Urban Design Report. America s Cup Wynyard Hobson. McIndoeUrban

Transcription

1 America s Cup Wynyard Hobson Urban Design Report on the America s Cup Wynyard Hobson Proposal 12 April

2 Contents 1 Summary assessment 6 Waterfront open space 6.1 Context and general observations 2 Introduction 6.2 Public open space: Halsey Wharf 2.1 Scope of assessment 6.3 Public open space: Hobson Wharf 2.2 Proposal description 6.4 Public open space: Wynyard Point 2.3 Context overview 6.5 Assessment relative to Unitary Plan provisions 6.6 Conclusions 3 Urban form and structure 3.1 Context and general observations 7 Building location and design 3.2 Urban form 7.1 Context and general observations 3.3 Urban structure 7.2 Base A: Viaduct Events Centre 3.4 Assessment relative to Unitary Plan provisions 7.3 Base B: Hobson Wharf Extension 3.5 Conclusions 7.4 Bases C-G: Wynyard Point 7.5 Shading effects 4 Waterfront activity 7.6 Recommended building design guidelines 4.1 Context and general observations 7.7 Assessment relative to Unitary Plan provisions 4.2 Suitability of America s Cup activity 7.8 Conclusions 4.3 Ferry and fishing fleet 4.4 Long term legacy use and activity 8 Conclusions 4.5 Assessment relative to Unitary Plan provisions 4.6 Conclusions 5 Access and connections 5.1 Context and general observations 5.2 Physical connections 5.3 Visual connections 5.4 Assessment relative to Unitary Plan provisions 5.5 Conclusions on the America s Cup Wynyard Hobson Proposal 12 April

3 1 Summary assessment 1. The proposal is consistent with the general intent and quality expectations of Council s highlevel planning documents. 2. Locating the America s Cup bases opening to or adjacent to the waterfront axis and North Wharf promenade connects the event visually and physically to the public, and will contribute to an extroverted village event atmosphere. 3. Proximity of the America's Cup bases to existing buildings and public spaces supports existing activity and leverages from the existing public realm. 4. Marine activity and events are located where they fulfil Auckland Council s high-level planning intentions. 5. Existing access points and connections are used, and the proposal intensifies use of the existing waterfront spaces along the waterfront axis for pedestrian access and event viewing. 6. A breakwater on the Halsey Wharf and new space on the Hobson Wharf extension successfully reconciles event use of wharf space with public access and viewing. In legacy mode following removal of Base B on Hobson Wharf, the new space will support waterfront events and everyday public use. Figure 1.1 Base location and relation to the waterfront axis KEY POINTS Village extended to include the waterfront axis Proximity to existing buildings and public spaces supports existing activity, and leverages from existing public realm Bases front to the existing public realm Excellent public viewing potential 7. New temporary open space along Hamer Street extends the public realm northward from Silo Park, increasing the extent of open space available to the public and enhancing access across Wynyard Point. 8. High quality conceptual building design achieves an effect of human scale and visual interest and, in combination with the planned America s Cup activity, contributes positively to the character of the public waterfront. on the America s Cup Wynyard Hobson Proposal 12 April

4 2 Introduction 2.1 Scope of Assessment This assessment is of the America s Cup proposal that occupies the Viaduct Events Centre for one base (A), extends Hobson Wharf to accommodate a second base (B), and locates up to five bases (C-G) on the south-eastern portion of Wynyard Point. The report is organised thematically focusing on urban design effects relating to structure, form and activity, access and connections, and open space and building design. It focuses on the event mode, including both the temporary bases and the decant of fishing fleet and ferry from North Wharf. It also anticipates the legacy being the wharf space remaining after removal of the base buildings and their yards, and proposed return of the fishing fleet after the America s Cup. Visual and landscape effects are not commented on other than in general terms given that these are addressed in detail by Boffa Miskell. Throughout this report reference is made to non-statutory waterfront planning documents in addition to relevant parts of the Auckland Unitary Plan Operative in Part (Unitary Plan). Those non-statutory plans provide description of context and the background of planning intentions for this area. Assessment against urban design related matters from the Unitary Plan objectives, policies and criteria is included at the end of each section to inform the detailed and comprehensive planning assessment by others. The illustrations in this report have been extracted from the various planning documents or alternatively can generally be found in the application drawing set. 2.2 Proposal description The proposal, as described in detail in the drawings set. Base A is accommodated in the Viaduct Events Centre with an associated yard and entry to the Outer Viaduct Basin to the east. Base B (a temporary building) is located on a 74 metre extension to Hobson Wharf. Bases C-G are also temporary buildings and are on Wynyard Point, bounded by Hamer Street on the western side, by an existing bulk liquid storage facilities to the north and Silo Park to the south. To provide connectivity between the syndicate base buildings and the water load out area, a on the America s Cup Wynyard Hobson Proposal 12 April

5 section of Brigham Street will be stopped and incorporated into the base yard areas, which will extend eastward over proposed wharf infill and Wynyard Wharf. A temporary open space treatment extends along the edge of Hamer Street, with this providing new areas for public access and occupation and also for circulation and access. Superyacht berthing is to be provided along part of the western side of Halsey Wharf. Ferry services are relocated to the western side of Wynyard Point, and the fishing fleet will relocated from the western edge of Halsey Wharf. Four 10 metre wide breakwaters provide for wave control, and three of these are publicly accessible during the event (the small break water directly south of Base B being the exception). Figure 2.1 Proposal in event mode Figure 2.2 Proposal in legacy mode 2.3 Context overview The Wynyard Precinct is a primary location where Aucklanders relate to and interact with the harbour. It is identified as being important for the ongoing development and success of Auckland, and for that reason features prominently in a number of Auckland Council s plans. The bases on the America s Cup Wynyard Hobson Proposal 12 April

6 adjoin and are visible from important public spaces and destinations, including from the water. The area in general has been and is continuing to undergo extensive change, and Wynyard Point is already transitioning away from bulk liquids storage and distribution. THE AUCKLAND UNITARY PLAN I214. WYNYARD PRECINCT The first reference is the Auckland Unitary Plan. The majority of the proposal is within the Wynyard Precinct, with the exception of the extension and works associated with Hobson Wharf. Considering Unitary Plan provisions that apply, Base A is located within the existing Viaduct Events Centre on Halsey Street Extension Wharf and within the Wynyard Precinct CMA. Bases C-G are located on Wynyard Point and within the Wynyard Precinct s sub-precinct F. The extension to Hobson Wharf and Base B falls within the City Centre zone and the Viaduct Harbour Precinct CMA, and the expectations and controls that apply to city centre buildings also apply here. 1 The extracts below from the Unitary Plan describe key features of and intentions for the area. I Wynyard Precinct description (selected extracts) The Wynyard Precinct represents the north-western end of the city centre. The land is bound on three sides by the sea and by Fanshawe Street on its southern boundary. It is the largest brownfield area within the city centre. The precinct also includes an area of the coastal marine area to the west and the north. KEY CHARACTERISTICS SUMMARISED Mixed use context Industrial and recreational maritime activity Recreation and public open space Destination places and spaces Waterfront axis as city connector The purpose of the Wynyard Precinct is to provide for the comprehensive and integrated redevelopment of this large brownfields area while enabling the continued operation of marine industry and hazardous industry. Wynyard Precinct is an evolving environment characterised by a mix of activities and development including: high-quality open space areas, restaurants, offices and cafés fronting Jellicoe Street and North Wharf; office activity fronting Fanshawe Street; a marine focus along the western edge; and a bulk liquids storage industrial activity focus within the northern finger of the precinct. 1 I understand the Auckland Council Regional Coastal Plan remains operative. However, I have focussed in my report on the Auckland Unitary Plan provisions as these are largely the same as they relate to urban design matters in this waterfront location. on the America s Cup Wynyard Hobson Proposal 12 April

7 Marine-related activities, including marine services, ship repairs, fish processing, berthage and marine-related events, will continue to play an important economic and social role for the area. Existing built form includes a collection of special character buildings, marine and industrial structures, and features that provide a background context to the area's stages of development. Collectively, these elements create an overall industrial aesthetic of structures and buildings, with robust materials and simple details. To retain the existing character of the area, a design-based approach has been implemented, with all building development and redevelopment requiring assessment. The Unitary Plan objectives for the Wynyard Precinct are covered comprehensively in the planning report. A broad selective summary of statutory directives relating to urban design in the Wynyard Precinct and paraphrasing Unitary Plan text is recorded below: Social and economic objectives High quality visitor destination Provision for marine, fishing and other industry and maritime passenger operations Mix of activities and experiences for all people Public open space and an area for events and entertainment activity Built form objectives High quality and diverse built form and urban design which reflects marine attributes Building heights that enhance location, complement central area, landforms, skyline and views Buildings and collections of buildings that are of appropriate form and scale in relation to public open spaces and view shafts Public open space objectives Large waterfront public park is complemented by interconnected, high quality public open spaces Reverse sensitivity and amenity objectives Continued operation of marine and fishing industry and transport infrastructure while providing for public events Integrated development Development in a comprehensive and integrated manner which achieves high quality urban design outcomes. on the America s Cup Wynyard Hobson Proposal 12 April

8 I211.1 Viaduct Harbour Precinct Description (selected extracts) The purpose of the Viaduct Harbour precinct is to provide for a scale of development and a range of uses which reflect and complement the Viaduct Harbour as a special place of character within the city centre. Building height, bulk and design controls are intended to provide a framework which, while providing flexibility in building design, encourages well defined edges to public spaces, a sense of enclosure at the built edges of public space and a visual transition in the height of built form extending from the water's edge of Viaduct Harbour to the established central commercial area. To build upon and reinforce the Viaduct Harbour s attributes, provision is made for a wide range of activities. In particular, the establishment of a mix of recreation, leisure, retail, entertainment and community/cultural activities is encouraged along the water s edge, open spaces and certain roads where pedestrian activity is likely to be highest. The open space network, identified as sub-precinct B, incorporates a range of different sizes, widths and shapes to cater for varying recreational needs. The width of space around the Basin perimeter is also sufficient for the coexistence of maritime-related activities, pedestrian promenades, open air cafe seating and similar activities. A broad selective summary of statutory directives relating to urban design in the Viaduct Harbour Precinct and paraphrasing Unitary Plan text is recorded below: Objectives An attractive public waterfront and world-class visitor destination that is recognised for its distinctive character, quality buildings, public open spaces, recreational opportunities, community and cultural facilities and events. Maintain and enhance the Viaduct Harbour land and adjacent water space as a special place of character in the City Centre and retain significant views of the water and areas within and adjacent to the precinct. An attractive place for business and investment is provided for marine and port activity, maritime passenger operations and commercial business activity which benefit from a high amenity waterfront location. A mix of activities is encouraged including residential, business, tourism and events that create a vibrant environment. on the America s Cup Wynyard Hobson Proposal 12 April

9 NON-STATUTORY COUNCIL WATERFRONT PLANNING INTENTIONS Council waterfront planning and development intentions are well established, and these and extensive context analysis are recorded in the following key documents: The City Centre Masterplan (Auckland Council 2012) The Waterfront Plan (Waterfront Auckland 2012). This is a non-statutory spatial plan for the re-development of Auckland s waterfront which has been developed under the Auckland Plan. The Wynyard Precinct Urban Design Framework (Waterfront Auckland and Auckland Council, 2014). Derived from an earlier 2007 version, this has been developed in accordance with the goals of the Waterfront Plan. Relevant material on context and intentions is extracted from these and recorded in the Context and general observations introduction to each section of this report. Key high-level content relevant to the America's Cup project as a whole is recorded below: City Centre Masterplan (Auckland Council 2012) The 2040 Vision for the waterfront is: A world-class destination that excites the senses and celebrates our sea-loving Pacific culture and maritime history. It supports commercially successful and innovative businesses and is a place for all people, an area rich in character and activities that link people to the city and the sea. (Move 8 Water City: revitalising the waterfront, pp , and The Waterfront Plan 2012, p21) The City Centre Masterplan identifies nine main opportunities, with the first two of these being a fantastic natural setting and a wonderful waterfront with an active harbour (refer to figure 2.3). This plan identifies disconnection of the waterfront as a major challenge, with Quay and Fanshawe Streets being a barrier between the harbour and the city centre and notes there are large scale development opportunities along the edge of the waterfront and city centre which would allow for better connection (page 24). It also lists eight transformational moves, one of these being the City-harbour stitch. Opportunities and actions identified under the Public Waterfront goal (p36) are: Culture and heritage High quality urban design and architecture People-friendly public spaces Public access to the water Events and activation Figure 2.3 Extract from City Centre Masterplan 2012 (p21) on the America s Cup Wynyard Hobson Proposal 12 April

10 The Waterfront Plan (Auckland Council 2012) KEY 9 Headland Park 10 Signature Public Building 11 Wynyard yacht basin 13 Wynyard Wharf Ferry terminal 14 Team New Zealand base A new team New Zealand base on Wynyard Wharf, the home of the future America s Cup defence 15 Fishing industry water space 16 Superyacht refit facility 17 Daldy Linear Park 19 Waterfront transit A modern, low impact, frequent, high volume transit service in the longer term 21 Waitemata Plaza 23 Halsey Street wharf extension An extension of the existing Halsey Street Wharf to accommodate Auckland s growing fleet of fishing boats and superyachts and create a third Viaduct Basin 24 Voyager NZ Maritime Museum entrance Figure 2.4 Extract from The Waterfront Plan 2012 (p28). Overlaid blue dashed line is the Waterfront Plan 2012 Halsey Wharf extension, red dashed line the America s Cup breakwaters and wharf extensions. A Public Waterfront is one of the five high-level goals of The Waterfront Plan (p22). This means: A place for all Aucklanders and visitors to Auckland, a destination that is recognised for its outstanding design and architecture, natural environmental quality, public spaces, recreational opportunities, facilities and events; a place where we protect and express our cultural heritage and history, and celebrate our great achievements as a city and nation. on the America s Cup Wynyard Hobson Proposal 12 April

11 The Waterfront Plan 2012 shows pavilion buildings extending north beyond the Viaduct Events Centre along a further extension of the Halsey Wharf, and it identifies an America s Cup base on Wynyard Wharf for Team New Zealand. High-quality urban design and architecture The importance of demanding good design in all development and creating a stunning city centre and enduring neighbourhoods is a priority in the Auckland Plan. Waterfront Auckland aims to deliver on this priority by creating a functional and beautiful city centre waterfront for Aucklanders, a waterfront that is distinctly New Zealand and reflects our unique culture and South Pacific location. Outstanding design and architecture (a goal of the Waterfront Plan) means: developing attractive spaces, a coherent design across the waterfront, places of surprise and interest, and delivering comfortable public spaces with weather protection, seating, sun, pedestrian priority and traffic-calmed streets that are safe and full of activity. (The Waterfront Plan, p44) Figure 2.5 Waterfront Plan Refresh. The blue line shows the Waterfront Plan Refresh Halsey Wharf extension. The red line overlaid is that of the Halsey West breakwater, Hobson Wharf extension, and the extent of the bases on Wynyard Wharf. The Waterfront Plan (2012) describes planning intentions and the general arrangement of urban blocks, open space and street layout on Wynyard Point that has been taken into the Unitary Plan. Subsequently, the signature public building identified for the Headland Park has been deleted, and the Headland Park is now proposed to be reconfigured. Further and subsequent work by Panuku on the development of Wynyard Point including provision of sensible and viable development blocks, and re-orientating the Headland Park towards the city centre has led to that change, the implementation of which will in turn require a Unitary Plan change. That revised plan has been presented to Auckland Council and is described in figure 2.5. on the America s Cup Wynyard Hobson Proposal 12 April

12 From an urban design perspective, the proposed configuration should fit with both the current Unitary Plan configuration and future planning intentions where these differ from the Unitary Plan. Bases A and B are in an area where buildings to 15 metres above wharf level are anticipated by the Unitary Plan. Bases C-G are also within the zone where buildings are provided for by the Unitary Plan with a height limit between 15-27m, with this area now identified in the Waterfront Plan Refresh plans for a modified, east facing Headland Park at Wynyard Point. However, this modified public space intention is a long-term proposition and these bases are temporary and short term so, subject to coordination of timing, both short and long-term intentions can be accommodated here. The proposal is in general accordance with the Waterfront Plan The extension into the harbour of the proposed addition to Hobson Wharf is significantly shorter than the wharf extension envisaged by the 2012 Waterfront Plan or its 2017 review. The Waterfront Plan shows a wharf that extends to a point approximately 370 metres north of the waterfront axis. The Waterfront Plan review has the wharf extending to approximately 320 metres. This proposal extends Hobson Wharf by 74 metres. The Wynyard Precinct Urban Design Framework 2014 The Framework addresses waterfront planning at a finer level of detail, and includes the following eight key urban design principles: 1. Enabling Sustainable Development 2. Facilitating Sustainable Transport and Infrastructure 3. Connecting Waterfront Precincts 4. Providing Waterfront Access 5. Establishing Diverse Public Spaces 6. Promoting an Active and Working Waterfront 7. Creating Appropriate Building Height, Scale and Form 8. Facilitating a Mix of Uses and Activities Collectively these non-statutory documents describe relevant context, spatial planning intentions and quality expectations for the area, include relevant matters for urban design consideration. In doing so they supplement the Unitary Plan. on the America s Cup Wynyard Hobson Proposal 12 April

13 3 Urban form and structure 3.1 Context and general observations Urban form relates to general building bulk, height and alignments, and in this location urban structure relates to alignments of streets, wharves and reclamations. The degree of relationship of the proposal to both existing form and structure, and the extent to which this gives effect to and is consistent with current thinking for a coordinated, high quality future outcome will determine its successful integration. The planning for the Wynyard Precinct has been since its inception concept-driven. Urban design concepts developed then and described in the Wynyard Precinct Urban Design Framework (2014) establish clear spatial planning intentions that the structure and form of development should follow. The key structural concept of a waterfront axis is established in the Framework and is also seen in the City Centre Masterplan (refer to figure 3.1). Urban Design Concepts The Urban Design Framework for Wynyard Precinct establishes the four key urban concepts that will integrate the site into its unique waterfront and CBD setting. These concepts respond to the site s present and future urban and landscape conditions to establish the physical framework for the site. These concepts (illustrated below) are: 1. The Waterfront Axis Establishing the Waterfront Spine 2. The Park Axis Creating a Landscape Network 3. The Wharf Axis Connecting Land and Sea 4. Waterfront Precincts Developing Areas of Distinct Character Each of these concepts incorporate a range of urban design, architectural and landscape propositions or projects which work together to establish a robust strategy for the high quality built form and public realm proposed for the Wynyard Precinct. Figure 3.1 Extract from illustration in the City Centre Masterplan 2012 Harbour Edge Stitch: uniting the Waterfront with the City Centre on the America s Cup Wynyard Hobson Proposal 12 April

14 Figure 3.2 Urban design concepts (refer Wynyard Precinct Urban Design Framework 2014, p8) 3.2 Urban form Figure 3.3 Moller Architects initial concept sketch showing proposed urban form in context The Wynyard Precinct is secondary to the central city in terms of height and intensity of development. At the same time a relationship is anticipated between Wynyard and the City Centre on the America s Cup Wynyard Hobson Proposal 12 April

15 with reinforcement of the expression of the waterfront axis. This contributes to the reading of Quay Street and the water edge, and hence to the legibility of urban form and structure. The proposed buildings are consistent with these intentions, maintaining a transition of height from the tallest buildings in the city centre down to lower buildings at the water edge. Height and relation to buildings around Relative dimensions of buildings are important to achieve comfortable scale relationships and avoid large buildings visually dominating smaller buildings. Relevant existing buildings in the Wynyard Precinct are the ASB offices, the North Wharf pavilion buildings, the Park Hyatt Hotel which is under construction, the Maritime Museum further to the east on Hobson Wharf, and large scale buildings including the Hilton Hotel on Princes Wharf. Silo 7 and the six pack of silos at the edge of Silo Park are also relevant. The proposed buildings are in keeping within this built context, being significantly lower than some buildings along Jellicoe Street and the silos to the south west, and the same height as the Viaduct Events Centre. They are also formally articulated to relate successfully to the lower buildings on North Wharf. The heights anticipated by the Unitary Plan are a further contextual reference, and the Unitary Plan sets a 15 metre height limit on Wynyard Point. The proposed buildings are up to 15 metres high, however changes in ground level on Wynyard Point may raise the total height of the building by up to a further metre above existing ground level, so that the highest parts of these buildings may rise to 16 metres. Considering adjacent areas, buildings to the south of Jellicoe Street are intended to rise to 27 and 52 metres above ground. This is the backdrop to the north-facing water space. The maximum heights of the buildings on Wynyard Point to the west of Wynyard Wharf is intended to be 27 metres. Therefore, temporary America s Cup buildings of the height proposed will be readily integrated here. Height to width ratios The height to width ratio in relation to adjacent public spaces is a consideration when establishing appropriate building heights. Calculation of existing and proposed height to width ratios is one means of assessing the extent of spatial definition and enclosure of these spaces. Interpreting height to width ratios, a ratio of 1:4 is a commonly understood rule of thumb to be the minimum on the America s Cup Wynyard Hobson Proposal 12 April

16 required to give a strong sense of spatial definition to a public plaza. Furthermore, a space that is less defined than this will be perceived by most observers as being relatively open. Figure 3.4 Graphic indication of heights relative to existing buildings and adjacent water spaces The height to width ratio of the water space between 15 metre high Base C-G buildings on Wynyard Point across to the Viaduct Events Centre is approximately 1:16. This water space will remain generously open. The height to width ratio across this space, considering the 27m high buildings currently provided for on Wynyard Point, would be 1:10. Given the intended height and scale of existing and planned buildings around, the Base C-G buildings will contribute positively to the spatial definition of the water space here and will neither cause visual domination nor excessively enclose the water spaces that they edge. Considering the Base B building and its relationship to Princes Wharf, the height to width ratio is 1:7. Base B extends the gradual opening of the line of buildings along Hobson Wharf away from Princes Wharf and this height to width ratio also gives an appropriate sense of openness. Princes on the America s Cup Wynyard Hobson Proposal 12 April

17 Wharf is the dominant element here being both considerably taller and some nine times longer than the east façade of the Base B building. Given the intended height and scale of existing and planned buildings around, these buildings will neither cause visual domination nor excessively enclose the water spaces that they edge. 3.3 Urban structure Distinctive and common patterns of wharf edge alignments can be seen along the waterfront which relate to the grid of the city centre behind. As seen in figure 3.5, there is a pattern of large wharves being at 90 degrees to Quay Street and the waterfront axis, and then a crank in alignment seen with Wynyard Point, and the Wynyard and Halsey Street wharves. Relatively random alignments can be seen to the west of Wynyard Point, with Hobson Wharf and in the Ports of Auckland Area to the east. Figure 3.5 Existing waterfront grids and alignments. Red = city grid; Orange = Wynyard Point grid; Yellow = Hobson Wharf and other alignments on the America s Cup Wynyard Hobson Proposal 12 April

18 On Wynyard Point the existing street and lot structure relates to the alignment of Wynyard Wharf, an alignment which is identified in the Wynyard Precinct Urban Design Framework as the wharf axis. This forms a grid which is reflected in the geometry of the northern edge of Silo Park, and the gantry which forms a strong spatial boundary at the interface of Silo Park with Wynyard Point. Coherence of geometry The logic and order of wharf composition in plan, including alignments and forms in relation to existing wharves and water spaces will allow new wharves and the proposed lane and connectors on Wynyard Point to be successfully and seamlessly integrated into their waterfront context. The extension to Hobson Wharf and the new breakwater off Halsey Wharf follow established geometries as described in figures 3.5 and 3.6, and this contributes to their visual integration and cohesion. Variation in length which is a characteristic of wharves on the Auckland waterfront is also maintained. Figure 3.6 Relationship of proposed wharf additions, buildings and accessways to local geometries. Both follow existing primary geometries. The blue centreline illustrates the near symmetry of the western edge of the Halsey Wharf, with the angle of the new breakwater at its northern end mirroring that of North Wharf. on the America s Cup Wynyard Hobson Proposal 12 April

19 The proposed spatial layout on Wynyard Point follows the alignments of Wynyard Wharf, the Silo Park gantry and existing lot boundaries and buildings on the western side of Wynyard Point. The northern-most part of the Halsey West breakwater departs from existing alignments. The functional drivers for this are that the end point is placed to provide for the necessary navigational clearances, and the alignment is required to eliminate wave reflection into the Wynyard Wharf South water space. The angle to the western edge of Halsey Wharf at 103 rather than 90 also slightly assists ease of pedestrian movement to and from the breakwater. However, considering geometric coherence, this alignment also introduces a degree of symmetry as its angle relative to the Halsey Wharf Extension edge almost mirrors the angle of North Wharf (which is 114 ), giving a sense of order that visually integrates the breakwater into this setting. This alignment is therefore an optimal response to multiple drivers. The extension of the western edge of the Halsey Wharf to the north-west to form the necessary breakwater is in line with the Halsey Street wharf extension shown in the Waterfront Plan While this and the Hobson Wharf Extension are new, they do not extend out into the harbour to the extent envisaged by the 2012 Waterfront Plan or its 2017 review. The Waterfront Plan shows a wharf that extends to a point approximately 370 metres north of the waterfront axis. The Waterfront Plan review has the wharf extending to approximately 320 metres. Hobson Wharf extends approximately 220 metres, being 74 metres beyond its existing northern edge. 3.4 Assessment relative to Unitary Plan provisions URBAN DESIGN MATTERS in relevant objectives, policies and criteria URBAN FORM AND STRUCTURE Comprehensive and integrated planning in the Wynyard Precinct Encourage the location, bulk, outlook, access to, and servicing of buildings to be planned and designed on a comprehensive and integrated basis rather than on an ad hoc individual building basis. Appropriate building heights in the Wynyard Precinct Creates an integrated built environment with appropriate building heights that enhance this prominent waterfront location and which complement the central area and wider city landforms, skyline and views. ASSESSMENT The entire proposal including building form, water connection and functionality, access and connections, wharf and open space design has been considered and is designed in a comprehensive and integrated way. All new buildings are no more than 15m high (although on Wynyard Point changes to ground level may increase the height by up to a further metre) and collectively these maintain a height transition down from the on the America s Cup Wynyard Hobson Proposal 12 April

20 To ensure the height of buildings complements and reinforces key public open spaces within Wynyard Precinct and development within the Viaduct Harbour precinct while providing an appropriate scale and transition in relation to the street network, the harbour and coastal environment and the core central business district. central city to the harbour edge. The proposed building heights also complement the 16.5m building height within the Viaduct Harbour at the waterfront promenade edge. Individual buildings or collections of buildings are designed to achieve an appropriate form and scale in relation to existing and proposed public open spaces and identified view shafts. Ensure that maximum building height: is appropriate in scale to the street network and the prominent waterfront location; provides a transition between the core of the precinct and the coastal edge with site-specific opportunities for taller buildings located and designed to reinforce key public open space and waterfront connections while avoiding intrusion of public views into and through Wynyard Precinct; complements development in the Viaduct Harbour Precinct; and provides a transition in height between the core central business district and the harbour. Building footprints, profile and height in the Wynyard Precinct Whether building footprints, profile and height (as opposed to detailed building design) establishes an integrated and legible built form and also: Integrates with other approved development (including approved Integrated Development Plans); Enhances the form and function of existing and proposed streets, lanes and public open space, including complementing and enhancing the function of Daldy Street as a major tree-lined boulevard linking Victoria Park to the public open space in sub-precinct F as shown on Precinct plan 6; Avoids monotonous built form when viewed from public open space through variation in building footprints, height and form; Supports the role of Jellicoe Street as the major community and visitor focal point of the precinct; Repetition of the proposed modular primary building forms and roofs achieves an integrated and legible built form. Breakdown of the building form into components reflecting internal function, the articulation on the façade of these components, and further secondary elements including entry enclosures ensures appropriate visual interest and that monotony is avoided. The varied orientation and plan forms of buildings contributes further to visual interest, however a family resemblance and common alignments maintains a desirable aesthetic coherence. Orientation of the bases and their yards towards and in view from North Wharf and Wynyard Crossing supports the role of the wider waterfront axis and by extension Jellicoe Street and the activities and facilities arrayed along it as the major community and visitor focal point of the precinct. on the America s Cup Wynyard Hobson Proposal 12 April

21 Building frontage alignment and height in the Wynyard Precinct Ensure streets are well defined by buildings and provide a sense of enclosure to enhance pedestrian amenity, while avoiding buildings dominating public open space. Lanes and view shafts in the Wynyard Precinct Identify and protect public view shafts from open space across, within, and to Wynyard Precinct to reinforce connections with the central area, harbour, and wider Auckland. Intention is to build upon the existing grid pattern of streets that characterise the precinct by requiring additional lane connections to serve a finer urban grain. The minimum required widths provide the opportunity for some lanes to be used as service lanes while also contributing to pedestrian permeability within the development blocks. The widths also provide the opportunity to include landscaping features, furniture and artworks. Precinct plan 6 illustrates the locations of publicly accessible lanes which should be provided to create alternative, shorter, or more convenient pedestrian routes at ground level. Structures and buildings, including marine and port facilities, must not be located within or over those parts of wharves and water space identified as coastal view shafts on Precinct plan 6. Bases C-G are set back 23 metres from Hamer Street. This is acceptable in the circumstance as these buildings define a proposed north-south lane along the western side of the bases and a temporary public multiuse space is located between this and Hamer Street. That establishes a condition of building frontage to the street which is similar to the successful Wynyard Quarter precedent of buildings fronting Daldy Street across Daldy Linear Park. Viewshafts over Wynyard Wharf have been derived from the location and alignment of proposed east-west lanes and urban blocks on Wynyard Point. One of the three indicative lanes identified on Precinct Plan 6 is provided. The southern-most two lanes will be obstructed by the buildings. Other temporary private service access lanes are provided further south (lanes DE, and FG), and the southern connector provides east-west access and view connection between Hamer Street and North Wharf. The proposed lanes provide west to east view connection and access across Wynyard Point. This is a significant improvement on the existing situation. All of the three viewshafts from the lower portion of Wynyard Wharf remain open, but due to closure of Brigham Street during event periods, only the northernmost of the three will be publicly accessible. Viewshafts from North Wharf including the northern margin of the viewshaft oriented to the north-east from the intersection of North and Wynyard Wharves remain open. on the America s Cup Wynyard Hobson Proposal 12 April

22 3.5 Conclusions Wharf extensions, base buildings and the circulation network follow the precedent of existing wharf and building alignments and this ordering and alignment will contribute to seamlessly and successfully visually integrating the proposal into the Wynyard Point and wider context. The scale of proposed building envelopes is consistent with city urban form aspirations, and subservient to the higher buildings, both existing and provided for around. The repetition of the proposed modular primary building forms and roofs achieves an integrated and legible built form. At the same time appropriate visual interest is provided with breakdown of the building form into components and articulation on the façade of these and further secondary elements including entry enclosures. Bases on Wynyard Point provide a configuration of east-west lanes and viewshafts that only partially implements the Precinct Plan lane and viewshaft requirement. This is acceptable in the context that this is a temporary condition due to the necessity of bases connecting to the adjacent water space. The proposal significantly enhances the east-west connectivity of the existing situation. on the America s Cup Wynyard Hobson Proposal 12 April

23 4 Waterfront activity 4.1 Context and general observations A mix of activities is currently distributed around the area, and mixed use is to be continued in the future. Activities on land include industrial and storage, commercial, recreational, residential event, cultural, and hospitality. Water activity includes fishing, yachts, superyachts, and working boats mooring in close proximity. The suite of public promenades and open spaces in the Wynyard and Viaduct Precincts including Silo Park, North Wharf and Karanga Plaza contributes to this being a major recreational area. The current mix of use contributes to a distinctive and memorable sense of place. In addition to maritime industrial and event activity there is existing intensive residential development to the south and east, and new residential development is planned to the south-west. Residential and mixed use development on Princes Wharf is located to the east. To the west, what is currently Wynyard Wharf and Point will over time, following relocation of oil tanks and services, be developed into a combination of primarily residential development and the proposed Headland Park. Auckland Council s planning and policy documents require continuation of mixed use, while identifying various concentrations of different uses on parts of the Wynyard Basin and environs. The City Centre Masterplan calls for strengthening the Quarters, and for the Waterfront Quarter including Wynyard Quarter and the Viaduct Harbour states: The Wynyard Quarter development incorporates the principles of the wider waterfront vision and aims to provide for mixed uses as well as continued operation of the marine and fishing industries (p65) Figure 4.1 City Centre Masterplan Economic Picture Greater activation of the harbour with more events, accessible public spaces and supporting entertainment venues along the waterfront. (p48) Hobson Wharf forms the north eastern edge [of the Viaduct Harbour], home to New Zealand s National Maritime Museum, and the precinct hosts many events including the America s Cup, Louis Vuitton Regattas, the Volvo Round the World Race, the Auckland International Boat Show and New Zealand Fashion Week. (p65) The Wynyard Quarter and the Viaduct retain authentic maritime and industrial heritage. There is an opportunity to promote and celebrate the history of Auckland s on the America s Cup Wynyard Hobson Proposal 12 April

24 waterfront and its distinctive character. The Council envisages this heritage will be protected and enhanced. (p65) In relation to the Wynyard Quarter, Wynyard Crossing, the Viaduct and Queen s Wharf the City Centre Masterplan states: The success stories of new destinations along the harbour edge improve the city centre s destination offering and create a better relationship with the waterfront. These are exemplar developments, and set the benchmark for ongoing development along one of New Zealand s primary international gateways to commerce and tourism. (p184) The 2032 vision of the City Centre Masterplan 2012 includes that the Wynyard Quarter is a mixed-use destination that is linked to a grand harbour edge boulevard. The expectation of mixed use is explained further in the Waterfront Plan 2012: Mixed-use development is a key feature of the Waterfront Plan, with a specific and tailored mix of activities and land-uses mixed-use activities include entertainment, retail, hospitality, commerce, marine and fishing industries, residential and civic activities. Achieving a good balance of activities is not only important for improving the vitality of the area, but also for achieving the projected contribution to the regional economy. (p47) The Waterfront Plan (2012) establishes intentions for events and activation (p50), marine and fishing industries (p56), continuity of provision for and public viewing of maritime activity (pp56,57): There is a need for a cohesive vision and strategy for events and activation at the waterfront. A wide range of new festivals and events are being developed in conjunction with Auckland Tourism, Events and Economic Development, Regional Facilities Auckland, the events industry and other key stakeholders. The Auckland waterfront is a working area that functions as a regional centre for marinas and the marine and fishing industries. This includes marine activities such as recreational and commercial vessel berthage, vessel maintenance, superyacht refits, commissioning, dry storage and boat stacking facilities and marine retail, along with all commercial and leisure fishing and retail related businesses. The fishing industry includes fish processing, fish auction, seafood cooking, fish market retail and restaurants..there are berths for 50 superyachts in the Viaduct Harbour and commissioning and on the America s Cup Wynyard Hobson Proposal 12 April

25 mast-stepping facilities on Halsey Street Wharf extension. These elements contribute to Auckland s distinctive and unique waterfront environment. Under the smart working waterfront goal, Waterfront Auckland is committed to supporting the continued colocation of marine, fishing (charter and working boats) and recreational boating activity in the area, as well as ferry cruise and freight shipping services, as they are functionally dependent on an accessible maritime edge location. Commercial access and parking for the marine and fishing industry will be made available, to the extent that the Unitary Plan allows, and regularly reviewed to make colocation with other activities work. Many people enjoy viewing visiting fishing vessels, superyachts, classic yachts and industry activity like slipping, rigging and manoeuvring of vessels. These waterfront activities contribute to the strong historical and cultural character of the waterfront. This sense of place is important for bringing tourists to the area and developing the waterfront into an attractive and vibrant area to visit. The Waterfront Plan also identifies projects and actions to support the marine and fishing industries: Developing projects to expand marine activities on the western edge of Wynyard Quarter for superyacht and working boat berthage and servicing (superyacht refit and commissioning facility, heritage yacht basin, Vos yard development) Halsey Street Wharf extension to accommodate the growing fishing fleet and demand for superyacht berths Increasing the number of marine-related events across the waterfront including those events in the Viaduct Harbour (such as the Auckland International Boat Show, various yacht races, including the Volvo Ocean Race, and America s Cup yachts and youth sailing events) (p57) Figure 4.2 Wynyard Precinct Urban Design Framework principle for maritime use. These include: 1 fishing fleet; 2 marine industries; 3 cruise ships; and 4 marine industries on the Point slipways and jetties. (p26) The context of waterfront activity is identified by the Wynyard Precinct Urban Design Framework (pp 12 and 19). The Framework identifies the activity intentions for various areas within the Wynyard Precinct, with much of the area in which the America s Cup bases are proposed being defined as the Marine Events Precinct. Bases C-G are in the Wynyard Point Precinct which in addition to the proposed Headland Park, is intended to provide for a on the America s Cup Wynyard Hobson Proposal 12 April

26 combination of residential, commercial and retail activity. Bases C-G will also front across Hamer Street to the Marine Industries Precinct (refer figure 4.3 below). The Viaduct Harbour Precinct seeks to provide for a diverse range of activities including residential, business, tourism and events that create a vibrant environment. The Inner Viaduct Harbour is identified as an existing waterfront destination intended for recreational, entertainment, residential and retail activity and to support the fishing and tourism industry by providing berthage for commercial and fishing boats. Figure 4.3 Wynyard Precinct aerial view (Wynyard Precinct Urban Design Framework, p12) The Marine Events Precinct is defined as being the water space area defined by Princes Wharf, Hobson Wharf, Te Wero Island, Halsey Street Extension Wharf and Wynyard Wharf. The Wynyard Precinct Urban Design Framework (p12) states that these facilities will work together to create an internationally recognised destination for marine activity and events. on the America s Cup Wynyard Hobson Proposal 12 April

27 4.2 Suitability of America s Cup activity Suitability of use depends on the intended use s potential to contribute to the vibrancy and special character of the Wynyard Precinct waterfront. The intended marine industry and event use, and the related attraction for visitors is consistent with the uses intended here, and will contribute positively to the intended character and identity of the waterfront. The America s Cup will be a memorable signature activity, and drawcard for visitors both before and during the event. At the same time the ferry terminal is permanently relocated from North Wharf and the fishing fleet will be temporarily displaced. That change to the existing maritime industrial character will be negligible with the America s Cup marine activity compensating for temporary fishing fleet and permanent ferry relocation. Bases C-G retain a form of marine industry and provide for marine activity and events on Wynyard Point. Yard enclosures will include visible maritime activity and cranes used to transfer the yachts to and from the water. This will be a positive attribute as visibility of the preparations for the event in the water and in and around the bases, as well as activity during the Cup event itself, will contribute to activation of the precinct and expression of the event. A village atmosphere will be derived from a combination of co-location and concentration of the team bases, and the visibility of that environment from the wider public waterfront. Team bases facing towards the waterfront axis and wharf along the central part of the Wynyard Precinct connect with existing water spaces and the buildings and facilities that line these. The benefit of event and village atmosphere is extended over this central part of the Precinct and the resulting public activity and interest can in turn contribute to the atmosphere at the bases. While the ANZ Viaduct Events Centre is to be used for Base A, and therefore its use as a supporting public hub for the event is limited, the elevated deck at its northern end will continue to provide for public viewing over the harbour, and during the America s Cup, also over adjacent basins and the bases. The planned interactive zone within the south-east corner of the building and retention of the lowest part of the existing access ramp and the new public observation deck accessed from that also contribute to the ongoing public relevance of and access to this facility. While the use is for a marine event, which is a function that the Viaduct Events Centre was originally designed for, in providing it exclusively for ETNZ during the America s Cup, the sequence of different events currently held in the Viaduct Events Centre and which attract on the America s Cup Wynyard Hobson Proposal 12 April

28 people to this part of the Wynyard Precinct is precluded. The benefits of that activation are to be restored following departure of ETNZ from the building. Superyachts on the western side of Halsey Wharf and a single superyacht provided for at the eastern end of North Wharf will be an attraction in their own right, albeit that large yachts are likely to temporarily screen many views from there out into the Wynyard Wharf South water space. Due to maritime manoeuvring requirements, there will be no large vessels moored along North Wharf, although some small vessels might be moored there, subject to maintaining necessary clearance from the Base G mooring facility. This will ensure there will be good event viewing of bases C-G and the Wynyard Wharf South water space from North Wharf. It is not appropriate to use the new wharf spaces for car or vehicle storage other than that parking already provided for and necessary for day to day access to wharf edges and relating to servicing maritime industry and events on the wharf. 4.3 Ferry and fishing fleet To facilitate the event, the ferry terminal is to be permanently relocated from its current position at the junction of North Wharf and Wynyard Wharf to the western side of Wynyard Point, with a precise location to be determined. The fishing fleet is to be relocated elsewhere during the event, although industrial use will continue on the northern edge of the Halsey Wharf. Following the event, the fishing fleet is to be relocated back to the Wynyard Wharf South water space and/or Outer Viaduct Basin. This should be considered in the context of Promoting an Active and Working Waterfront being one of the eight key urban design principles in the Wynyard Quarter Urban Design Framework. Mooring the fishing fleet in the Wynyard Wharf South water space is identified as a key area of marine activity (pages 13 and 26). This area is also identified in policy 13 in the Wynyard Precinct Plan. The continued legacy presence of the fishing fleet is therefore important for the special character, and social and economic outcomes in the Wynyard Precinct. I consider that retention of the fishing fleet in the same general area as existing, and in view from the waterfront axis satisfactorily maintains the theme of an active and working waterfront, and the use of wharves, wharf edges for launching America s Cup yachts will contribute further to that theme. on the America s Cup Wynyard Hobson Proposal 12 April

29 4.4 Long term legacy use and activity Following removal of the bases the fishing fleet is likely to return to Halsey and North wharves and the Wynyard Wharf South water space, while the northern and eastern sides of Hobson Wharf will also cater for additional berthage. This will reinstate the working wharf character of this area. The additional open wharf space necessary on the Hobson Wharf for Base B will provide for ongoing industrial use and events, particularly including marine related events. There are a number of events/sports that could utilise this space and these are described by others. Occupation on Hobson Wharf will be limited to a likely range of 980 2,550 people due to egress requirements with this indication subject to refinement and quantification using dynamic simulation modelling. Given the open qualities of this wharf space, its lack of edge activation and its location at the end of a cul-de-sac it is likely that furniture and active curation of the space and the features within it will be required to make it a successful everyday destination. Ideally, in the medium term a high quality public building would be developed on the Hobson Wharf extension. If it were to accommodate publicly relevant uses it would be an attraction and public destination on the wharf. It would, like the temporary Base B building, continue to frame wharf plaza spaces, and it would provide shelter and support activity on this wharf extension. Such a building would need to be designed with a quality befitting its permanence and the significance of its site and would require a separate consent and full assessment. With removal of the Base B yard, the Hobson South breakwater becomes accessible to the public without the need to cross an access-controlled yard. This means in the legacy situation, all four new breakwaters will be readily publicly accessible. These will provide minor destinations for people walking around the waterfront, and increase the opportunity for the public to experience the water edge. Following removal of bases C-G, not less than 50% of the infill between Wynyard Wharf and Brigham Street will also be removed. The remaining sections will provide for links between Brigham Street (which will be subsumed into the arm of the Headland Park intended for this location) and Wynyard Wharf. As well as for everyday public use, they will provide for the wharf edge pavilion buildings described in the Unitary Plan for this location and which can activate both the wharf to the east and the park to the west. on the America s Cup Wynyard Hobson Proposal 12 April

30 It is important that the sections of permanent wharf infill along Wynyard Wharf have a structure that allows for future surfacing with materials appropriate for legacy use as public open space and access. The structure of the permanent sections of wharf infill should allow for legacy installation of surfacing that is differentiated from the utilitarian concrete of Wynyard Wharf, that has a fine grain and texture that provides visual interest, is suitable for public occupation, and which is consistent with the visual quality that is to be expected for public open space that will directly adjoin the Headland Park. This matter is addressed in the Public Space and Building Design Guidelines that accompany this application. In legacy mode, that aesthetic differentiation in combination with revelation of much of the water on the western side of Wynyard Wharf will contribute to expression of the wharf. 4.5 Assessment relative to Unitary Plan provisions URBAN DESIGN MATTERS in relevant objectives, policies and criteria WATERFRONT ACTIVITY Occupation in the General Coastal Marine Zone Whether occupation of the common marine and coastal area has been limited in spatial and temporal extent to minimise the extent to which people will be excluded from using a structure, or by the activity, from the coastal marine area. Whether or not exclusive occupation of the common marine and coastal area that will have a significant adverse effect on public access and recreational use of the coastal marine area should be granted. ASSESSMENT Exclusive occupation of the identified bases including buildings and associated yards in event mode is in the context that much of the wharf area will be newly constructed and used for the event, and new public space will be provided for public access and recreation. New spaces available during event mode are: the four new publicly accessible 10m wide breakwaters being off Halsey Wharf to the north-west of Base A, extending from Wynyard Wharf to the north-east of Base C, and both south and east from the northern end of Hobson Wharf; a space extending north from the Viaduct Events Centre over Halsey Wharf and connecting to the new breakwater; and the new wedge-shaped public wharf plaza north of the Maritime Museum and at the eastern side of Base B. Public access is retained along the outer edges of Halsey Wharf but the yard for Base A closes around two thirds of the promenade on the eastern side of the Viaduct Events Centre during event mode. This will compromise access to and from the outer arm of Halsey Wharf and on the America s Cup Wynyard Hobson Proposal 12 April

31 WATERFRONT ACTIVITY egress from events there, although emergency public egress is provided for along the eastern side of the Halsey Wharf through the Base A yard. Between events when ETNZ are not occupying and using the Viaduct Events Centre and the yard, public access may be restored on this promenade. Given, the compensation of additional breakwater space at the northwestern corner of Halsey Wharf, the availability of other spaces such as Silo Park, Karanga Plaza and the Eastern Viaduct in this location, and the fact that the space is being used for a major international sporting event of identified public interest, I do not consider that reduction in the area of publicly available space on the eastern side of Halsey Wharf and this temporary break in the promenade will have a significant adverse effect on public access and recreational use. In combination with the new recreational opportunities provided, extended waterfront edge and new breakwater occupation, the adverse effects of this in event mode are minor. Following removal of Bases B-G, further wharf space will be available for public access and recreational use, and this, with the addition of public access to the new breakwaters will be a positive legacy outcome. Activity in the Wynyard Precinct Promote and encourage the important role the marine and fishing industries play in defining the character and amenity of the precinct. Enabling a diverse range of activities, high quality visitor experiences, entertainment, events and development to occur, while recognising and maintaining the economic importance of the marine and fishing industry, the bulk liquid industry and Hauraki Gulf Islands maritime passenger operations to the Auckland Region. The ferry operations are being permanently relocated to the western side of Wynyard Point, and the fishing industry is temporarily relocated. This retains some of the marine industrial wharf edge uses in their existing general location for the duration of the event. While the ferry will remain permanently on the west side of Wynyard Point, the planned return of the fishing fleet to Wynyard Basin following completion of the America s Cup events will reinstate most of the working wharf character here. The proposed use is in accordance with established uses and the uses intended for this area. on the America s Cup Wynyard Hobson Proposal 12 April

32 WATERFRONT ACTIVITY Reverse sensitivity and amenity Require new development, or changes to existing marine, fishing and other industries, to protect and enhance amenity values of specified existing and future public interfaces. Building flexibility and adaptability in the Wynyard Precinct The extent to which the building footprints, height, floor to floor heights and profile of buildings enable them to accommodate a wide range of activities and to be adapted to accommodate differing uses in the future. Addressing reverse sensitivity that might be identified is a matter of detail for resolution by technical/engineering means and detailed design. The Viaduct Events Centre demonstrates its inherent flexibility and adaptability by being able to cater for a temporary America s Cup base. Bases B-G are temporary buildings that are to be removed after their 10 year consent expires. Therefore, flexibility and adaptability are of little significance for these. Nevertheless, should short term change in use be required they offer flexibility due to including multiple entries and incorporating large simple internal volumes. As they are temporary structures, adaptability is also likely to be more readily achieved than with a permanent building. This would enable them to accommodate other uses following America's Cup 36 (and/or between America s Cups) and prior to their removal. 4.6 Conclusions The Council s high-level planning documents specifically aspire to marine activity and events in the locations where the bases are proposed. The intended general character of marine use in the precinct is maintained, and the bases appropriately reconcile temporary event facilities with public access and occupation. A condition of consent should establish that public parking and vehicle storage on the wharf is precluded, and that any parking should be only for servicing, including servicing maritime industrial uses, emergency and event support purposes. on the America s Cup Wynyard Hobson Proposal 12 April

33 5 Access and connections 5.1 Context and general observations Figure 5.1 Extract from the public life section of the Central City Masterplan 2012 (page 59) overlaid with the Waterfront Axis. The existing public realm is identified in green. Access and connections from a transport perspective are dealt with separately by others. But from an urban design perspective the fundamental qualities are the existence of the waterfront axis extending from Silo Park in the west to and along Quay Street, and the focus on providing a high quality public realm along this axis and at the water edge (refer figure 5.1 above). The Waterfront Plan (2012, p49) has a key objective of providing enhanced public access to the water by way of specific and frequent locations along the waterfront where people can access and engage actively with the water. New initiatives identified include public access along extended and new wharves including Halsey and Wynyard wharves, as well as defined water space and events on the harbour such as the ocean swim, yacht and waka racing. Considering this context, in addition to being in proximity to water on the Wynyard Crossing and at wharf edges such as Halsey, North Wharf and the Viaduct, there is also access to the water via Figure 5.2: Existing connections on Wynyard Point on the America s Cup Wynyard Hobson Proposal 12 April

34 tidal steps at the west end of Silo Park and the city edge of Karanga Plaza. Urban design related extracts from key documents establish the intentions for access and connections: The Waterfront Plan seeks to improve waterfront connectivity by: Transformation of Quay Street as a people-focused space by progressively reducing through traffic and upgrading the streetscape A new ferry terminal to accommodate the existing Waiheke and Great Barrier vehicular ferry services at Wynyard Wharf and additional recreational and charter services (2012, p67) Wynyard Precinct Urban Design Framework The Marine Events Precinct contains the main pedestrian link to the wider waterfront area and is set to contain Te Wero bridge which will accommodate a future public transit connection between Wynyard Precinct and Auckland CBD. (2014, p12) 5.2 Physical connections Convenient and legible access and integration with wider networks is achieved due to use of (rather than change to) existing vehicle and pedestrian routes. The proposal benefits from being arrayed along and able to utilise the east-west connection of the waterfront axis, including the pedestrian promenade that extends from Quay Street and Hobson Wharf in the east through and into Silo Park in the west. Limited and access-controlled service and emergency vehicle access is currently provided to North Wharf and Te Wero Island, and that will continue. North-south vehicle access to the bases will be readily and conveniently provided without compromise to the waterfront axis beyond use of existing crossings from Brigham and Halsey Streets, and the existing route along the western side of Hobson Wharf. Brigham Street is closed across the eastern frontages of bases C-G to allow the seaward yards the necessary direct and continuous access from the sheds to the water edge while the bases are in operation. This risks making the route to Wynyard Point relatively indirect and convoluted. But while closure of the route up the southern end of Brigham Street compromises pedestrian and cycle connection, that has been mitigated by a combination of three means: Introduction of east-west connectors linking Hamer with Brigham Street north of Base C, and Hamer with Jellicoe Street south of Base G; The north-south lane including a footpath along the western edge of the bases C-G which provides access and north-south public connection that complements Hamer Street; and on the America s Cup Wynyard Hobson Proposal 12 April

35 by opening Bases C-G's seaward yards, at least along the alignment of Brigham Street to public pedestrian and cycle use during any periods within the 10 year duration of the consent when the America s Cup bases and yards are neither occupied nor in operation. The northern connector runs along the north side of Base C, and provides a footpath along the side of that building, and also for vehicle access. The southern connector runs along the south side of Base G, and is for pedestrian and cycle use. One-way vehicle use westward is provided on that part of the southern connector between the north-south lane and Hamer Street. Lanes between bases D and E ( lane DE ) and between bases F and G ( lane FG ) provide access between the bases to the yards but are not for public use. A new footpath is provided along the east side of Hamer Street to provide access to the relocated ferry. With careful placement, as well as serving activities and providing for public access associated with the America s Cup, the alignments of these can be the basis of legacy provision in this part of the Wynyard Precinct. Parallel parking remains along the Hamer Street edge with this desirable as it both facilitates public access, and achieves separation between the pedestrian realm here and vehicles on Hamer Street. Public accessibility of America s Cup bases If the wharf is to have a public function, the extent to which, and ease with which, the public can access it is important. Key issues are choice of routes, and distance from key public movement routes such as the waterfront axis and Wynyard Crossing. Easy and convenient access is provided to the team bases, with these all either on or relatively close to the waterfront axis. Public pedestrian access to the wharf edges Public pedestrian access is provided around edges, including to the ends of all four new breakwaters, and these connections, with the exception of that to the Hobson South breakwater, are direct and legible. In event mode, the Halsey Wharf eastern promenade is closed by the yard for Base A, and consideration will need to be given to providing emergency access along the eastern side of the Viaduct Events Centre and through this yard. This will be required as a second means of egress in emergency situations. The 10 metre wide public accessway around the northern edge of Hobson Wharf and the 5m wide accessway along its western edge and connecting into the Hobson South Figure 5.3 Wynyard Point with new streets and additional pedestrian facilities. a. Brigham Street closed for full event period, and after that or between America s Cups is open to pedestrians and cyclists b. New southern connector c. New northern connector d. Footpath along eastern side of Hamer Street e. North south lane for public access including to base entries f. Public access to breakwater for viewing on the America s Cup Wynyard Hobson Proposal 12 April

36 breakwater provide public access around that wharf, with emergency egress through the Base B yard. In legacy mode following removal of the temporary bases, the public will have access along Wynyard Wharf, full access around the perimeter of the Halsey Wharf will be restored, and easy access around the full perimeter of the Hobson Wharf extension. This, in combination with opportunities for public access along and to the ends of all four breakwaters provides considerably better pedestrian access to and along the water edge than currently exists. Vehicle access and servicing Vehicle access and servicing crosses the waterfront axis at three existing points, being Hamer Street, and the west sides of Halsey and Hobson wharves. In addition, provision might be made to exit oversized vehicle that are unable to turn on the Base C-G yards to continue southbound onto Brigham Street and towards Daldy Street. The effects of this are quantified and dealt with by traffic experts, but from an urban design perspective, crossing at these existing points is unlikely to have any appreciable additional impact on public space and pedestrian amenity. During the event when heavy crowds are expected, a traffic and crowd management plan can be expected to resolve any conflicts that might otherwise arise. 5.3 Visual connections Good viewing to the America's Cup bases, activity and events is provided for by the following: Visual connections for both event and legacy modes from main routes to key wharf destinations. The availability of existing large areas at the Eastern Viaduct, Te Wero and along North Wharf promenade for event viewing, particularly of boats in or at the edges of the water spaces here. Viewing from the eastern end of North Wharf is likely to be obscured by the superyacht that is proposed be moored there. Buildings, yards and related water edge activity being presented to the public and fronting to the waterfront axis. Public occupation of most of the public promenades around the Viaduct Events Centre, public access to all of the outer arm of Halsey Wharf from Halsey Street, and public access to the two breakwaters that frame the Wynyard Wharf South water space allows for viewing over both this water space and the Outer Viaduct Basin. on the America s Cup Wynyard Hobson Proposal 12 April

37 Visual effects are addressed in detail by Boffa Miskell, with a key issue being building placement allowing for view connections from the waterfront axis to the Outer Viaduct Basin as required by the Unitary Plan and potentially additional views over the harbour and to the Devonport peninsula and Rangitoto beyond. Halsey Wharf remains open, however Base B located on the extension to Hobson Wharf changes broad views from the Viaduct Basin to the Waitematā Harbour. Nevertheless the wide gap between this and the Viaduct Events Centre maintains a generously wide framed view out. Being at the edge of the panoramic view, Base B slightly narrows the panorama but does not block the view. Simulation also demonstrates that its effect is minimal in views from Wynyard Crossing where it will be largely subsumed into the backdrop of buildings on Princes Wharf. Following removal of the building, openness and views virtually identical to that currently existing will be reinstated. 5.4 Assessment relative to Unitary Plan provisions URBAN DESIGN MATTERS in relevant objectives, policies and criteria ACCESS AND CONNECTIONS Public access to the coastline in the General Coastal Marine Zone Whether the effects on existing public access arrangements have been avoided by providing alternative access routes where practicable Whether the layout of structures and activities enhances public access, including pedestrian access, to the coastline and particularly to any areas of public open space Whether any loss of public access to, along and within the coastal marine area has been mitigated, including through provision of facilities such as public boat ramps, lookout platforms, and alternative access Where practicable, enhance public access to the coastal marine area. ASSESSMENT There is a minor change to the extent of wharf edge accessible in event mode. That is, due to Base A opening eastward to the wharf edge and into the Outer Viaduct Harbour. While the public will not have access to this yard edge during the event, public access will be retained around other edges of the Halsey Wharf and all wharf edge access will be reinstated in legacy mode. Maintenance of public access around the majority of the outer edge of the Halsey Wharf complemented by public access to the new breakwater at its north-western corner retains good public access here. In event mode, all four proposed breakwaters extending from Wynyard, Halsey and Hobson wharves will be publicly accessible and provide for a public lookout during the America s Cup. However, these will need to be managed to ensure crowd safety on race day or during any event when large crowds might be expected. In legacy mode, all four new on the America s Cup Wynyard Hobson Proposal 12 April

38 ACCESS AND CONNECTIONS Pedestrian access, street quality and safety in the Wynyard Precinct A safe, convenient and interesting environment, which optimises pedestrian and cycling use and improves connectivity within the precinct and to adjacent areas of the City. Encourage a high level of pedestrian amenity along identified existing and future routes, including Te Wero Bridge, which reinforces the ease, comfort and safety of the pedestrian environment. breakwaters remain publicly accessible as an additional means of experiencing the harbour within the coastal marine area. The proposal does not propose or require change to the existing pedestrian facilities and a high level of pedestrian amenity will be maintained. Stopping the southern portion of Brigham Street compromises northsouth connectivity on Wynyard Point but this has been successfully mitigated with the proposed two new east-west connectors, footpaths and the north-south lane, so that in other respects connectivity is significantly enhanced. North-south public connectivity would be further enhanced by, outside America s Cup periods and before these bases and the temporary shed are removed, providing for pedestrian and cycle access along Bases C-G seaward yards on the alignment of Brigham Street. Public access ways to wharves in the Wynyard Precinct To maintain and enhance public access to the Wynyard Precinct wharves public access ways on wharves must be provided at ground level Along the western, northern and eastern edge of Halsey Street Extension wharf (10m wide) Along the southern edge of the Eastern Viaduct Wharf (10m wide) Along the eastern edge of the Wynyard Wharf (8m wide) The access ways must be available to the public at all times unless written approval has been obtained from the council to temporarily restrict access from time to time for security, safety or operational needs The proposal does not propose or require change to the existing pedestrian facilities. Considering the waterfront axis, use of existing crossing points for vehicle access and servicing minimises effects, and the existing pedestrian priority through Wynyard Crossing and along North Wharf and through Silo Park is maintained. There is a minor change to the extent of the wharf edge accessible in event mode. That is, due to Base A opening from the eastern edge of the Viaduct Events Centre, the public will not have access to the full eastern edge of the Halsey Wharf. This wharf edge access will be reinstated between events and in legacy mode. A 10 metre wide public accessway is provided around the east and north sides of the Hobson Wharf extension. A 5m wide public accessway is provided along the western edge of the wharf to the associated (and 10m wide) Hobson South breakwater. Being relatively narrow and a cul-de-sac on the America s Cup Wynyard Hobson Proposal 12 April

39 ACCESS AND CONNECTIONS associated with marine and port activities, maritime passenger operations or temporary events. Except as allowed by above, the access ways must be clear and unobstructed by structures and buildings, including marine and port facilities from ground level upwards. Structures and buildings, including marine and port facilities must not be erected or placed on North Wharf or the Western Viaduct Wharf other than temporary structures or buildings. this space will require careful management. During the event, due to the yard for Base B being located here, the south edge of Hobson Wharf will not be accessible. This provides considerably more wharf edge access than is currently the case, and enhanced wharf edge access is complemented by the new eastward-oriented wharf plaza space. I consider the negative effect of these changes on public access to the Halsey wharf edge during the event to be minor, and that this is more than compensated for by the proposed breakwaters and additional public wharf space on Hobson Wharf. When it is necessary to place vehicles, tents, marquees, seating, canopies and other structures within the 10m wide public accessway around the western, northern and eastern sides of the Halsey Street Extension wharf, the southern side of the Western Viaduct wharf, or the 8m wide accessway along Wynyard wharf, alternative public accessways must be provided and be free of charge and clearly marked Provide mechanisms to manage and, in some cases temporarily restrict, public access to and along some parts of the water's edge to enable marine and fishing industry, maritime passenger operations and events to operate. If infringing the public access ways wharves consider: the extent of public access to the water s edge; and whether the development control infringement is required to enable marine and fishing industry, maritime passenger operations and events to operate. Parking on sites in the Wynyard Precinct At grade private parking areas and parking areas located within buildings which are visible from existing public open space and proposed public open space, streets and lanes shown on Precinct plan 6 are strongly discouraged. It is expected that activated building space will be provided Yards for Bases C-G also preclude the 8m access along the edge of the Wynyard Wharf in event mode. Public access to the wharf (beyond entry into the existing Sealink facility) is currently not available, so I consider the effect of this restriction on public access and amenity to be inconsequential. In one important respect, wharf and water edge access here is enhanced with additional public access across Wynyard Wharf to and along the proposed new Wynyard breakwater that extends on the alignment of the northern connector. In legacy mode, public access can be reinstated along all identified edges, including new public access along Wynyard Wharf which is currently not possible, and the public will have additional benefit of access along the four new breakwaters. The America s Cup necessitates unobstructed access from bases to the wharf edge during the event periods, so this will temporarily restrict public access at those times. This is dealt with by conditions of consent, and mitigated by additional public access out into the harbour along the new breakwaters. No parking other than vehicles servicing the America s Cup bases is intended on the wharves, and it is appropriate that such short term and temporary service-related parking be within the yards. This should not on the America s Cup Wynyard Hobson Proposal 12 April

40 ACCESS AND CONNECTIONS between parking areas within buildings and existing and proposed street and public open space frontages provide for any sort of commuter parking including for America s Cup staff. The strip of land between the western side of Bases C-G and Hamer Street accommodates a small amount of temporary carparking that can be used to service activity and events on Wynyard Point, along with the America s Cup. This replaces an existing temporary carparking use, and is in combination with public access and temporary public open space. I consider that this configuration which provides public and open space amenity in addition to some continuing use for carparking is an acceptable temporary use until such time as the plans for mixed use development and buildings on this part of Wynyard Point are advanced by Panuku. To provide access to parking for all users who may need it here, including providing potential for public use, I recommend that this should be user-pays short term parking with pricing set to encourage turnover and maximise efficiency of use. Vehicle access to sites in the Wynyard Precinct At grade private parking areas and parking areas located within buildings which are visible from existing public open space and proposed public open space, streets and lanes shown on Precinct plan 6 are strongly discouraged. It is expected that activated building space will be provided between parking areas within buildings and existing and proposed street and public open space frontages Whether vehicle access to sites are designed and located to complement the road function and hierarchy, while avoiding conflict with the function of existing public open space and proposed public open space, streets and lanes shown on Precinct plan 6 and public transport priority lanes, balancing the requirements of access and through-movement Parking comment as above. Vehicles will need to cross the waterfront axis to access facilities to the north. As this is in three existing access locations, subject to advice from traffic experts on no material change in extent, type and volume of movements, that can be expected to not compromise the function of public spaces here. Service access to the northern end of the Viaduct Events Centre (and the Base A yard located there) will continue to be from Halsey Street and along from the western edge of Halsey Wharf. This maintains the existing means of service vehicle access. Connectivity in the Wynyard Precinct Encourage an integrated network of streets and lanes to increase pedestrian permeability and accessibility through the precinct. Closure of Brigham Street due to the placement of the Base C-G seaward yards compromises north-south connectivity on Wynyard Point. This has been successfully mitigated with the introduction of the northern on the America s Cup Wynyard Hobson Proposal 12 April

41 ACCESS AND CONNECTIONS Roads and lanes in the Wynyard Precinct the extent to which pedestrian permeability is maintained and enhanced through the site layout whether pedestrian access to the water s edge is maintained the integration of the site with the wider Wynyard Precinct whether intrusion of public views into and through Wynyard Precinct are avoided Roads and lanes in the Wynyard Precinct the extent to which pedestrian permeability is maintained and enhanced through the site layout whether pedestrian access to the water s edge is maintained the integration of the site with the wider Wynyard Precinct whether intrusion of public views into and through Wynyard Precinct are avoided Access to ferry terminal facilities in the Wynyard Precinct Maintain and enhance maritime passenger transport operations by providing adequate vehicular, pedestrian and public transport access to ferry terminal facilities. connector that links Brigham to Hamer Street, a new north-south lane along the western facades of the Base C-G buildings, and a new southern connector that provides pedestrian connection south of Base G. While the directness of one of the two existing north-south connections (that is Brigham Street) remains compromised, on balance this introduces an enhanced degree of finer grained pedestrian permeability. It also provides for a pedestrian circuit and an expanded choice of routes. Two new east-west lanes are provided between Bases D-E and F-G to give vehicle access to the seaward yards associated with these bases and these are not intended to provide public access. Balancing closure of part of Brigham Street and restriction in public access down the eastern edge of Halsey Wharf with the addition of new publicly accessible breakwaters, two east-west connectors and a new north-south lane, the extent of pedestrian permeability is maintained on Wynyard Point. While not all of the lanes planned for Wynyard Point are delivered in this temporary configuration, the north and south connectors provide for both east-west access and views towards the inner basin here. The ferry terminal is relocated from North Wharf to a location to be confirmed (and subject to separate consent) on the west side of Wynyard Point. Enhanced pedestrian access is provided with the new footpath proposed on the east side of Hamer Street, and pedestrian access via the proposed southern connector. This links the North Wharf end of Daldy Street to Hamer Street and provides convenient access between these streets. Accessibility in the Viaduct Harbour Precinct Encourage an integrated network of attractive streets and lanes to increase pedestrian and cycling permeability and accessibility through the precinct. The Hobson Wharf extension extends the amount of publicly accessible water edge and connects to the existing network. Given its location at the end of the wharf, it has, and can have no other impact on increasing permeability and accessibility through the precinct. on the America s Cup Wynyard Hobson Proposal 12 April

42 5.5 Conclusions Convenient and legible access and integration with wider networks is achieved due to use of rather than change to existing vehicle and pedestrian routes. The existing waterfront axis provides excellent high amenity means of access for pedestrians and cyclists to and along the America s Cup, and as well as being a movement route, this provides a setting for viewing the America s Cup activity. Balancing closure of part of Brigham Street and restriction in public access down the eastern edge of Halsey Wharf with the addition of new publicly accessible breakwaters, east-west connectors and a new north-south lane on Wynyard Point, the extent of pedestrian permeability is maintained. Vehicle and servicing access, being based on existing routes and connections is unlikely to compromise public space amenity. Conditions of consent to open Bases C-G seaward yards to public pedestrian and cycle use outside America s Cup periods should be established. on the America s Cup Wynyard Hobson Proposal 12 April

43 6 Waterfront open space 6.1 Context and general observations Figure 6.1 Existing open space diagrammed from Westhaven in the west, including Victoria Park in the south, and to Quay Street west of Queen in the east. This shows existing and planned spaces including Wynyard Common, and the proposed realignment of Headland Park (refer figure 6.4). The existing public space network is characterised by a predominantly green park axis from Victoria Park in the south to the proposed Headland Park at the north end of Wynyard Point, and a predominantly hard paved promenade and associated plaza spaces along the east-west waterfront axis. This east-west axis is terminated by the green open space of Silo Park at its western end. The planned 4.5 hectare Headland Park on Wynyard Point will be connected to Victoria Park by Daldy Linear Park, and much of the latter is already in place. on the America s Cup Wynyard Hobson Proposal 12 April

44 There is an expectation of creating a high quality public environment around this site with significant public open spaces including as seen in figure 6.2, clockwise from top left: Daldy Street Linear Park, Silo Park, Karanga Plaza and North Wharf. Figure 6.2 Existing public open spaces in the vicinity are of high and memorable quality. These offer high quality recreational and viewing opportunities during the America s Cup. Auckland Council has undertaken to construct a Headland Park at the northern end of Wynyard Point, although there are currently two versions of this, being the established version that is provided for in the Unitary Plan (figure 6.3) and a recent non-statutory planning refresh to better relate the park to the city centre and achieve viable development sites (refer figure 6.4). on the America s Cup Wynyard Hobson Proposal 12 April

45 Figure 6.3 Location of the headland park as described in the Wynyard Precinct Urban Design Framework and the Unitary Plan (This illustration, Framework, p10) Figure 6.4 Proposed realignment of headland Park to better link with Victoria park and Daldy Street green spaces and create more feasible development packages (Extract from: Proposed changes PLA_ _AGN_6275_AT _Attachment_55240_1.pdf) Because the buildings, yards and open spaces constructed on Wynyard Wharf and Point are temporary, following and contingent on their removal, either of the planning scenarios described in figures 6.3 and 6.4 can be achieved. Open space for public use in event mode The amount of space should be suitable for the intended activities. Existing North Wharf and Te Wero spaces are used along with the majority of the promenade along the sides of the Viaduct Events Centre. Karanga Plaza and Silo Park are also in close proximity and are likely to be occupied and used for America s Cup related viewing and events. These are good quality spaces that people already enjoy occupying and they offer considerable capacity for public occupation. They can be expected to continue to attract and support public occupation and support for the event because of they are established and known destinations, are conveniently accessible, include or are close to support facilities and have suitable microclimatic conditions. These will be complemented by the proposed interim and temporary space north of Silo Park and along Hamer Street. The America s Cup will have a positive effect on the spaces around, with the additional public use that the event will attract helping to further activate these. on the America s Cup Wynyard Hobson Proposal 12 April

46 SPECTATOR EVENT VIEWING POTENTIAL Over the Wynyard Wharf South water space and towards bases C-G: from North Wharf, the western side of Halsey Wharf, and peripherally from Karanga Plaza and Silo Park. Over the Outer Viaduct Basin: from the ANZ Viaduct Events Centre, from Halsey and Hobson Wharves, Wynyard Crossing, Te Wero and the Eastern Viaduct. Over the inner harbour (Freemans Bay) and entrance fairways to the sheltered water of the basins: from the elevated deck at the north end of the Viaduct Events Centre, from new breakwaters and the northern arm of Halsey Wharf, the northern edge of Hobson Wharf extension and the mid and upper western side of Princes Wharf. Figure 6.5 Open spaces in event mode with yellow tone indicating public access and distribution of potential viewing locations in the immediate vicinity of the event. Figure 6.5 illustrates the array of open spaces and pedestrian access to edges and breakwaters. These spaces and related wharf edges and breakwaters also provide for a range of vantage points for event viewing. Viewing potential relates to the following aspects of spectator locations: view to the base frontages, and related water space; viewing distance to the bases and the Village basin; view of yachts entering and leaving the basin; and convenience of access to these locations. Considering the proposal (see also summary at right) spectator event viewing potential is excellent. Orientation of the majority of the bases towards the waterfront axis allows the existing highly accessible public routes and spaces to be used for viewing. This provides maximum utilisation of wharf edges and spaces, concentration of America s Cup water use and on the America s Cup Wynyard Hobson Proposal 12 April

47 therefore maximum public visibility of America s Cup related vessels and water movements that will contribute to celebration of the event. Service vehicles can readily access bases on the Halsey Wharf without undue compromise to adjacent public space. The hardstand areas will not generally be fenced apart from visually permeable security fences. This visually open approach to yard definition will help to maintain public views of the wharves, of America s Cup activity on them, and also over the water. Public safety and security (CPTED) Safety and security in public space is critical for its success. CPTED principles such as ensuring passive surveillance, eliminating movement predictors and opportunities for concealment and entrapment, and providing good visibility and a choice of routes should all be considered. Active management might also be considered to supplement design for safety and security. In relation to providing for public safety, openness and proximity in view to the waterfront axis and activity along North Wharf continues to contribute to excellent surveillance of most parts of the wharf. Public access is maintained to and around the northern arm of Halsey Wharf, however the second means of egress from this will be precluded by closure of part of the promenade to the east of the Viaduct Events Centre for the Base A yard, so special attention will need to be paid to avoiding potential for entrapment. Base A can provide passive surveillance over this space, and the route to and from it. Informal surveillance over the wharf areas and public realm around the temporary buildings has been successfully provided, with activated frontages and windows from occupied internal areas overlooking the spaces around. Such a combination of activation, overlook and management can be expected to maintain a safe environment. While the spaces and edges provided can be expected to be safe and readily accessible during everyday use, at times of major America s Cup events, a crowd management and safety protocol will be necessary and is to be implemented. 6.2 Public open space: Halsey Wharf The change to this wharf is limited to an extension of a breakwater from its north-western corner for wave control in the Wynyard Wharf South water space (The Halsey West breakwater), and limits to the use of the eastern promenade during the event. on the America s Cup Wynyard Hobson Proposal 12 April

48 Spatial quality and amenity The wharf remains fundamentally unchanged and open, with simple wharf surfaces that will continue to be used for ongoing marine industry and event activity. The outer wharf area and new Halsey West breakwater both provide excellent spectator viewing potential during America s Cup with expansive panoramic views in all directions. In legacy mode, the new breakwater continues to provide increased wharf edge access and another way for the public to experience the harbour. The existing Halsey Wharf south breakwater is currently used for wharf servicing activities and is therefore not available for public use. This current use is to be maintained. Character Beyond the new superyacht berthages replacing fishing fleet use along its western edge and the introduction of the breakwater, the character of the wharf will not change. Access and connections The new breakwater extends water edge access in both event and legacy modes, and provides a public destination at the end of the wharf. During the event, public space on the wharf is maintained around most of the wharf edge, with excellent access around the exterior of the wharf and to the new breakwater. However the Base A yard precludes the round-halsey Street wharf public promenade in event mode. That will restrict the accessibility and usability of the space and is likely to compromise the scale of events possible on the outer arm of the existing wharf during America s Cup. Nevertheless, emergency vehicle access and emergency public egress is possible through this yard area with this indicated by the green arrow on figure 6.6. Use and activity Spaces on Halsey Wharf in event mode complement North Wharf and Karanga Plaza, and provide for extensive event viewing, public access and recreation as well as ongoing marine industry berthage. The green polygon in figure 6.6 describes the possibility for gathering and events in the space on the north-west corner of the wharf, overlooked by the Viaduct Events Centre public viewing platform. Subject to views being available between moored superyachts, this area overlooks the basin entry to the west. This area will at other times be used for turning any heavy service vehicles on the wharf and, subject to appropriate management protocols for heavy vehicle use, this dual function will readily and safely be accommodated. Figure 6.6 Diagram of public open space on Halsey Wharf in event mode. on the America s Cup Wynyard Hobson Proposal 12 April

49 6.3 Public open space: Hobson Wharf During the America s Cup, the temporary Base B building defines a yard space to the south, a wedge shaped public open wharf space to the east and a public promenade to the north. Spatial quality and amenity The new plaza at the northern end of Hobson Wharf (approximately 1,400m² including 350m² of breakwater) provides a new destination relating to the temporary Base B building. It is spatially defined by that and by the existing Maritime Museum to the south. These two buildings will also contribute to activation of the space. The associated 10m wide by 35 metre long breakwater at the corner of this plaza provides further recreational activity and public vantage points. Character Most of the space including the new wharf plaza to the east of Base B and its related publicly accessible breakwater will have a working wharf character. Simple wharf surfaces will contribute to this character, and contribute to event flexibility both during the Cup and in the legacy situation following removal of Base B. Access and connections Being readily accessed from the waterfront axis, and given the distance to the northern end of this wharf is approximately half the length of Princes and Queens Wharves, public access to the new space is good, although limited by the width of the Hobson Wharf promenade. Because of that width limitation, the total occupancy of the wharf extension will in turn be limited to something in the range of 980-2,550 people with this subject to further analysis. A ten metre setback of the western edge of Base B from the wharf edge allows for public access right around the outer wharf edge, and emergency egress and access to that may be across the yard, with that indicated by the green arrow in figure 6.7. Figure 6.7 Diagram of public open space on Hobson Wharf (event mode) Use and activity Being 74 metres long in a north-south direction, and 21 metres wide at its centre, the new wharf plaza space provides good recreational and public event potential. Various users have identified a list of current and planned activities for an extended wharf space, and such uses have been discussed above under Waterfront activity. In legacy mode the new much larger wharf space will be suitable primarily for large events as well as for everyday marine-industrial use. Open and flexible, it will be suitable for erecting on the America s Cup Wynyard Hobson Proposal 12 April

50 temporary structures and service vehicles used for events. However, following removal of the Base B building and the consequent absence of shelter and edge activation, as a large exposed open space, its attraction for day to day use is likely to be low. This might be addressed if activity on the wharf is curated with a program of events and attractions and provided for with suitable furniture. Day to day recreational use is likely to be to walking, or occupying edges. Attention should be given post-event to ensuring suitable design work is undertaken to provide for moments of occupation, probably related to the eastern and southern edges and the breakwaters. 6.4 Public open space: Wynyard Point The space along the edge of Hamer Street and the interface with Silo Park to the south is to clearly read as a temporary interim public space incorporating elements that support public access, use and enjoyment during the event. This temporary space extends open space for public use and occupation northward up into Wynyard Point. While temporary, planning and general quality are to be appropriate for front entry and access ways to the majority of bases for this major international sporting event to be located in an area where there is a high expectation for sensitive and high quality design. I am confident that this expectation has been satisfied. Spatial quality and amenity The Hamer Street space is strongly defined by the frontages of Bases C-G, and oriented to be open to the north-west. The space to the south at the interface with Silo Park is defined by the existing gantry and the south façade of the Base G building, and it opens towards North Wharf. This combination of orientation, connection and spatial definition will contribute to these being distinctive and memorable spaces. Vertical elements (being 20 metre high pylons) define the Hamer Street edge of the space and establish a visual presence at the street edge (refer figure 6.9). These provide for lighting of this temporary linear park, may incorporate event related banners, support services such as power and water for event use, and are located to signal the vehicle lanes. These, as elements helping to celebrate the location of the bases here, and also introduce further visual interest to Wynyard Point. Green landscape elements also contribute to amenity. These have been conceptualised as being relocatable trees in circular containers that refer to the past tank farm use of the site. If that Figure 6.8 Concept sketch for Wynyard Point temporary open space. This seamlessly connects to Silo Park and North Wharf, and extending the green axis established by Daldy Linear Park up into Wynyard Point. on the America s Cup Wynyard Hobson Proposal 12 April

51 concept were to be followed, the Hamer Street park acts as a tree nursery for planting that can later be transplanted to Silo Park or Headland Park. Character The open space design concept for this area is low cost, loose fit and is to be replaced by planned building development and the Headland Park in the long term. This overtly temporary quality is achieved with retaining and applying simple surface treatments on the existing tank farm surfacing and using removable trees and furniture elements. A whole of complex open space and landscape design approach is taken, achieving consistency across all parts of the space, and deliberately expressing a funky temporary aesthetic that relates to but does not replicate Silo Park. The potential to retain selected silos from the BST site to the south of Base G would be beneficial in maintaining the link with the past tank farm identity of this area and reinforcing the identity of Silo Park. Retention in the short term would also ensure that silos are available for long term incorporation into a permanent landscape if that is required. This is in the context of Silo 7 being saved from demolition and retained as a feature and central to the identity and memorability of Silo Park. Redundant tanks to the north of the gantry offers at least potential, when the Silo Park is extended in the future, to work with existing industrial heritage, but only if these are retained. There is a possibility that either contractual or technical considerations might preclude tank retention, and in this instance other tanks might be retrofitted here, and/or landscape treatments that might refer to the past presence of tanks might be integrated. That possibility is acknowledged in the proposed Building and Public Space Design Guidelines. Access and connections The space provides for pedestrian connection along key desire lines and for vehicle access to and along the Hamer Street entries to the bases. A north-south lane allows both public pedestrian access and south-bound event related vehicle access. Two east-west connectors increase the permeability of Wynyard Point, albeit that they must in combination with the north-south lane also compensate for closure of Brigham Street. The public open space components of the proposal connect seamlessly with the existing open space network, linking directly into Silo Park and North Wharf and extending the range and amount of public open space available here. on the America s Cup Wynyard Hobson Proposal 12 April

52 Use and activity The multi-purpose surface is designed to attract and support everyday public use as well as provide for small scale America s Cup events and activities. For the duration of the consent and prior to establishing the Headland Park, this space will enhance the public amenity of Wynyard Point. Functions include parking, public circulation and occupation, and a range of events of various sizes. It also presents a positive central frontage to Hamer Street, and provides an entrance for the bases located here including lane access between bases D and E, and F and G ( Lane DE and Lane FG ). Figure 6.9 Cross section through Hamer Street open space Figure 6.10 Cross section through Hamer Street open space Space adjacent to Silo Park and North Wharf A kiosk and small event space is provided for at the south end of Wynyard Wharf adjacent to the edge of the Base G yard (refer figure 6.11). This is desirable to provide facilities and services that support the event and public activity here, and it also frames the view of the Base G yard and breaks down the scale of the space here. Wynyard Wharf At Wynyard Wharf South in legacy mode, at least 50% of the wharf infill will be removed to allow openness to the coastal marine area below and reinstate expression of the southern part of Wynyard Wharf. The remaining wharf infill will provide new public open space that is ideally located to allow for wharf connections and pavilion kiosks that can open to a full width Wynyard Wharf promenade to the east, and to the redeveloped former Brigham Street. The kiosks are intended and provided for in this general location by the Unitary Plan (refer to figure 6.3). Figure 6.11 Temporary space adjacent to Silo Park. Temporary kiosk for publicly relevant event and support facilities is indicated with the number 5. on the America s Cup Wynyard Hobson Proposal 12 April

53 Potential for flexibility in the location of permanent and temporary infill is signalled in the Building and Public Space Design Guidelines. Providing for a future of public occupation, the permanent sections of wharf infill should provide for a future permanent surfacing that is appropriate for long term public occupation, and gives a grain and texture that contrasts with the utilitarian nature of Wynyard Wharf. This will be different from a simple asphalt surface that might be appropriate while this is a boat yard. Without differentiation in surface, expression of Wynyard Wharf is weakened, and the very wide surface would be visually monotonous, and unacceptable as a permanent public realm treatment. Provision for this future state in a legacy situation is acknowledged in the Building and Public Space Design Guidelines with a specific guideline for the Wynyard Wharf infill. 6.5 Assessment relative to Unitary Plan provisions URBAN DESIGN MATTERS in relevant objectives, policies and criteria WATERFRONT OPEN SPACE Open space network in the Viaduct Harbour Precinct Enable and maintain a network of different-sized public open spaces in key locations along the water s edge to cater for a range of recreational opportunities and provide vantage points. Observation areas, viewing platforms and boardwalks in the Viaduct Harbour Precinct The extent to which the design and finish complement and enhance the coastal environment, open spaces and pedestrian linkages Public open space within the Wynyard Precinct Establish a framework which supports the development of key interconnected public open space across the precinct, including: ASSESSMENT The Hobson Wharf extension provides a new public wharf plaza to the east of Base B in event mode. Being 74 metres long in a north-south direction, and 21 metres wide at its centre, this space provides good recreational activity potential. It is spatially defined on two sides by the existing Maritime Museum and the proposed Base B building, and these two buildings can contribute to activation. The associated 10m wide by 35 metre long proposed publicly accessible breakwater at the corner of this and the Hobson South breakwater provide further vantage points and for public recreation. The new public open space and associated 10m wide wharf public accessway along the northern and western edges of the proposed Hobson Wharf extension, and the two new breakwaters on Hobson Wharf contribute new water edge access and observation areas. The standards for coastal access at wharf edges require a 10m strip and this has been provided. The network of wharf edge promenades is on the America s Cup Wynyard Hobson Proposal 12 April

54 WATERFRONT OPEN SPACE (a) a high-quality waterfront park of regional significance, including the potential for a high quality public building; (b) a network of coastal edge promenades and pedestrian accessways enabling access to and along the coast comprising a minimum width of 20 metres. Whether the layout and design of public open space within the subject land area will ensure well-connected, legible and safe vehicular and pedestrian routes with appropriate provision for footpaths, servicing, infrastructure services and landscape treatment Whether the layout and design of public open space and lanes within the subject land area will integrate with and complement the form and function of existing and proposed public open space and lanes network acceptable in event mode. Although there will not be access to all edges of the Halsey Wharf, that is compensated for with a new publicly accessible breakwater at its north-west corner (the Halsey West breakwater). In legacy mode, all wharf edges are proposed to be accessible, and the public will benefit from the access along the three new breakwaters. The width of existing and proposed wharf spaces allows for logical and convenient vehicle access that maintains good pedestrian access to wharf edges, and in particular, viewing of the Outer Viaduct Harbour from all directions. On Wynyard Point, new east-west connectors, north-south shared surface lane, plazas and footpaths (along the eastern side of Hamer Street and along the frontage of Bases C-G) provide for wellconnected, legible and safe pedestrian routes. A new footpath along the eastern side of Hamer Street is important to contribute to safe pedestrian access to the relocated ferry terminal. The plaza on the eastern side of Hobson Wharf provides a destination space at the end of the wharf, and in combination with breakwaters and promenades for public activity during the event. In legacy and following removal of Base B, this space of some 6,800m² provides for events and public use at the north end of the Maritime Museum. This area complements the 2,200m² Karanga Plaza. Wynyard Wharf in legacy mode benefits from retention of parts of the wharf infill which link Wynyard Wharf to the associated Wynyard Point reclamation and allow for open space linkages and the proposed future pavilions that can open to both Brigham Street and a wide and continuously open Wynyard Wharf. These spaces will complement the proposed 45,000m² Headland Park by being much smaller, hard surfaced rather than soft landscaped, and adjacent to wharf edges, thereby providing for types of events that will not be possible or suitable in the Headland Park. The proposed new and temporary Hamer Street access and open space configuration provides an address to Hamer Street for Bases C-G, for on the America s Cup Wynyard Hobson Proposal 12 April

55 WATERFRONT OPEN SPACE entrance functions and for everyday activity and small-scale events associated with these bases. Being well-linked to the public circulation network it is also accessible and will readily accommodate public occupation. The indicated temporary landscape approach on Wynyard Point complements the high quality permanent North Wharf, Daldy Linear Park and Silo Park spaces by being distinctively different. Explicit temporary treatment including applied finishes over existing surfacing, and if possible, retaining some tanks and silos along with the relocatable trees and furniture. The intended conceptual approach establishes a funky and memorable temporary industrial aesthetic, and subject to development of composition, furniture and surfacing at the next phase of design, can be expected to also provide a high degree of amenity for both the bases and the general public. 6.6 Conclusions The new Halsey West breakwater will contribute to public amenity and occupation in both event and legacy situations. The new wharf space on the north-east corner of the Hobson Wharf extension is well defined by and related to buildings, and subject to suitable architectural treatment and edge activation on all four sides, can be expected to become an active and attractive public destination during the America s Cup. The new temporary open space on Hamer Street is well connected to Silo Park and North Wharf to the south, and extends the public amenity of those spaces into Wynyard Point. The conceptual approach to these spaces establishes a funky and memorable industrial aesthetic that relates well to Silo Park, and subject to development of composition, furniture and surfacing at the next phase of design, can be expected to also provide a high degree of amenity for both the bases and the general public. Particular attention should be paid during events to crowd control and public safety along the publicly accessible breakwaters. on the America s Cup Wynyard Hobson Proposal 12 April

56 7 Building location and design Figure 7.1 Moller Architects indicative view of bases from the Skytower 7.1 Context and general observations Quality expectations High expectations for public space and building design in parts of the Wynyard Precinct to the south have been rewarded with multiple national and international design awards. In this context, large and visually prominent temporary industrial wharf buildings placed here for the duration of the event should have a fit-for-purpose architectural approach that while necessarily economical is clever, creative and aesthetically accomplished. The approach to architectural form and aesthetic in this Auckland, Wynyard and Viaduct Precinct context should, by design quality and sensitivity, enhance the distinctive maritime sense of place. on the America s Cup Wynyard Hobson Proposal 12 April

57 The Waterfront Plan 2012 requires high performance buildings and quality architectural design, and the City Centre Masterplan (2012, p66) also establishes expectations for high quality built form: All new developments particularly those that are prominent because of their location, design or height must enhance the cityscape, as this represents the identity and image of Auckland s city centre. New buildings need to be carefully designed to ensure they are well integrated and enhance local distinctiveness and activity. The relationship of buildings to streets and open spaces influences the way people experience the city centre.. [Planning methods include] the sunlight protection areas surrounding our parks and squares to prevent shadowing by tall buildings between 11am and 2pm, all year round. In relation to identity, the Central City Masterplan (2012, p67) states that good design must recognise and respond to this context, with development enriching character, quality and legibility and thereby a sense of place. The above expectations have been established for permanent buildings, however might be referenced to establish aspirations for the design of temporary buildings. The Wynyard Precinct Urban Design Framework (2014, p27) also includes the principle of creating appropriate building height, scale and form': Creating appropriate building height, scale and form will ensure that the Wynyard Precinct is complementary to Auckland s wider waterfront Building height, scale and form have been considered with regard to the following principles: 1. Maintaining views to and from the site; 2. Establishing urban scaled streets and public spaces; 3. Reinforcing Jellicoe Street as the Waterfront Axis; 4. Reinforcing Daldy Street as the Park Axis; 5. Integrating with adjacent waterfront development; 6. Creating variety within the Wynyard Precinct and reinforcing the key precincts; 7. Achieving appropriate orientation and solar access; 8. Achieving high quality built form and urban design. on the America s Cup Wynyard Hobson Proposal 12 April

58 General quality observations The buildings and their related yards are for marine industrial and marine event functions. They must be both fit-for-purpose and fit well in this context. This means being functional and economical, but not utilitarian. Base A fits well within the Viaduct Events Centre, a building that was originally designed for maritime events. There is minimal change to the building exterior, the most significant aspect being removal of most of the long public access ramp that leads up to the public viewing platform at the north end of the building and its replacement with a lift at its north-west corner. Bases B-G are large, simple and temporary structures, but with the necessary careful consideration to all aspects of their design, they should contribute positively to the image and activation of the waterfront for the Americas Cup as well as be fit for purpose. I consider that these aesthetic outcomes have been successfully achieved with all bases. In relation to achieving high quality built form and urban design the temporary buildings for bases B-G have the following attributes: Concept and architectural quality 1. The design establishes a marine industrial aesthetic appropriate to a waterfront location and in keeping with the quality and character of surrounding buildings. Figure 7.2 Concept drawing by Moller Architects of Base B 2. The architectural drawings describe building forms which combine into a coherent building ensemble. 3. A strategy of a family of elements has been adopted to provide for both variation and aesthetic coherence. Grouping and repetition of building forms allows for a sense of order with visual variation, expresses visual rhythm which gives appropriate interest along the facade, and in a pragmatic sense will allow modularity and efficiency in construction. Scale and visual interest 4. Potential visual dominance and monotony has been dealt with effectively primarily by formal articulation and secondarily by detailed design, materials and colours. Expression of primary, secondary and tertiary forms in combination with offsets in plan and elevation break down the scale of the buildings and creates visual interest in views from all directions. on the America s Cup Wynyard Hobson Proposal 12 April

59 5. External expression of internal functions and difference in heights required for administrative facilities, sail loft, and boat shed uses within the bases contributes to façade variation and modelling of building form. This variation gives visual interest to both roof profile and roofscape. 6. Buildings provide a range of architectural detailing at all levels, from the strongly articulated roof forms and clerestory windows at upper levels, projections and balconies at mid-levels to various pedestrian and service (yacht storage and maintenance) entrances at ground and wharf level. 7. The modelling of form gives scope for different graphic treatments on discrete surface planes to express the identity and potentially branding of individual bases. Relation of buildings to the public realm 8. The buildings engage positively with the Wynyard Precinct, with the day to day drama of yard activity and boat movements and launching being on display to the public. 9. Buildings relate successfully to the public spaces around them. They present suitably active frontages to the main public spaces, public accessways and routes including the waterfront axis, North, and Wynyard wharves, and to the water spaces that the public will view out over. 10. Building entrances and windows are provided in strategic locations to provide views over the public realm. This provide good levels of overlooking into surrounding accessways and open spaces, contributing to both safety and visual interest. Figure 7.3 Concept drawing by Moller Architects of bases C-G 11. Lighting of both buildings and the public realm around will be important, and if approached in a coordinated rather than random and ad hoc manner, offers potential for a high-quality aesthetic outcome. This should be dealt with at the next stage of design. 7.2 Base A: Viaduct Events Centre Base A is located within the volume of the Viaduct Events Centre, the façades of which are modified to a minor degree to allow for boat access to and from the high volume space at the northern end and lift access to the public viewing deck which is retained as a public amenity feature. The changes have been designed by the original architect in accordance with the on the America s Cup Wynyard Hobson Proposal 12 April

60 composition and aesthetic of the existing building, represent minimal change to the design of the building, and maintain its architectural integrity. Figure 7.4 Moller Architects concept sketch for development of Base A in the Viaduct Events Centre, viewed from the east 7.3 Base B: Hobson Wharf Extension Base B is a temporary pavilion building that is prominent in view from all four sides. It complements the north end of the Maritime Museum in defining a new east-oriented public wharf plaza. Public access is provided around its northern wharf edge. While necessarily economical and on the America s Cup Wynyard Hobson Proposal 12 April

61 providing for maritime industrial facilities for the event, because of its visual exposure it must also be based on a coherent architectural concept and respond positively to its context and the publicly accessible spaces around. Those qualities are achieved. The building is part of a family of bases, follows the same aesthetic concept as bases C-G. The necessary quality and considerations are described in the Building and Open Space Design Guidelines, and I consider that this, and any other building that responds positively to these guidelines would be acceptable here. Figure 7.5 Moller Architects view of Hobson Wharf extension and Base B from the north-east Figure 7.6 View of Base B from the south-west The new wharf plaza space to the east is activated by occupied space (see figure 7.5 above). Three levels of accommodation at the eastern half of the building overlook the space and at ground there is an interactive public zone at the north-east corner. Modelling of form and expression of base, middle and top of the eastern part of the building, and roofline and façade variation along the northern elevation contribute to visual interest in views both from the adjacent plaza and promenade and in longer range views across the water from Princes Wharf. on the America s Cup Wynyard Hobson Proposal 12 April

62 7.4 Bases C-G: Wynyard Point Bases C-G are temporary buildings on Wynyard Point, bounded by Hamer Street by the western sides, Stolthaven tank farm and the northern connector to the north and Silo Park to the south. Figure 7.7 Image of architectural approach to bases C-G, viewed from the south-east Figure 7.8 View of bases C-G from the south-west on the America s Cup Wynyard Hobson Proposal 12 April

63 Bases C-G present a frontage to Hamer Street across the north-south lane and temporary open space, with a high degree of activation and visual interest due to glazed facades and multiple building entries. A combination of varied roof form, horizontal louvres and recessed entries articulate and give visual interest to the façade. While collectively these bases comprise a significant building volume, the articulation of form and roofscape in combination with gaps between breaks down the scale, avoids visual dominance and creates visual interest (refer to figures 7.7 and 7.8). The northern façade of Base C which faces to the northern connector (refer figure 7.9) and the southern façade of Base G which faces towards Silo Park and the southern connector (refer figure 7.11) are both articulated with expression of office functions and glazing related to that. These facades both present an appropriate edge to the public realm with visibility of internal occupation through glazed facades, outlook over these adjacent spaces and streets, and appropriate visual richness. Figure 7.9 North façade of Base C (Moller Architects). Cladding materials include Danpalon transparent and flush aluminium cladding, and team amenities and offices at the top right of the image overlook the northern connector Figure 7.10 East façade of Base D, and part façade of C (Moller Architects. Modelling of entrances and articulation of skyline is clearly seen, along with viewing deck and balcony between the bases. Figure 7.11 South façade of Base G (Moller Architects) Figure 7.12 West façade of Base C and part of Base D (Moller Architects). on the America s Cup Wynyard Hobson Proposal 12 April

64 7.4 Shading effects No spaces here have sunlight protection, but nevertheless potential shading on existing and new public spaces remains important. However, location of the proposed buildings on existing or new wharves some distance from occupied public spaces means that their shading impact is negligible. Shading diagrams have been prepared by Moller Architects for mid-winter, mid-summer and both equinoxes, and for 8am, 10 am, 12 noon, and 2, 4 and 6pm, and I refer to these below. Figure 7.13 Shading effects at 4pm at the 21 June winter solstice The shading studies demonstrate: Shade from the proposed buildings is cast exclusively on site, or over wharf and water spaces. on the America s Cup Wynyard Hobson Proposal 12 April