Dialogue: More choice will make Newmarket the winner

A lot of the information circulating about Westfield's shopping centre proposal for Newmarket misconstrues some basic facts and is causing unnecessary concern in the community.

Westfield's application is not for an 11-storey complex, but eight storeys, two of which are underground. Three levels will be retail and five will be for parking.

Independent specialist studies undertaken for Westfield show that with the proposed road improvements, the development will not worsen peak-hour traffic flows and will ease off-peak flows.

The overall height would be similar to 277's corner office structure, although the Westfield centre would be set back from the Broadway frontage. What Westfield wants to do is within planning controls for the former Mercury site, which allows varied height controls up to 30m.

What we want to change is to gain permission to build over a portion of Nuffield St and also the adjacent rail corridor that runs between Remuera and St Marks Rd. This is to allow a direct pedestrian link between Broadway and the proposed centre, which means more shoppers and more business for Broadway.

To do this means a rezoning process, public consultation and a chance for all interested parties to have their say.

Using airspace in this way is good town planning. As long as the right design and controls are in place - which they will be - it ensures the best use of available resources. Without such a link, the centre could still be developed as a stand-alone facility.

Our building design over Nuffield St maintains the road underneath and improves public transport options, such as a better bus drop-off and pick-up zone close to neighbouring shops.

To ensure the design is right we are reviewing the details with the Auckland City Council and its consultants. This may result in some modification of the application.

Westfield's investment will ensure that Newmarket remains a vital hub, providing a continuing range of job, entertainment and retail opportunities. But to remain at the forefront, ongoing investment is necessary. We are confident the proposed development will be viable and a great success for the whole community.

Retailing is one of the most dynamic of industries, providing a huge employment base both directly and indirectly. Retailing requires new ideas, intensive management and continued investment. Innovative retailers strive to bring new ideas and products to their customers.

Supermarkets, multiplex cinemas, restaurant precincts and specialist shops have all evolved in response to customer demand.

Westfield's intention at Newmarket is to provide the same things as other Newmarket retail landowners - the finest retail environment where retailers have the best opportunity to meet their customers' needs. Retailers and shoppers will be the winners because the result will be more choice, more parking, easier access and a safe environment for family shoppers.

A lot of the criticism of Westfield's Newmarket proposal is coming from Newmarket landowners, who see it as a threat to their businesses. Our research indicates the opposite. The real threat will come from competitive retail proposals outside Newmarket. These large, competitive retail developments could well diminish the vitality of Newmarket and will certainly attract shoppers from a similar catchment area.

Traffic is a major issue for the Newmarket centre, an issue with which the city council has struggled for many years. Westfield has sought professional input from three independent traffic consultants, who have come up with innovative solutions. The consultants' forecasts show that peak traffic congestion will be no worse in off-peak periods and could be improved overall.

Much of Newmarket's traffic problem comes from traffic passing through it and not from those going there to shop. Newmarket could lead the way because there will be opportunities for good rail and bus links to serve this high-population and commercial area, which is in line with the council's passenger transport and growth strategies.

Westfield operates 11 retail centres around New Zealand which attract 65 million customer visits a year. We are owner-operators of quality centres as long-term investments. Developments of shopping centres are highly capital-intensive and proceed only after detailed analysis of demand and long-term viability.

Westfield's retail analysis demonstrates a centre of this size and the strip can work together. This will provide the public with additional retail choice. At similar developments at Burwood and Chatswood in Sydney, neighbouring retail strips comfortably coexist with retail malls.

Undoubtedly, the Westfield proposal warrants logical debate on urban design, traffic control measures and overall amenity matters. Westfield has retained a large team of consultants to work through all of these issues with the council and interested parties.

The application itself took nearly a year to prepare. The detailed assessment and the resource management process will probably take another two years. During this time, residents, retailers and competitive developers will all have an input.

However, it is important that the requirements and aspirations of each group are clearly identified and assessed, and addressed where appropriate, with the developer v developer debate taken out of the equation.

* Grant Hirst is the director of Westfield New Zealand.