200 hectares .
40% reasonably flat (urban core) .
2-lane road access .
Reasonable access to airport .
Reasonably priced land .
The Built Environment is not dependent on surroundings
Many New Zealanders, who are the most travelled of peoples, are familiar with those ancient, wonderful European towns where their charm is almost entirely the built environment. While some are blessed with surrounding mountains, seaside or great views, the primary attraction is within. Leave your car outside, walk through the ancient gateway and you enter into a world of its own - full of life, flavours, vibrancy and activity.
Land requirements are simple.
- Best is 200-250 hectares. of which 80-100 ha. flat for the urban core. The walk-to industrial park should be flat as well, 20 hectares should be suitable, and it will include the motor-pool and freight depot. The balance is in greenbelt, which can be flat or hilly, paddocks or native bush. Some of it will be replanted in native bush if it is not already there, and the right land may include native reserves to keep out exotic predators.
- On a two-lane road suitable for truck traffic.
- Best within 2 hours (by car or commuter plane) of Auckland Airport, prefer closer.
- Reasonably priced, not as subdivided sections.
- Prefer higher ground than worse case projected sea-level rise within 175 years.
The land will require a Public Plan Change to be designated as a MarketTown. Where a great deal of planning effort goes into writing rules that govern future development for the foreseeable future, this will not be necessary for the MarketTown. It shall be designated as the equivalent of a historic district, which means that the initial plan will not have any structural alterations for fifty years unless a public/private plan change is approved. In essence the design is a What-You-See-Is-What-You-Get plan. There are many reasons for this, not the least of which is the huge inconvenience of perpetual construction that characterises many towns. The inherent design will include internal growth, with no load bearing walls within buildings, to allow for remodelling without changing the General Plan.