2. Create streetlevel

Transcription

1 2. Create streetlevel vibrancy 2.1 Ensure building entrances are visible Building entrances (including to upper floor activities) are to be visible, accessible, provide weather protection and contribute to the activation of public open spaces. 2.2 Active uses at ground floor Active uses at ground floor to be achieved along street and priority laneway edges. 2.3 Parking on the Anzac Street site to be accessed from Anzac Street Primary vehicle access to the site for car parking to be from Anzac Street. Additional access from Lake Road via Anzac Lane to be minimised. 3. Foster Takapuna s urban identity 3.1 Distinctive identity is important We seek architectural variety that reflects the Takapuna context and conditions. 3.2 Fine grain is desirable The development should be read as a series of buildings, as opposed to a single development. 3.3 Building design should respond to street conditions Provide building frontages of a scale that relates to the adjacent public realm spaces and enables sunlight entry. Above this level, buildings should be set back and provide architectural variety suitable for more distant viewing. 3.4 Create urban edges Build to the street and lane edges, however building line variation can occur where it results in visual interest, building richness and is appropriate for the intended activity. 69

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3 4. Positively contribute to Takapuna s skyline 4.1 Varied height and variable rooflines is desired Buildings to be designed to provide varied height and rooflines. A completely constant frontage height should be avoided. 4.2 Consider local and distant views for building design Key local and distant views (back to the site) to be considered in the design of any tall buildings. 4.3 Elegant architecture An elegant form for any building above frontage height is considered important. 4.4 Design to minimise dominance over public spaces Buildings to be designed to ensure Takapuna s appreciation of sunlight and the appearance of the sky at street-level is not compromised. 5. Ensure sustainability and liveability 5.1 People at the centre of Takapuna Car parking to be located below ground level where feasible. 5.2 Design with local climatic conditions Buildings to be sited and designed for passive solar gain and natural ventilation. Building and public realm design to be cognisant of local prevailing winds. Public realm to be located and designed to avoid and not make strong wind conditions worse. Dual aspect dwellings are desirable for ventilation benefits. With single aspect dwellings, avoid south-facing apartments. 5.3 Green Star Achieve 6 Homestar rating (or other appropriate rating) for new dwellings. 5.4 Create a variety of dwelling sizes A range of dwelling sizes to be accommodated in order to achieve a variety of price points. 6. Incorporate Te Aranga Māori Design Principles 6.1 Māori design Māori cultural association with Takapuna to be expressed in the public realm design and use of native planting. 6.2 Collaboration opportunities Further opportunities to work with mana whenua on other built form aspects to be explored. 71

4 A possible plan for the Anzac Street car park site This plan shows how the design principles can be applied to the Anzac Street car park site. It illustrates one way in which the design principles can inform site design. 1. A new public space that can be used flexibly in conjunction with Hurstmere Road and Hurstmere Green. 2. New public spaces edged by activity and buildings, attracting and retaining people in the centre of Takapuna. 3. New laneways to complement the existing Fortieth & Hurstmere laneway and effectively connect the centre of Takapuna with the beach. 4. Align a new laneway to lead to a visual axis set up by Hurstmere Green to Rangitoto. 5. Development fronting onto Potters Park for added definition and surveillance. 6. Possible shared space environment along the existing service lane. 7. Street edges along Anzac Street and Lake Road defined by buildings with active ground floors. 8. Fine grain and varied height enabled across the site. 72

5 Anzac Street 5 7 Anzac Street car park site Potters Park 3 6 Hurstmere Road Shore City shopping mall Como Street Burger King restaurant Lake Road Hurstmere Green Scale 1:1000 0m 25m 50m 75m Key Unlock Takapuna sites Possible new buildings 73

6 Gasometer car park site Balance current-day demands for short-stay car parking with the potential to create building space for activities that contribute to the future vibrancy of Takapuna. Development on the Gasometer car park will focus on providing replacement car parking that is lost as a result of developing the Unlock Takapuna sites. This is consistent with the car parking strategy for Takapuna outlined in this Framework, as the site's location is at the periphery of Takapuna centre. Improvements to the street environment will be necessary to enhance the quality of the connection between this site and the centre of Takapuna. Site layout for new development should seek to provide a through-site link for block permeability advantages. A new north-facing public space is desirable. Under the Unitary Plan, the site has an unlimited height control. Development quantum is instead directed by a Floor Area Ratio (FAR) of 5:1. A bonus FAR of 1:1 is also available. 74

7 Looking south at the Gasometer car park site: Illustrating design principles and possible outcome for the site Creating Takapuna s skyline Varied height and variable rooflines is desired e nu Byron Ave Sustainability and liveability Design with local climatic conditions Takapuna urban identity Distinctive identity is important t ft Stree Northcro rn et re St Create two direct, open-aired through-site links bu Al A walkable network of public spaces Te Aranga Māori Design Principles Design opportunities Street-level vibrancy Huron t Stree Active uses at ground floor 75

8 Gasometer car park site design principles 1. Contribute to a walkable network of public spaces 1.1 Create a through-site link Seek to achieve a through-site link between Huron and Northcroft streets towards the eastern end of the site. 1.2 Public space Design for an attractive, sunny public space that is activated on all edges using quality materials. 1.4 Legible building entries Ensure building entrances (including to upper floor activities) are visible, accessible, provide weather protection and are located to contribute to activation of public space/streets. This approach to creating a walkable network of public spaces organises the site into a possible layout shown below. 1.3 Pedestrian egress from car parking to be located to bring people into key spaces Pedestrian entries/exits to any public car park building to be conveniently located and used to activate the public spaces and streets. 76

9 2. Create streetlevel vibrancy 2.1 Active uses at ground floor Active uses at ground floor to be achieved along all street edges. 2.2 Quality street edges Minimise the amount of street frontage occupied by any above-ground car parking building. A maximum of two vehicle entries into the site to access car parking and servicing. The location of any car park building should avoid the north and west street edges of the site as these are the optimal edges for sunlight and activity. 3. Foster Takapuna s urban identity 3.1 Distinctive identity is important We seek architectural variety that reflects the Takapuna context and conditions. 3.2 Fine grain is desirable The development should be read as a series of buildings, as opposed to a single block. 3.3 Create urban edges Build to the street edge, however building line variation can occur where it results in visual interest, building richness and is appropriate for the intended activity. 77

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11 4. Positively contribute to Takapuna s skyline 4.1 Varied height and variable rooflines is desired Buildings to be designed to provide varied height and rooflines. A completely constant frontage height should be avoided. 4.2 Consider local and distant views for building design Local and distant views (of the site) to be considered in the design of tall buildings. 4.3 Elegant architecture An elegant form for any tall building is considered important. 4.4 Design to minimise dominance over public spaces Tall buildings to be designed to ensure Takapuna s appreciation of sunlight and the appearance of the sky at street-level are not compromised. Protection of public realm from wind effects generated by tall buildings is critical. 5. Ensure sustainability and liveability 5.1 Lifecycle considerations Any car park building to be designed for future adaptive reuse or to enable efficient replacement by a building with a different use, if car parks are surplus to future requirements. 5.2 Design with local climatic conditions Buildings to be sited and designed for passive solar gain and natural ventilation. Dual aspect dwellings are desirable for ventilation benefits. With single aspect dwellings, avoid south-facing apartments. 5.3 Green Star Achieve 6 Homestar rating (or other appropriate rating) for new dwellings. 5.4 Create a variety of dwelling sizes A range of dwelling sizes to be accommodated in order to achieve a variety of price points. 6. Incorporate Te Aranga Māori Design Principles 6.1 Collaboration opportunities Māori cultural association with Takapuna to be understood, considered in the design process and expressed in the public realm design. 79

12 A possible plan for the Gasometer car park site This plan shows how the design principles can be spatially applied to the Gasometer car park. It illustrates one way in which the design principles can inform site design. 1. A new laneway that creates an advantageous through-block link. 2. A new north-facing public space, edged by buildings and activity. 3. Above-ground multi-storey car park, located to minimise impacts on the street edge. More favourable aspect is retained for residential and/or commercial uses. 4. Create urban street edges with appropriate ground-floor conditions. 5. Vehicle entry to car park building is designed to minimise impact on the pedestrian street environment. 6. Tall buildings that create a positive impact on the skyline of Takapuna. 7. Fine-grain and varied height enabled across the site. 80

13 Gasometer car park site Huron Street 4 2 Sentinel Tower Auburn Street Possible car park building 5 Northcroft Street Key Scale 1:1000 0m 25m 50m 75m Unlock Takapuna sites Possible new buildings 81

14 New public space/ square opening out onto Hurstmere Road (potential)

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16 New east-west laneway, connecting Shore City with Hurstmere Road (potential) 86

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18 An upgrade of the existing service lane (potential) 88