like a very realistic prospect.

Taking a step back, perimeter block layout is kind of the preferred layout of medium density development -  keep the buildings hugging the street edge of the block, forming a  built perimeter; keep the interior of the perimeter as green, private space.  Even the Auckland Design Manual refers to this as a preferred form:

All buildings should have a public front and a private back. It is better to align buildings with public streets or open space and create a defined street edge, and to maximise back to back distances with other buildings. This pattern of development allows for ‘perimeter blocks’ which reinforce the street edge and maximise the available open space within the centre of the block.



But is this urban form suitable for Auckland's hills and its steep sided valleys and ridge lines? Perhaps on the flatter areas?  

The Proposed Unitary Plan took  a number of steps to promote more of a perimeter block layout.

An alternative height in relation to boundary control was introduced as an option which allowed more bulk at the front of the site. The diagram below shows the extra building form possible at the front although not all of this is exploited in the model.
But application of the alternative standard requires resource consent. Furthermore, there is no obvious link with keeping back yards clear of buildings (more bulk at the front, keep the green space at the back), you just end up with more bulk at the front and lots at the back. The alternative height in relation to boundary control now kind of languishes in a 'no mans' land.

The proposed plan also used minimum density controls. Those controls were manipulated to allow more dense development on sites with greater road frontage. Again this was designed to promote buildings fronting streets, rather than be 'side on'. But the density control got removed in the rush to provide capacity.

The requirement for an outlook area from the main living area could also be used to orientate buildings so that they either face the street or a generous back yard. A 6m deep outlook area is required, but that dimension means that more often than not, the 6m can be squeezed into a standard suburban site, as part of a side yard or over a driveway. 10m would be better, but calling it an 'outlook area' tends to imply it is about on-site amenity - if people want a compromised outlook, then that is their matter. Meanwhile rear yards can be as small as 1m.

So some half hearted proposals to address 'side on' development blocks were introduced, but some didn't last the distance, with others are only half baked. Hence, a bit of a muddle?

Monday, 23 April 2018

LRT and transport / land use integration



Proposals to run light rail between Auckland CBD and the airport have been in the news with the Labour-led government saying that it is a priority. So too does Auckland Council, but its not clear who is going to put up the funding.

An interesting question is whether LRT to the airport is a  'pet' transport project in search of some land uses to fund it, or some hoped for land uses in search of a transport system to support them. I am never that sure when plans talk about land use / transport integration they mean  land uses should integrate with the transport system; or does the transport system need to integrate with the land use!

The preferred LRT route goes down Dominion Road, then along SH 20 to Onehunga and across Manukau harbour to follow alongside SH 20 and SH 20A to the airport. This is a transport investment that the Auckland Plan does signal as being helpful for land use intensification along the corridor, so it is not just about getting from the airport into town. In fact when you read the reports, the genesis of the project seems to more about relieving pressure on the central area from too many buses trying to get in and out at the same time. High capacity transit on Dominion Road will take out some buses and it is relatively easy to run LRT into the central area along Ian Mckinnon Drive and Queen Street, compared to trying to bring LRT in from Mt Eden Road or Manukau Road via Symonds Street.  Well, at least that is what I took from scanning the Central Area Access Strategy (note 1)

As one report puts it: "For bus operational and cost reasons it was concluded that LRT would first be built on Dominion Road and Sandringham Road, with other corridors not required until an unspecified later date". At some point the airport LRT link seems to have been added from the bottom of Dominion Road, replacing previous proposals for heavy rail to the airport. Now the project is transforming itself into a city shaping project.

The fact that the transport project is morphing into a land use project is not surprising, given unknown funding. Apparently Minister Twyford has spoken about the possibilities for public-private partnerships, value capture uplift in areas benefiting from rezoning and transport infrastructure investment and/or area-based rating schemes to help fund the project. Some sort of "Special Purpose Vehicle" to finance the project is possible.

Down Dominion Road, LRT will  apparently run in the existing road corridor in the two central lanes, leaving the two side lanes for cars, buses, trucks and cyclists. I dont think there will be any kerb side parking.  At stations, there will be build outs of footpaths so there is only two lanes. Other traffic may just have to wait for LRT services to stop and drop off and pick up people (just like the trams of old) before they pass through. 

LRT is not the only option for access to the airport. Bus Rapid Transit (BRT) is also an option. I think the idea of BRT would be that the buses would run along the outside lanes, which would be dedicated bus lanes 24/7. BRT may not be cheaper than LRT. BRT may require a lot more land along corridors to fit in 'in-set' bus stops  designed so that buses that do not want to or need to stop can get pass buses that are stopped, without the through bus moving into the central lanes.

Which is better from a land use perspective - LRT or BRT? The greater Auckland website listed the following differences between LRT and BRT:

LRT is better where:

  • Corridors with particularly high bus volumes and projected future demand
  • Corridors serving constrained, high-amenity locations where expanding road space for extra capacity, loading or turnaround facilities is particularly difficult
  • Corridors with lots of good opportunities for transit oriented developments and intensification.

Bus Rapid Transit is better where:

  • Lower demand corridors and those serving less constrained locations
  • Corridors where there is huge value in being able to implement an improvement incrementally and leverage off existing infrastructure
  • Corridors with less opportunity for transit oriented development and intensification.

The differences in terms of land uses interest me.

In simple terms, you might say that LRT helps to concentrate land uses along the corridors served. In contrast, BRT tends to support more dispersed land use patterns in the wider area served. The way I like to look at it is like this:  LRT runs on a defined corridor that has a start and a finish. It also uses defined stops. If the LRT is fast and serves many employment, educational and recreational activities, then being close to the LRT line (ie about 400m) is better than living further away from the line. What is more, the fixed line and stations provides certainty to land uses that the LRT will be there for the long term. There is even a theory that due to the investment in fixed assets required, no public agency is going to walk away from the LRT service once installed, even if it is not very profitable to run.

In contrast BRT systems tend to work by a number of bus services from a wider area joining the BRT line at various points. The BRT line is not necessarily the start or the finish of the bus trip. There may be transfers from feeder services to line haul type services, or services may just leave the BRT line and get onto local streets. Either way, the transport benefits tend to be more widespread than LRT (ie less concentrated and more spread out over a wider area). Also there is often a question mark over the longevity of a BRT system. Will bus services be taken off or re-routed at some point? Will the green paint get removed?. This may dampen some excitement over land use benefits.

Of course in both cases, to help stimulate and support land use development, both systems need to provide some sort of transport benefit. It will not make much difference to people’s locational choices if a shiny new LRT service takes just as long as the clunky old bus it replaces, in terms of travel times from A to B. It is also necessary to have some latent demand to unlock. LRT is probably not going to turn around a declining area by itself. At least we do have lots of housing demand in the area.

What either transport option does for the environment along a corridor is not very clear.  LRT sounds good, but the carriages may be up to 66m long. Nevertheless, for some reason LRT seems to fit better with shared space type arrangements than buses, perhaps because capacity is greater, so services are not so frequent. Buses will be frequent and occupy the kerb side lane - never great for pedestrians or cyclists.

If one of the benefits of light rail, compared to the alternative of bus rapid transit, is the support that light rail provides to land use development along corridors, then that extra development may help to off-set some the effects from loss of parking and the like for small businesses along the corridor, ie much more local foot traffic. BRT may not be so kind to local businesses, as benefits to land uses are more widely dispersed.

Bring in funding issues and LRT begins to look better than BRT. Due to the geographical concentration of benefits from the LRT line, it is easier to ascribe a connection between the transport investment and uplift in land values, sale prices, rents and turnover. Getting lots of growth to happen close to LRT stations will be very important if Minister Twyford is going to fund the project by targeted rates, value capture and the like through his "SPiV" (Special Purpose Vehicle).

So a lot depends upon the land use pattern that will integrate with the transit system. If LRT is the preferred mode, then there are some pretty important implications to work through.

As the LRT reports on AT website notes, ‘this area is highly dependent upon the Auckland Council Unitary Plan permitting increases in density in the vicinity of LRT (or BRT) stops. It is imperative that the policy framework supports the delivery of these benefits otherwise projected wider economic benefits will not be realised. Most case studies of transit schemes that have achieved economic uplift have included frameworks for increasing land use density near them. Conversely, transit investments that did not include such frameworks have often failed to achieve an economic uplift e.g. Sheffield Supertram”.

You would therefore think having some sort of idea of future growth potential would be very important to the decisions around LRT. Should the LRT route be looked at more from the point of view of the potential for land use intensification,  than what route is the easiest to stick some tracks down?

It is useful to look at possible LRT routes between Onehunga and the Central Area. There is really only one route from Onehunga south to the airport. In terms of the airport to Onehunga leg, a route beside a motorway is never a great starting point from a land use perspective, but I guess that is the only realistic route?

From Onehunga north to the Central Area, the preferred route is a dog leg route  west along SH 20 then north along Dominion Road. But this is not the only choice.  The Central Area Access Strategy also says Manukau Road could have LRT in the future, but getting LRT into the heart of the central area (through Newmarket and Symonds Street) is a bit too complex, so best start with Dominion Road services. But would Manukau Road be a better bet for land use intensification along the corridor and key points like Newmarket, Onehunga and what is beginning to get going around Greenlane (like the Alexandra Park development)?  A Manukau Road route may be shorter and faster (therefore more of a accessibility benefit) and may be able to support more land use intensification.


As an aside, the Airport to CBD study looked at two different BRT routes from Onehunga into the Central Area (Manukau Road and Dominion Road), but only one LRT route (Dominion Road). This was because previous decisions said that Dominion Road was to be first cab off the rank. Does that feel a bit lopsided?



So at the moment, Dominion Road is the preferred route. Sure enough, the Auckland Plan refresh shows a ‘development area’ down Dominion Road. But is looks pretty spindly.


The following is from the Auckland Plan refresh

A light rail service along Dominion Road would act as a catalyst for development around future stations. The area has a number of established centres, including Balmoral and Valley Roads, with large amounts of mixed use along the corridor. There are good bus routes with high levels of established public transport patronage as well as some cycle connections to the city. There is feasible capacity of approximately 1,800 dwellings which could increase following the completion of light rail.

Mmmmm.. 1,800 dwellings doesn’t sound like much. Of course this is not the only area that will be served. There is Onehunga itself and Mt Roskill / Three Kings is also a likely redevelopment area. But then Three Kings Quarry is being developed now.  The Auckland Plan shows no development area around Mt Roskill. Surely there needs to be a big node at the southern end of the Dominion Road route to help anchor this 'pivot point' on the route?

Benefits of LRT to the development of Onehunga, the largest potential 'node' away from the central area, will be very dependent upon travel time benefits, both north and south. If you were a resident of Onehunga would you be very happy with the dog leg route of the LRT into the central area? You may just stick to the normal bus route.

What do the numbers say? Well this is where it is hard to get a handle on possibilities.

The South-Western Multi-modal Airport Rapid Transit Study (draft 2016) (Note 2) has some numbers in it. This report looked at LRT via the Dominion Road route versus BRT on the Manukau Road route. From Onehunga to the airport, the route was basically the same.

Travel time are listed as follows to / from mid town (the new Aotea Station on the Central Rail Link) to the airport:

  • LRT (via Dominion Rd): 38-41 minutes assuming 80km per hour on ‘segregated sections’ of the line
  • BRT: (via Manukau Rd) 40 minutes.

I dont know why there is a range for LRT and not for BRT.

There is no breakdown of travel times from Onehunga north, nor any comparative stats of travel time for LRT on Manukau Road, or BRT on Dominion Road.

The Manukau Road route is about 2km shorter than the Dominion Road route, by my rough calculation.  So using average travel times, maybe Manukau Road would be quicker for LRT than Dominion Road (but then there is more ‘road running’ on the Manukau Road route. From Onehunga, the Dominion Road LRT route hugs SH 20 for part of the way and can presumably zip along this section).

Currently,  the journey times for the airport Airbus from the airport to the city is reported to be between 48 minutes and 53 minutes, so a 40 minute trip is a healthy saving and should be reflected in increased demand for housing and business space near the final corridor.

But what about land uses? Which route offers the better set of circumstances for intensification?

The 2016 Multi-modal study has some numbers in terms of people and employment in the catchment of the stations, as of 2013, but the numbers look a bit shonky. Plus it is a static picture.

If you look at the Unitary Plan zonings, and compare the two routes, then Manukau Road looks a bit more positive for on-going redevelopment than Dominion Road. Dominion Road looks like it has quite a bit of Single House zoning  until you get to SH 20, while for Manukau Road, the Single House zoning is more to the side of the corridor  The  map below shows Single House zoned sites in yellow and the two corridors.



At the opposite end of the residential density spectrum, the following map shows Terrace Housing and Apartment Building zoning.


Using my trusty (more like rusty) GIS skills, I have compiled the following table of Unitary Plan zonings for land 1km either side of the Dominion Road and Manukau Road routes, from the edge of the Central Area to Onehunga. The figures are hectares.  I did not count all the different zones, just the main ones. I also did not look at issues of accessibility and walkable catchments to specific stations, I just took a simple 1km buffer either side of the route (not the stations). A more detailed look may say that some land on the southern side of SH 20 is not easily accessible to LRT stations on the northern side, for example. Nor have I turned on the 'Overlays' and looked at what constraints exist like heritage listings and volcanic viewshafts.


AUP Zone
Dominion Road
Manukau Road
SHZ
357.7
252.3
MHS
415.6
265.8
MHU
382.7
152.1
THAB
206.8
237.6
Mixed Use
180.4
204.1
Town Centre
38.6
41.8
Metro centre
0
45.2
Industry
69.7
29.1
Open Space
251.8
315.5

Overall,  the Dominion Road route covers more land than the Manukau Road route, being longer.
But Dominion Road has more Single House zone than Manukau Road. Manukau Road has more Terrace Housing and Apartment zoning , Mixed Use and centre-type zoning - all zoning that supports intensive residential development. The Manukau Road corridor also has more open space zone land along it, something that may be attractive to apartment type developments.

Dominion Road does have a bigger pool of mixed housing zoning, especially its southern leg through Mt Roskill / Three Kings.

 It would be good to correlate the two routes with the land values that I have previously developed in my trigger point blogs.

To the left  is a 'heat' map from Auckland Council's GIS showing land values per square metre around the northern part of the Onehunga to city corridor. This data is based on 2014 valuation data so a bit out of date, but the pattern may still be ok. The redder the colour, the higher the land value. Interestingly, the eastern (Manukau Road) side of the isthmus looks like it has higher average land values than the central part.






So there is some interesting choices here in terms of land use redevelopment. The Manukau Road  route looks like it would support more apartment type development, and while having a smaller overall ‘redevelopment’ footprint along the corridor because of the shorter route, there may be more housing units overall. And these units would better suit an urban form of taller buildings close to the corridor.

Dominion Road’s real benefit for land uses is its southern leg and the options for medium density development along the SH 20 corridor, given its northern section is so constrained by heritage areas. But is there much new capacity in this southern section? LRT may well lift property prices along the Dominion Road route, but will it be enough to support the redevelopment of sites near a major motorway corridor on the south side of a ridge? And what of Mt Roskill area,  are there options for significant rezonings in this area?

And what about the lower income households that may get displaced by any resulting gentrification? Are there going to be positive options for them to stay? Would that gentrification choke off further redevelopment? Is there enough open space to support good quality intensification and redevelopment?

I think the principle of LRT on key arterials  in the central Isthmus is great and hopefully in the long run we are likely to get LRT services on both routes - Dominion Road and Manukau Road. Which one to start with? This needs some serious analysis. I would pick the one that has the best chance of succeeding, in the short to medium term, in supporting and enabling good quality redevelopment along the corridor that can help fund the required infrastructure. To do that, there have to be transport benefits. If the funding loop cannot be closed early, then I get the feeling that funding for more LRT lines will soon dry up.


Note 1: https://at.govt.nz/media/1913570/cap-programme-business-case.pdf
Note 2: https://at.govt.nz/media/1927342/draft-smart-indicative-business-case.pdf

Monday, 9 April 2018

Houses, flats and apartments (4) - the evolution of the middle


A further post on the 'middle' and the resurrection of sausage block flats.

The middle -
medium density in the middle ring of suburbs - has got to get going if Auckland is to stop spreading out. So far I have looked at building permit data which suggest a growing  middle market - townhouses, units and terraces around the 100 square metres of floorspace mark on smaller plots of land. These type of units are more affordable than (non shoe box) apartments or stand alone houses.  But they also represent the most expensive category of house on a per square metre of floorspace basis. As someone said (cant remember who) you get half the size of a  stand alone house for two thirds the price. So some competition and more players in the field may help.

I have also looked at other cities like Montreal that emphasize middle level type densities. They are a typology that can provide very liveable communities. The Auckland Plan refresh also suggests that redevelopment on the middle ring of suburbs is likely and needs to be given a push along. The middle ring doesn't have the heritage constraints present in the inner ring, while middle ring suburbs sit between the central employment  hub of the city centre and the peripheral employment areas to the north and south, so provide good accessibility to jobs. There is also a reasonable amount of open space in these areas and often good access to coastal areas so density around amenity is possible (a market winning strategy).

I know the term 'sausage flats' is not very flattering and may be taken to mean that I don't like them. But that is not the case. The issue is more of how to get the best out of them.

Time to look in more detail at the urban design issues present.  Here it is interesting to speculate a bit on the evolution of infill housing in the city.

If we take an imaginary residential street of 800m2 sections (20m wide by 40m deep) and step along that street with different types of infill housing, then we might get the following. (I know, my Sketch Up skills are pretty limited!).




To the far left is the standard single dwelling on the the large section with the garage at the back. A rare sight these days. Next along to the right is a 1960s sausage block - single storey, perhaps 3 or 4 units occupying about 40% of the site. Generally the buildings were in the middle of the site with a driveway down one side. Third along and we have the single level infill of the 70s and 80s.

Here, minimum densities have come into play. The house at the front may have been the original house with the infill unit added at the back.  Next along (fourth from the left) and minimum lot sizes have reduced in area, so two units can be added at the back. In this case the units are two storeys.



From the street, this transition sees a bit of change in character, but all the housing is kind of aligned to the same grid, being perpendicular to the street. This alignment hides the new density at the back of the sites, but starts to generate neighbour to neighbour issues. However given that development is two storeys at most and spaced out a bit on the site, maybe impacts are not too bad. More dwellings have been fitted in with upsetting too much the character of the street (and perhaps the neighbourhood).

Now comes the fun part. Fifth along, with the removal of minimum densities (but with outlook and open space and landscaping requirements), a two storey block of flats is now possible. The same grain of development is maintained with development side on to the street. My Sketch Up model is not 100% accurate but the basic outline is there. The driveway and outlook areas all sit to one side. Not much of a back yard remains.

What is next in this evolution?

Three storeys is the obvious next step. Take the same 'grid' as the previous two storey development and go up one level. Simple

 At this point, the question arises as to whether the grain of development needs to pivot  so that the main bulk of the building is at the front of the site, parallel to the street, not perpendicular to the street.

This is what the mock up of the last three sites tries to explore.




What I am basically saying is, is  it  time  to make a trade off between more bulk at the front of the site but more open space at the back?

If you occupied the single level house between the two units, which typology better provides for your amenity? The side on block to the left which overlooks all of your site, or the 'end on' block to the right which has less of a sense of overlooking?

If you lived in the flats, which offers the better outlook? Even with a 6m outlook space there is potential for a similar set of flats to go on the single house site to the right of the side on units. The flats orientated to the street would have outlook over the street or the back yard, while the side on units end up with a 'backs-to-fronts' muddle.

Of course there are pros and cons. The flats orientated to the street fill most of the front part of the section. There would be more shadowing of the front part of the neighbouring sites. But the back yard is clear of buildings, so perhaps a sunnier back yard than might otherwise be the case.

Where do the garages go in the flats that are orientated to the street - at the back, or the front? If the front, is the ground floor facing the street all garages? If the at the back, how do you get access?

What would the internal living areas be like in the two different models?

What about trees and 'green space'. With the flats side on to the street there is still potential for trees and vegetation to fill  the side boundaries and for there to be views  from the street of the trees between buildings. In the flats that are aligned to the street, the trees and vegetation at the back is more hidden from the street, but may create more amenity for the occupants and neighbouring sites.

In short, infill and redevelopment has been managed to date by trying to fit in more housing without upsetting too many outcomes - neighbourhood character doesn't change that much when viewed from the street, neighbours don't loose too much of their amenity, while the on-site amenity created is constrained, but not too bad.  Everything gets compromised a bit more each step up in the development 'ladder'.

But is it time to rethink this classic strategy of 'compromise all round' given the prospect of a new round of  more intense infill happening?

Wednesday, 28 March 2018

Auckland Plan refresh (2)


This is a short post with an update of 'where the money is going'.

In my last post I looked at the Auckland Plan refresh and the associated Long Term Plan (the 10 year budget), and asked the question as to whether the two plans are aligned. 

Having looked at the Long Term Plan in a bit more detail, it is useful to compare projected capital expenditure in the 2018 long term plan with the projections in the 2015 version of the same plan. Have priorities changed due to the Auckland Plan refresh or the Unitary Plan being settled, for example? 

The following are the 30 year projections of capital expenditure, by infrastructure, for the 2015 and 2018 long term plans. The numbers are billions of dollars. Running a city is not cheap!  

Table 1: Total 30 year projected expenditure by infrastructure type ($ billions)

Infrastructure type
2015 plan
2018 plan
Roads
16.8
26.3
PT
6.8
18.6
Wastewater
10.9
10.2
Water
9.6
9.6
Stormwater
3.9
4.5
Community
11.1
13.9
Total
59.1
83.1

The graph of the above figures looks like this. 

Figure 2: 30 year Capital Expenditure $ Billions


Total projected capital expenditure has increased by $24 Billion for the 30 year projection period, between the two plans. This extra expenditure has been identified in the 3 years between the plans. What gives? Is this increase in response to the rapid population growth experienced over the past 3 years; the plan to open up a lot of greenfields land for housing; a shift in priorities; or just a better idea of what is needed? Is it all of the above?

Interestingly, other council documents like the Future Urban Land Supply Strategy  (see this blog) identified the need for $20 billion dollars of infrastructure for greenfields areas, although that figure included NZTA spending on motorways. 

What sticks out is the huge increase in spending on 'roads’. Passenger transport also gets a big lift in investment and as an infrastructure class, sees the biggest percentage increase. Roads don’t just carry cars, they also provide space for buses, trucks and cyclists, so it not like the budget is all about ‘cars, cars, cars'. But due to the large investment in both roads and passenger transport, the combined transport categories now take up over 50% of the capital expenditure. As the graph shows, not much else changes. 

The following is the 10 year projection, again in billions of dollars. The 10 year budget allows for a bit more of a break down of the ‘community’ infrastructure category in the 30 year projection. 


Table 2: 10 year capital expenditure ($ Billions)
Infrastructure type
2015-25
2018-28
Transport
7.9
12
3 Waters
5.6
7
Parks and Community
2.4
2.6
Centres development
1
0.3
Other
1.8
1.8
Total
18.7
23.7


Here is the graph….

Figure 2: 10 year projected capital expenditure ($ Billions)



As I said in my last blog, it seems wrong that infrastructure that would add real amenity to an intensifying city - like more and better parks and open spaces, improved town and local centres and associated public spaces - gets so little investment. 

Once again, we seem to be letting transport investment dominate development and spending. Some of that investment will be helpful to the pattern of development suggested by the Auckland Plan refresh. But you do wonder about the mix between roads and passenger transport, and between these two classes of investment and the 'softer' infrastructure that is so important.

The worry is that the lift in investment in transport between the two plans reflects the work of AT and central government in identifying and planning for the future transport needs of a larger, more expansively developed city.  Good on them for doing this work. But has the same level of analysis and planning gone into identifying the 'soft' infrastructure needed, especially in the existing urban area? My guess would be: no. And that is why the above figures for community infrastructure essentially 'flat line' between the two budgets. Hopefully I'm wrong.

What gets funded, gets built. What is not funded, does not happen.