Appendix DG2 - Central Cambridge Character Guidelines

Transcription

1 DG2.1 DG2.1.1 DG2.1.2 DG2.1.3 Introduction Historic urban areas offer ambience with a special capacity to enrich the lives of users and residents. A conservation approach is required to ensure the survival, wise use and enhancement of these qualities. Heritage goals are best achieved by integrating those with other community goals. The conservation of historic towns involves the process of safeguarding the fabric in an authentic manner. This process works on several levels as set out below. (a) (b) (c) (d) (e) (f) IDENTIFICATION of heritage items through research and survey work; PROTECTION through registration with the Heritage New Zealand or listing in the District Plan; MAINTENANCE through the ongoing protective care of a place, including cyclical maintenance programmes; PRESERVATION by maintaining a place with as little change as possible; RESTORATION to a known earlier state, typically involving reassembly and reinstatement of building elements and may involve the removal of accretions; and RECONSTRUCTION by rebuilding in the original form using old or new materials. Economic development and maintenance of heritage character are often seen as incompatible. A conservation approach can integrate both if strategies support and reflect intrinsic values of heritage sites. A sustainable development approach is needed and requires managed growth and a holistic approach. This is in accordance with the aims and objectives of the Resource Management Act It is important that respect is held for the dynamic quality of historic towns. Places never stand still and are constantly undergoing change. This may be in terms of use, changing social structure and economies or changing technologies. During the 20th century, towns and cities have undergone dramatic and often undesirable changes that have had negative impacts on the urban structure and fabric. It is important that the rate of change is sustainable, allowing new developments but not to the detriment of the existing townscape. This is the desired result of design guidelines. DG2.2 DG2.2.1 DG2.2.2 Intention of this document This character description is a guide to future development within the precinct area of Cambridge central business area. People wishing to erect new buildings and/or extend or alter existing buildings in this area will require a resource consent. The purpose of this consent process is to promote development within the area that builds on the existing character. The information that follows describes the existing character and will be of assistance to people in the preparation of resource consents. It is recommended that applicants talk to Council in the early stages of the resource consent process to ensure that they are made aware of the design elements that must be considered. Both a Town Concept Plan and an Analysis Report have been prepared for Cambridge and these documents provide an additional source of information relating to the existing nature and potential future development of the area. Page Version - 1 November 2016 Page 1 of 22

2 DG2.2.3 DG2.2.4 This design guidance has as its basis the understanding that no single rule or ideal provides for a solution in every situation. For this reason the central business area has been divided into smaller character areas where area specific guidance is provided. These character areas are illustrated in the following map and area statements for these areas are included below. Providing these more detailed descriptions enables the unique character in each area to satisfy both the general guidelines plus the more specific guidelines for each particular part of the Character Precinct. The character areas that make up the Character Precinct are: (a) (b) (c) (d) Victoria Street North/Railway/Lakeside. Victoria Square/Civic Centre. Victoria Street retail. Wider central business area. DG2.3 DG2.3.1 DG2.3.2 Historical development and architectural styles The buildings in the Cambridge town centre demonstrate the periods of development and evolution that have occurred in the town. There are few buildings from the Victorian period ( ), but a large number date from the Edwardian ( ) and the inter-war periods ( ). In the early part of the town's development, buildings were generally utilitarian and quite plain. Along with the era in which buildings were built, the original function of the building also has a factor in the resulting architectural design and building style, this is notable in the service type buildings behind the main streets. Generally, Victorian buildings have richly decorated façades and parapets and originally would have had intricate verandah detail, most of which has been removed. An example of a Victorian building in Cambridge is the Masonic Hotel in Duke Street. The Edwardian buildings which were built after the turn of the century tend to be more flamboyant in the use of decorative architectural elements. Most of the town's public buildings are from this period including the Town Hall, Post Office and Court House. Figure 1: The Masonic Hotel built in 1912 in the Beaux Arts style. Page 2 of 22 Page Version - 1 November 2016

3 Figure 2: Cambridge post office, 1908, at the southern end of Victoria Street now in use as a restaurant. Figure 3: The refurbished (2011) National Hotel on the corner of Lake and Alpha Streets provides a strong presence at the entry to the main street. Figure 4: The former courthouse in Victoria Street built in the neo-classical style in Page Version - 1 November 2016 Page 3 of 22

4 DG2.4 DG2.4.1 Streetscape The distinctive character of the central retail area in Cambridge is formed by the diagonal of Victoria Street bisecting the underlying grid layout. The central tree lined median provides a continuation of the street trees lining Victoria Park at the northern entry. The Clock Tower and Town Hall form prominent landmarks at the northern end and the Victoria Street Bridge at the southern end provide a dramatic entrance to the town centre. To the east and west there are long locating views defined by two storey shop frontages. Canopies providing pedestrian protection and a human scale suspended from the façades continue for only one block beyond the main street. Figure 5: Victoria Street with its distinctive central planted median. Page 4 of 22 Page Version - 1 November 2016

5 Figure 6: Cambridge Character Precinct areas. Page Version - 1 November 2016 Page 5 of 22

6 DG2.5 DG2.5.1 Character areas Each of the character areas has its own identifiable character. This character is defined by not only the predominant era of the buildings but also the building form which has often been dictated by the function the building has been built to accommodate. These four areas are described below and their location is indicated on Figure 6. Victoria Street North/Railway/Lakeside DG2.5.2 DG2.5.3 This area extends from the northern approach into Cambridge to the edge of Victoria Square. A feature of this section of Victoria Street are the significant trees lining each side. Singular Victorian era historic buildings provide landmarks for example St Andrews Church and current Cambridge country store (previously a church). The remaining buildings are a range of original service buildings on Lake Street and more recently built service and convenience outlets on Victoria Street. The buildings fronting Victoria Street have large setbacks and paved forecourts consistent with the service character of the State Highway. Considerations for this area are the provision of greater pedestrian amenity extending access through to Te Ko Utu Reserve. One current building style is from, or has references to, the Victorian era. Another building style is the simple gable formed workshops lining Lake Street. A potential design reference is the industrial nature of the land use lining Te Ko Utu reserve with its previous function as the railway yards. A wider colour palette than traditional historic colours has been adopted in this fringe area and continuing this approach is a suitable response. Victoria Square/Civic centre DG2.5.4 The Town Hall and the surrounding park mark the civic entry into the Cambridge central business area. The scale of this building, the adjacent civic space and street trees lining the park set the scene for the pedestrian focussed main street. Considerations for this area are the provision of pedestrian amenity in the blocks bounded by Lake Street and Empire Street. Simple gable form concrete buildings are the feature of this block and the colour palette is anticipated to reinforce the historic colour palette and tones already used for the Cenotaph, Town Hall and National Hotel. Victoria Street retail DG2.5.5 DG2.5.6 The building architecture of Victoria Street is predominantly Edwardian and Art Deco in character. Building heights range from two storey buildings with a parapet along Victoria Street to predominantly single level height with a parapet on the east-west streets these being Queen, Alpha and Duke Streets. The upper level of the buildings from the inter-war period generally have a stepped parapet containing building name and/or date in relief, regular fenestration with casement windows and fanlights plus suspended awnings extending across the width of the footpath. This is illustrated by the Central Court Building (1927) and Calvert Chambers (1925) (Figure 34). The buildings from the inter-war period are generally concrete with a paint finish with architectural details highlighted in different colour tones. Art deco buildings are often painted in a two tone colour with architectural features including the top cornice, window sills and heads featured in a darker colour. Architectural detailing on art deco buildings is more simplified when compared to the Victorian buildings (Figure 29) and often applied art deco friezes and garlands are used. The lack of large retail signs on upper parapets assists in making these architectural features able to be read at street level. Location of future signs will be important in order to maintain legibility of the existing buildings. Page 6 of 22 Page Version - 1 November 2016

7 DG2.5.7 Below the canopy level the inter-war period buildings have large display windows (Figures 12, 18, 27) with transom windows in clear, textured or stained glazing. At the base are tiled stall boards. The buildings have recessed entries finished with floor tiles or a terrazzo finish. Some of these original elements have been removed through shop front refurbishment. DG2.5.8 It is recommended that new buildings or alterations within the Victoria Street area (area 3) of the Character Precinct should continue the two storey high shop frontage with awnings suspended across the footpath width. This height would be in the range of 8m high with a setback behind the front façade to allow for a third storey to be accommodated under the 12.5m building height rule. The building style should reflect either the existing influence of the art-deco style interwar, Edwardian or Victorian era buildings. Wider central business area DG2.5.9 DG The building architecture of the wider central business area is predominantly Edwardian and Art Deco in character. The wider central business area is notable for the mix of uses, materials and styles. This is due to this area being a transition area from the central retail area to the residential area. The buildings range from the historic courthouse to small service workshops, larger warehouse sheds, institutional and residential buildings. In this area there is greater use of horizontal timber cladding, for example the Cambridge Primary School and Salvation Army Hall. Both these buildings have steep gable end roof forms. Considerations for this area are to remain consistent with the existing simple gable building forms, pared back detailing and materials found in the area. As with the Victoria Street North/ Railway/lakeside area (area 1) a wider colour palette than the traditional historic colours would be a suitable design response in this area. Figure 7: The Salvation Army hall (1907) on Duke Street is an example of a simpler design having a rectangular plan with timber weatherboards and a corrugated iron clad gable roof. Page Version - 1 November 2016 Page 7 of 22

8 Figure 8: Fire station on Duke Street - a modern interpretation of the gable ended roof form. Figure 9: Cambridge Primary School with timber weatherboards and a corrugated iron clad gable roof built in the Victorian Gothic style. Figure 10: A modern shop frontage incorporating bullnose corrugated iron clad canopy with pediment style parapet. Page 8 of 22 Page Version - 1 November 2016

9 DG2.6 Design guidelines - Existing buildings Building frontages DG2.6.1 The key components of existing heritage buildings include: (a) (b) (c) (d) Single or two storied façades constructed from timber or plastered brickwork. Parapets and façades were always modulated both vertically and horizontally through the use of fenestration and ornamentation. Signs often includes raised plaster lettering to the face of the parapet. Windows were generally timber framed and often outlined or emphasised with timber or plaster mouldings. A few building façades have been modified and/or covered over with some cladding. Figure 11: Typical building frontage components. Figure 12: Inter war commercial building frontage on Victoria Street with parapet, shop front with stall board and suspended awning. Page Version - 1 November 2016 Page 9 of 22

10 Figure 13: ASB building on Victoria Street demonstrating selective use of signs enabling the architectural features to be clearly seen. DG2.6.2 Good practice considerations for designers and owners: (a) (b) (c) Existing unpainted plaster façades can be painted with clear sealers if water ingress is a problem. Painting of façades should be carried out in a way that complements the architectural detail of each building. Where façades have been covered over by recladding, investigation should be undertaken to find out the original building appearance and ways of reinstating this. Historical photographs are useful for this. Figure 14: Original window surrounds retained on a corner building in Victoria Street. Page 10 of 22 Page Version - 1 November 2016

11 Figure 15: Inter war commercial building (1931) fronting on the corner of Victoria and Alpha Street. Verandahs DG2.6.3 Heritage buildings in Cambridge have lean-to verandahs with post supports or verandahs supported from the building façade. The older lean-to type verandahs were often open on the underside to the corrugated roofing. Later verandahs were supported from the building façades by metal stays, had flat roofs and were generally lined with a sheet material. This is the most common form found in Cambridge. Pressed zinc metal panels are evident on some verandahs while others have fibrous plaster fixed with timber battens laid out to a pattern. Verandah frontages were generally used for shop signs. This was normally contained with the depth of the fascia. Figure 16: Example of the two most common forms of verandahs in Cambridge. Page Version - 1 November 2016 Page 11 of 22

12 Figure 17: Example of a typical suspended shopfront awning in Cambridge. Figure 18: Example of the pressed zinc metal panels cladding the underside of some canopies in Cambridge. DG2.6.4 Good practice considerations for designers and owners: (a) (b) Survey the existing verandah structure to determine the type (lean-to or horizontal plane suspended from buildings), what materials are used and the signs location. Glazed areas or roof lights in verandahs retain continuity between the shop front and the building façade as well as additional light at footpath level. Figure 19: The type of verandah not recommended. Page 12 of 22 Page Version - 1 November 2016

13 Figure 20: A new verandah replicating the old style. Figure 21: Victorian style metal verandah posts supporting a bullnose canopy. Shopfront rehabilitation DG2.6.5 Many shopfronts in Cambridge retain their original character with verandahs and verandah posts, recessed doorways and shop windows with slim wooden glazing bars and a panel below. Many also have a transom above the windows and door. In the early twentieth century, there was a growing use of decorative transom glass which is evident in a number of buildings, particularly the building on the corner of Victoria and Alpha Streets. Figure 22: Typical heritage shopfront. Page Version - 1 November 2016 Page 13 of 22

14 Figure 23: Leadlight panel on the building on the corner of Victoria and Alpha Streets. DG2.6.6 DG2.6.7 DG2.6.8 DG2.6.9 Many shopfronts have been modified by the removal of original materials and replacement with low maintenance materials. This always changes the character of the shopfront and should be avoided. Often alterations may have completely changed or destroyed a building's distinguishing architectural features, but often also when false fronts below and above the verandah are removed original materials and details will be revealed. While it is recognised that the shopfront appearance plays a crucial part in a store's advertising and merchandising strategy, shop owners and tenants should be encouraged to conserve or reinstate original shopfronts and to see them as a positive asset in their marketing strategy. Owners should be encouraged to become familiar with the genuine architectural character of their building by careful examination of the fabric of the building and by the examination of early photographs. This could include a survey of materials used for the shopfront, flooring materials to recessed doorway entries and special features that may exist. Signs DG DG DG Signs play an important role in informing customers and communicating information including identification of a business, its location and offering direct or indirect clues about the type of services being offered. Signs are a reflection of the businesses' self image, and invariably add colour and variety to the streetscape. To communicate effectively signs needs to: (a) (b) (c) Provide a clear message; Use well defined graphics and colours; and Be well located and sized on the building. Generally, modest simple signs in keeping with the shopfront and building and overall character of the street are the most pleasant. DG Traditionally signs were painted on verandah fascias and on parapets. Shopfront signs were back painted onto the glass windows above the window display area. Signs often included raised plaster lettering to the face of the parapet. Structural members such as pilasters were Page 14 of 22 Page Version - 1 November 2016

15 not used as a background for signs. Signs were seldom, if ever, hung from the underside of the verandah at right angles to the footpath. Figure 24: An example of raised lettering signs on a building in Alpha Street. DG DG DG Some of the key signs issues in Cambridge are: (a) (b) (c) (d) (e) Communication overload - messages too long and too many messages on one shop or building; Poorly designed signs in terms of typeface, layout and placement; Sign placement - obscuring building details; Scale - signs too big in relation to the building façade; and Style - signs do not respect the architectural style of buildings. Good practice considerations for designers and owners: (a) (b) (c) (d) (e) Building signs should respect the structure to which it is added in terms of form, proportion, materials and colour. Owners of buildings with shopfronts of heritage significance should be encouraged to use appropriate traditional signs. Reference to historical photographs should be encouraged. Advertising and signs should exhibit a high standard of design compatible with the vitality and general character of the locality. When referencing an adjacent sign consideration should be made as to whether the sign is of a high enough standard to be referenced. Principal considerations in sign design should be simplicity, instant recognition and reduction of communication overload. Proposed signs should have due regard to the location, legibility and design of neighbouring signs and should consider the total streetscape image and the safety and convenience of the pedestrians. If proposed signs are adjacent to a strategic road, road user safety should also be considered. For large numbers of 1920's or 1930's buildings, any existing original plastered lettering should be used as the basis for signs on buildings of this period. Page Version - 1 November 2016 Page 15 of 22

16 DG Originally most shops would not have had under verandah signs, however, as these are easy to view from a distance and contribute to life and character of the footpath area their considered addition is acceptable. Figure 25: Example of the type of signs not recommended as it obscures and dominates the windows on the building frontage. Figure 26: Example of the type of signs not recommended as it obscures the stepped parapet. Figure 27: An example of signs restricted to the front fascia leaving the building clear of signs and the architectural detailing to be seen. Page 16 of 22 Page Version - 1 November 2016

17 Figure 28: An example of a simple and coordinated building signs provided above the doorway of the Sample Rooms building. A sign between the side elevation windows is also located with regard to the existing building. Figure 29: An example of signs that is of a size and style that fits well with the building façade. Figure 30: Compared to the previous figures the cumulative effect of signs beyond the front fascia adds to visual clutter in the streetscape. Page Version - 1 November 2016 Page 17 of 22

18 Heritage paint schemes DG DG DG DG DG The use of heritage paint schemes is recommended in appropriate areas in Cambridge. Heritage paint schemes are one of the most cost effective and dramatic methods of improving individual heritage buildings and heritage streetscapes, especially in a town like Cambridge. The original colours that buildings were painted can be discovered by carrying out careful scrapes with a sharp instrument on different areas of the building, with particular attention being paid to areas protected from the elements such as under window sills, verandah rails and under eaves. Old photographs, even in black and white, provide useful information about paint schemes. It can be ascertained how many colours were used from the different densities in the print of the photograph and which architectural elements were highlighted and how. Often details were picked out in darker colours while the wall area was kept a lighter colour. Some buildings often were unplastered brickwork which has subsequently been painted over, so it is possible, in those cases, to match a paint colour to the brickwork. There are a considerable number of photographs of Cambridge available. Reference to photographs, as well as carefully scraping back the paint, can provide information for the new colour schemes. A good source of historic photographs is "Cambridge - An Illustrated History" available through the Cambridge Museum and library. Other photographs are available through the local historical society and library. Paint colour can be selected from the Resene Heritage colour range, however a number of paint companies have heritage colours available. Professional advice should be obtained for a detailed heritage colour scheme. Figure 31: Cambridge Town Hall is painted in colours sympathetic to its heritage status. New and infill buildings DG As part of developing designs for new and infill buildings, a site analysis should be undertaken to consider the existing streetscape. New or infill buildings within recognised historic areas are one of the most difficult design challenges. If the building is 'avante garde' in style or materials or composition, the building will not fill well with its neighbours. Also if repetition of previous forms is used, a pastiche may result. Page 18 of 22 Page Version - 1 November 2016

19 DG DG New building widths should be of a scale similar to the adjacent property. Where sites are amalgamated, building frontages should be broken down into component parts of a similar size. This can be achieved by use of architectural elements such as pilasters, windows, subtle changes to the building planes or suitable changes in materials. Vertical and horizontal modulation of façades should be carried out in proportions similar to that used on existing buildings. Examination of adjacent parapet heights, projecting horizontal banding, window positions and size can provide useful prompts and reveal that buildings were designed around carefully worked out proportional relationships. Note: Parapets above windows are at least as high as the windows themselves. Allusions to adjacent traditional forms need not literally echo precedent; the goal is to reflect the spirit of a place or street, not just its literal forms. Figure 32: Horizontal and vertical façade modulation. DG The height and proportion of windows should relate to other heritage buildings. Windows should generally be vertical in proportion, rather than horizontal, often but not always, arranged in groups to form some rhythm on the façade. Figure 33: Ideally the transition from single to two storeys would be better handled than as depicted in the existing historic buildings on Victoria Street. Page Version - 1 November 2016 Page 19 of 22

20 Figure 34: Infill buildings adjacent to historic buildings would ideally use some design cues referencing the historic design of the canopy or parapet treatment would have provided a common link in this example. Corner sites DG Formerly corner locations were valued for their landmark qualities and, consequently, had substantial buildings constructed on them. Corner sites in Cambridge have been or are occupied by buildings such as banks, hotels and large commercial properties. From an urban design viewpoint, they are very important as they define the end of a row of buildings and work not unlike book ends. Corner entry to premises should be considered giving emphasis to the special quality of corner sites (refer to figures 3, 15, 27, 33). DG2.7 DG2.7.1 Design statements The following design statements provide a summary of the key points outlined above. They also are intended as guidance on key architectural and design features that should be considered as part of any application to amend or construct a new building in the Cambridge central business area. (a) (b) (c) Encourage a continuous building façade, emphasising the main street feel. Buildings should be located along the front boundary of the site, creating a consistent setback along the street edge in line with existing buildings. Suspended awnings supported by metal stays are encouraged as part of a continuous building façade, providing for community space, all-weather pedestrian protection and reinforcing the heritage character of existing buildings. (d) Building heights should reflect and be sympathetic to surrounding built form. The majority of buildings located along the Victoria Street, the main street of Cambridge are double or single storey and this height limit should be maintained. (e) (f) The building width should match the proportions of adjacent buildings. Buildings and their elements should consider their context, reflecting Cambridge s heritage building shapes. The style will depend on the part of the precinct that the building is being inserted into. The two major architectural styles represent very different historical periods and feature different elements. The elements that should be Page 20 of 22 Page Version - 1 November 2016

21 considered when designing a building are parapets, cornice details, horizontal banding, recessed entrances, sash windows on upper levels and large display windows on the bottom level, suspended canopies with metal sills and enframements/mouldings. (g) Repeat windows at regular intervals with attention given to the design and placement of windows to reflect existing adjacent (heritage) buildings. (h) Use details drawn from adjacent historic architectural styles present in Cambridge. An example of how this could be done is included in Figure 35 where the scale, proportion and façade detailing is continued over to the more modern development such as verandah height, parapet height and window placement. Figure 35: Continuation of architectural details in a modern development located adjacent to a historical building. (i) New buildings/alterations should aim to maintain the two storey shop frontage with awnings suspended across the footpath width. (j) Create large display windows with transom windows in clear, textured or stained glazing. (k) Reinforce heritage character, particularly when developing adjacent to a cluster of buildings from a certain architectural era. (l) Materials used in the blocks either side of Victoria Street are to be similar in appearance to those used in the heritage buildings existing buildings such as reinforced concrete. (m) On the fringe of the central business area where there is a transition to residential housing a wider material use would be expected. This would either reflect the historic timber buildings such as the Cambridge Primary School ( ), Salvation Army Hall (1907) and St. Andrews Church (1873/4) or the brick veneer clad buildings located in this area. (n) Use colours to complement the form of the façade and surrounding heritage buildings. Heritage colour charts may be of assistance. Refer to Resene s Heritage Colour Palette for example. In Cambridge, the interwar buildings have been either painted in a single colour or elements have been highlighted by the buildings architectural features picked out in a darker colour. (o) Ensure signs on existing and new developments do not detract from the buildings architectural features and remain consistent with existing built form. It is discouraged to mount signs: (i) On the front edge of the verandah fascia that extend more than 10cm above and below the fascia board. Page Version - 1 November 2016 Page 21 of 22

22 (p) (q) (ii) (iii) On top of the verandah frames. In places where they cover large segments of façade obscuring features, like windows, verandah fretwork, roof profile and other architectural features. Street tree planting and landscaping is a key characteristic of Cambridge and should be retained on main streets. Views should be considered and enhanced by future development. Please refer to the Cambridge Concept Plan - Framework Plan 1, and Figure 18, plus the Cambridge Analysis report, page A-4 for these views. Contextual considerations DG2.7.2 DG2.7.3 A key factor for the design of a building along with the considerations of architectural form and style is also how it relates to the surrounding context including pedestrian connectivity. Crime Prevention through Environmental Design (CPTED) principles should be referenced when designing a new development. This will help to ensure that consideration has been given to the surrounding context and a safe environment is created. Key CPTED principles for consideration: (a) (b) (c) (d) (e) (f) Access - safe connections, well defined routes/entrances. Surveillance and sightline - buildings overlooking the street/public spaces. Layout - clear and logical orientation enhancing the perception of safety. Activity mix - encourage a compatible mix of uses to generate a high level of human activity. Sense of ownership - showing a space is cared for and encouraging respectful/ responsible behaviour. Quality environments - well designed, managed and maintained. Page 22 of 22 Page Version - 1 November 2016