1150 Great North Road/8 Parr Road North, Point Chevalier Urban Design Site Assessment (8th February 2017)
1. Introduction and Overview 0B It is proposed to develop land at 1150/1158 Great North Road and 8 Parr Road North, Point Chevalier for a six storey mixed use development, consisting of two buildings linked by walkways, together comprising: - - 93 Apartments o 3 x three/four bedroom walk-up units ( o 12 x three bedroom units o 23 x two bedrooms units o 33 x one bedroom units o 22 x studio units 448m2 of ground floor commercial space facing Great North Road and Parr Road North The site is 2,375m2 and currently contains an automotive workshop facing Great North Road and a single dwelling facing Parr Street. It is located within the Point Chevalier Town Centre as identified in the Auckland Plan and zoned within the Auckland Unitary Plan. This report: - - Provides an urban design assessment of the site and its surroundings to identify key features or characteristics of the site or neighbourhood. Provide an overview of the Opportunities that the development should respond to in order to achieve the best possible long term outcome for the land and its development. Assesses the proposed development against the identified opportunities and against relevant criteria from the district plan Preparation of this Report 7B This report and assessment has been prepared by Richard Knott. Richard is an Urban Designer, Heritage Specialist and Town Planner. Richard has worked in the areas of design, heritage and planning for 27 years and established his own independent consultancy Richard Knott Limited in 2014. Above: The location of the site within the wider Point Chevalier area Richard Knott Qualifications: - Master of Arts Urban Design (1995), University of the West of England, UK - Post Graduate Diploma Building Conservation (2002), Bournemouth University, UK - Bachelor of Planning (post graduate) (1989), University of Manchester, UK - Bachelor of Arts (Hons.) Town and Country Planning (1988), University of Manchester, UK Richard Knott Professional Memberships: - Chartered Member Royal Town Planning Institute - Member Institute of Historic Building Conservation - Member Institute of Highway Engineers All illustrations within this report (unless noted otherwise) have been based upon information from the Auckland Council GIS viewer.
Neighbourhood Analysis - The site is fronts the southern side of Great North Road - There are views of the site from the SH16 North Western Motorway and also from Carrington Road to the West - It is located in the Point Chevalier Town centre as identified in the Auckland Plan and zoned within the Auckland Unitary Plan - The Auckland Plan indicates that the intention is to: DIRECTIVE 10.8 Strengthen Auckland s network of metropolitan, town, local and neighbourhood centres so they are wellconnected and meet community needs for jobs, housing, and goods and services, at a variety of scales. Auckland s network of centres will: - be the primary focus for retail and other commercial activity, providing a wide range of outlets in a competitive environment, while limiting out-of-centre retail and office development - accommodate an increase in the density and diversity of housing in and around centres - develop sufficient scale, intensity and land-use mix (appropriate to a centre s position in the hierarchy) to support high-frequency public transport - concentrate activities which generate a high number of trips - maximise access by walking, cycling and public transport and support a reduction of car trips - be attractive, mixed-use environments with high-quality public spaces. - The historic Point Chevalier Town Centre is located to the west of the site. Above: The Auckland Plan's vision for Town Centres in 2042 - It is expected that land to the north and east of the town centre will be developed for terraced housing and apartment type developments, so providing demand for improved services within the town centre. - Additional residential development can be expected within the mixed housing urban areas to the north of the town centre and to the south of the SH16 north-western motorway. - Further activities supporting the expanding Point Chevalier population are provided for within a proposed mixed use area to the east of the site. - There are limited areas of open space within the town centre; consisting of the open space close to the Library and the RSA bowling club, immediately to the south of the site. - Notwithstanding the lack of quality open space within the area, the large Western Springs reserve, Walker Park, the Museum of Transport and Technology and Auckland Zoo are all within approximately 10 minutes walk of the site. - Schools and the Unitec site are all within an easy walk of the site. Overall - The land is located in the middle of the town centre. Development of the site brings the opportunity to support the Auckland Plans aspiration to accommodate an increase in density and diversity of housing in the centre and to also contribute to the range of commercial floor space available within the centre.
Neighbourhood Analysis 1
Neighbourhood Analysis 2 9B
Site Analysis 01BThe Site - The site is within the Point Chevalier town centre and has a high-profile frontage to Great North Road. - The site also has a smaller frontage to Parr Road North. - The southern boundary of the site is with the RSA bowling club, and beyond this is the SH16 north-western motorway. - The site is relatively flat although there is a slight fall across the site from north-west to south-east. - As well as views of the site from Great North Road and Parr Road North, there are also views of the site from the SH16 North Western Motorway (located to the south) and from Carrington Road (located to the west) 1BThe Surrounding Area - Within the historic town centre of Point Chevalier, located to the west of the site, buildings front the street and provide good enclosure to the street, so creating character and interest for pedestrians and other users. - The site immediately to the west and a significant section of the northern side of Great North Road is characterised by low intensity uses, such as petrol filling stations and fast food outlets. These provide little or no enclosure to the street and do not help to create an interesting pedestrian environment along Great North Road. - Surrounding uses provide little interest to pedestrians or other passers-by. Whilst the immediately adjoining RSA is located on the street frontage and the retail premises to the east of this do the same, they each have few windows overlooking the street and provide little opportunity for interaction between users and passers-by. - As a result of the lack of enclosure provided by buildings within its immediate vicinity, the site does not feel as though it is located within a town centre as surrounding developments do not exhibit those characteristics expected within a town centre. - There are already large areas of car parking available within the town centre area which can be utilised by shoppers looking to combine visits to a number of shops in one trip. 21BLandscape and Microclimate - The provision shape and orientation of the site means that it is likely that a development could be brought forward which benefits from good solar access. - There are street trees within Great North Road, although these are currently irregularly spaced and do little to overcome the dominance of the wide road. - The street trees with berms in Parr Road North give this a different character to Great North Road. - Planting alongside the motorway, which previously softened views of the Motorway from Parr Road North and other locations has been removed as part of recent upgrade works. It appears that only limited new planting is included as part of these works. 31BOverall - The surrounding area provides a poor environment for pedestrian and other passers-by. The development of this site brings the opportunity to contribute to the improvement of this and so to the quality of the town centre in general.
41BLocal Environment 1
51BLocal Environment 2
Top and Bottom: Views of the site from Great North Road
Right: View showing the adjoining RSA building, located to east of site (site shown to right) Right: View of Parr Road North (no.8 is recognised by red brick elevations with green steel roof) Right: Existing development to east of site (adjoining RSA). This is also zoned Town Centre
Right: Views of historic town centre buildings; located to west of site on southern side of Great North Road Right: Development along northern side of Great North Road (north and north west of site) Right: Development along northern side of Great North Road (north east of site)
2. 3BSite Opportunities and Constraints 61BOverall - The land is located in the middle of the town centre. - Development of the site brings the opportunity to support the Auckland Plan s aspiration to accommodate an increase in density and diversity of housing in the centre and to also contribute to the range of commercial floorspace available within the centre. - The surrounding area provides a poor environment for pedestrian and other passers-by. The development of this site brings the opportunity to contribute to the improvement of this and so the quality of the town centre in general. 71BKey Opportunities and Constraints Opportunities and Constraints that the development should take account of include: 1. The scheme should provide an active building frontage onto Great North Road, to recognise the character of the existing development within the historic Point Chevalier town centre and in recognition of the emerging character of the new developments expected within the town centre area 2. A secondary active frontage should also be provided to Parr Street North, to provide additional interest within that street and to also provide passive surveillance over the rear of buildings fronting Great North Road/the public car park entry. 3. Vehicular access should be taken from Parr Road North to allow a complete building frontage to Great North Road 4. Pedestrian access to the development should be provided to Great North Road; to allow residents to have easy access to facilities within the centre, public transport along Great North Road and to the significant areas of recreation located within easy walking distance (including Western Springs Reserve, MOTAT and Auckland Zoo). 5. Easy pedestrian access should also be provided from Parr Road North, to ensure easy connectivity into the development from all directions 6. The buildings should be orientated to take advantage of the opportunities for good solar access offered by the site 7. The development should be located on the site and designed overall so as to not compromise the ability to develop the adjoining corner site for a multi-level mixed use development as promoted by the Auckland Plan.
Opportunities for Street Improvements The site is currently open to Great North Road, with most the frontage currently forming a vehicular crossing serving the existing forecourt area. This area to the front of the site can be reinstated as Footpath and a new kerb installed following construction of the development. A veranda/canopy along the front elevation of the new building will partly overhang this area, offering shade and shelter for pedestrians, and overall providing improved amenity to the street. There will be the opportunity for AT/AC Parks to introduce street trees in front of the building. The creation of the vehicular access to Parr Road North will require the removal of an area of berm. However, closing the existing vehicle crossing would enable an area of berm to be reinstated. (Note: Plan is intended as an illustration only. It is not to scale and the position of trees and other features have not been accurately surveyed or plotted)
3. Proposed Development The proposed development responds to the identified opportunities and constraints and provides buildings fronting both the Great North Road and Parr Road North street frontages of the site. The larger building provides a complete frontage to Great North Road. From this a slimmer wing projects southwards into the site. This then turns eastwards to the side boundary. This arrangement enables the north-south slimmer wing to be set away from the side boundaries of the site (so protecting future occupiers from the potential dominance of buildings along these boundaries). This also brings the opportunity to integrate attractive courtyard areas to the east and west. Those to the east are private areas for adjoining units and that to the west is a public area which flows from the main apartment entrance from Great North Road, and links through to Parr Road North. The second building fronts Parr Road North, and projects eastwards into the site. The main vehicular access passes through this building. A large area of open space is provided on the roof of the larger building; accessible to all residents of both buildings. A gym and swimming pool are also provided for the benefit of all residents. The elevation to Great North Road seeks to reflect the simple shape/design and the rhythm of frontages seen within the historic Point Chevalier town centre area. This is achieved through the creation of frames around sections of the building, which break the building into two main forms, each of which is further divided vertically. I Above: Elevation to Great North Road, illustrating how the building is broken into two main elements, each of which is further subdivided so that overall the building reflects the rhythm seen within the historic Point Chevalier town centre area. Above: Further view of the north elevation, facing Point Chevalier Road, showing both buildings together. The building at 8 Parr Road North is set back approximately 40m from Great North Road. The intervening site is currently used as a car yard, but is likely to be developed for a similar mixed use development in time.
Right: 3D views of the proposed buildings, highlighting the plan form of each and illustrating the two courtyard areas. Please see landscape architects plans for final design for these two areas.
Right: Extract from Landscape Architect s plans showing detailed design for the courtyard areas.
4. Assessment Against Opportunities and Constraints To assess how the scheme has responded to the Opportunities and Constraints identified above, each of them is addressed below: Identified Opportunity/Constraint 1. The scheme should provide an active building frontage onto Great North Road, to recognise the character of the existing development within the historic Point Chevalier town centre and in recognition of the emerging character of the new developments expected within the town centre area Response The development provides an active building frontage to the whole of the Great North Road; the vehicular access has been located on Parr Road North to ensure that the Great North frontage is unbroken. The detailed design of the front elevation gives the building a vertical emphasis, with the elevations broken into a series of more narrow elements. This reflects the character and rhythm of the finer grained historic development to the west of the site. The majority of the Ground Floor of the building along Great North Road is set out as commercial/retail units, although an entrance lobby is provided for residents of the apartments. This gives them direct access to the building from Great North Road. 2. A secondary active frontage should also be provided to Parr Street North, to provide additional interest within that street and to also provide passive surveillance over the rear of buildings fronting Great North Road/the public car park entry. The second building provides an active frontage to Parr Road North frontage, with a shopfront facing the street for approximately half the frontage (the remainder of the frontage providing vehicular/pedestrian access to the site). The upper floors of this building span the whole site frontage, with access to these apartments being from within the site so as to not interrupt the frontage. 3. Vehicular access should be taken from Parr Road North to allow a complete building frontage to Great North Road This is achieved in the proposed development, with access from Parr Road to the underground car parking and single at grade car park. 4. Pedestrian access to the development should be provided to Great North Road; to allow residents to have easy access to facilities within the centre, public transport along Great North Road and to the significant areas of recreation located within easy walking distance (including Western Springs Reserve, MOTAT and Auckland Zoo). As noted above, there is a pedestrian entrance/lobby for the apartments accessed from Great North Road. Lift access is available to all floors from this area. The lobby links through to the courtyard, which provides direct access to some ground floor units, the gym and cycle storage area as well as linking to a further lift and stairs to all floors. 5. Easy pedestrian access should also be provided from Parr Road North, to ensure easy connectivity into the development from all directions Direct access is available to the commercial unit from Parr Road North with pedestrian access also available to the apartments through the shared space driveway which links to the courtyard. Details of the surfacing of this are shown on the landscape plans (extract above). The driveway has been carefully designed to ensure appropriate vehicle speeds to ensure the safety of pedestrians using this area. 6. The buildings should be orientated to take advantage of the opportunities for good solar access offered by the site The orientation of the building ensures that all apartments achieve good solar access in the morning, evening or during the daytime. 7. The development should be located on the site and designed overall so as to not compromise the ability to develop the adjoining corner site for a Any development on the adjoining site is likely to be placed upon the Great North Road and Parr Road North frontages, to ensure activation of the streets. The centre and rear section of the main building, and the rear of the second building have all been set away from the boundary with the corner site. As a result of this, the proposed development is unlikely to compromise the ability to deliver a development on the adjoining land.
multi-level mixed use development as promoted by the Auckland Plan. Identified Opportunities for Street Improvements Response The area to the front of the site, along the Great North Road frontage is shown reinstated as footpath, with the vehicular forecourt removed. A verandah is shown along the frontages of the buildings, providing shade and shelter for pedestrians and so improving the overall amenity of the streets. The creation of the vehicular access along Parr Road North, in a similar position to the existing vehicular access to the dwelling currently located on the site, means that there will be little overall change to the size of berm along Parr Road North. There will remain the opportunity for Auckland Transport to plant additional street trees along both frontages of the site. Overall the proposed development will bring positive improvements to the street environment of both Great North Road and Parr Road North.
5. Assessment Against Relevant Criteria from the Auckland Unitary Plan Operative in Part The relevant assessment criteria revert back to associated zone policies and includes the following: New Buildings (3) Require development to be of a quality and design that positively contributes to: (a) planning and design outcomes identified in this Plan for the relevant zone; (b) the visual quality and interest of streets and other public open spaces; and (c) pedestrian amenity, movement, safety and convenience for people of all ages and abilities. Response As part of this report an assessment has been carried out of the wider area and of the site. This has identified several opportunities and constraints. This intention is that these should influence the design of the development to ensure that it sits comfortably within the area. As identified above, the proposed development has taken account of the identified opportunities and constraints. The proposed development will provide new active frontages to both Great North Road and to Parr Road North. The building frontages have been designed to reflect the simple shape and rhythm of frontages within the historic Point Chevalier town centre. Overall it is considered that the proposed development will deliver the outcomes expected by the Auckland Plan, including: - Bringing forward additional retail/commercial floor space which ensures that the town centre can remain the primary focus for retail and other commercial activity. - Brings forward a range of apartment sizes at a density appropriate for a town centre - Will, due to the potential number of residents, support high frequency public transport - Be located and designed to encourage pedestrian and cycle trips - Is attractive and positively contributes to the amenity of the town centre Overall the development will add to the visual quality and interest of the town centre and to the general amenity and safety of the town centre. (4) Encourage universal access for all development, particularly medium to large scale development. (6) Encourage buildings at the ground floor to be adaptable to a range of uses to allow activities to change over time. (7) Require at grade parking to be located and designed in such a manner as to avoid or mitigate adverse effects on pedestrian amenity and the streetscape. (12) Recognise the functional and operational requirements of activities and development. Universal access is available to and within the development, with level access to the apartment lobby and the commercial units from Great North Road and from Parr Road North. Within the development, two lifts are provided to provide access to all floors and an appropriately designed ramp allows access from the apartment lobby to the courtyard area. The ground floor of both buildings will be in commercial use, with the exception being the apartment lobby area which faces Great North Road. Within this town centre location it is not anticipated that these areas will move out of commercial use. However, the eastern commercial area facing Great North Road is capable of subdivision into smaller spaces, each with its independent pedestrian access from the street. This area is therefore able to adapt to changing demands over time. Overall, given the high profile, town centre location of the building it is considered that it appropriately responds to this requirement. Most car parking is provided underground. There is a single at grade space adjacent to the courtyard; this is located a long distance from the street frontage with limited views of it from the shared space driveway. This requirement has been met. The consideration of functional and operational requirements has been an integral part of the design process. A balance has been struck which ensures that there is appropriate provision for parking, cycle parking, servicing etc without any of these becoming over dominant features within the development. For instance, parking has been provided under the buildings. The provision of the shared space driveway to Parr Road North allows the site to be appropriately serviced, whilst maintaining a complete built frontage to the more prominent Great North Road. Pedestrian access to the site and circulation within the site (including the location of lifts, steps, stairs and ramps) has been carefully considered to ensure that the scheme is legible to residents and visitors. In addition, the scheme will include provision of additional facilities to improve the living environment for residents including the gym, swimming pool, shared courtyard and roof top garden. These are in addition to the facilities expected within a mixed use development within a town centre.
(17) Manage development in town centres so that it contributes to the function and amenity of the centre. (18) Require those parts of buildings with frontages subject to the Key Retail Frontage Control to maximise street activation, building continuity along the frontage, pedestrian amenity and safety and visual quality. (19) Require those parts of buildings with frontages subject to the General Commercial Frontage Control to achieve street activation, building continuity along the frontage, pedestrian amenity and safety and visual quality. Buildings that do not comply with height and height in relation to boundary (3) Require development to be of a quality and design that positively contributes to: (a) planning and design outcomes identified in this Plan for the relevant zone; (b) the visual quality and interest of streets and other public open spaces; and (8) Require development adjacent to residential zones and the Special Purpose School Zone and Special Purpose Māori Purpose Zone to maintain the amenity values of those areas, having specific regard to dominance, overlooking and shadowing. Overall this requirement is met. The proposed development: - Provides an active ground floor frontage to both street frontages - Provides the apartment lobby on Great North Road - Introduces 93 apartments - Creates ground floor commercial floor space on street frontages - Has internalised car parking and servicing - Introduces new verandahs along street frontages - Has been designed to reflect the simple shape and rhythm of buildings within the historic Point Chevalier town centre area. Overall, the proposed development will, by virtue of the commercial floor space along the street frontages and the activity from the new residents, make a significant contribution to the function and amenity of the town centre. This applies to the Great North Road frontage. The proposed development provides a continuous frontage to Great North Road. This new active frontage is a significant improvement on the current open forecourt area to the front of the existing workshop. The development maximises the opportunity for street activation and as a result of this, the overall design of the building and provision of verandah across the whole frontage, contributes significantly to pedestrian amenity, safety and visual quality This applies to the Parr Road North frontage. The proposed development spans the complete width of this frontage, although there is not a continuous ground floor active frontage, as the shared space driveway links to Parr Road North. This new building frontage is a significant improvement on the current residential frontage, where the building is set back from the street. The development maximises the opportunity for street activation and as a result of this, the overall design of the building and provision of a verandah across the frontage, contributes significantly to pedestrian amenity, safety and visual quality As set out above the proposed development will achieve this. In addition: The proposed building: - Is entirely in line with the aspirations of the Auckland Plan that the Town Centre accommodate an increase in density and diversity of housing so that it develops sufficient scale, intensity and land-use mix to support high-frequency public transport. - The building is in general accordance with the AUP-OP with only a minor infringement of overall building height. - The proposed elevations utilise a range of materials and architectural forms and are very articulated facing the Great North Road and towards the proposed shared space at the rear. They would provide significant visual interest to the street and local area. - Overall the building shows a vertical emphasis with the elevations broken into a series of more narrow elements. This is in keeping the with the rhythm and fine grained character of the historic development to the west of the site. Notwithstanding the minor infringement of the occupiable building height, the roof form of the building will still appear of interest when viewed from the street, thanks to the overall detailed design of the elevations and roof form. N/A
(13) In identified locations within the centres zones, Business Mixed Use Zone, Business General Business Zone and Business Business Park Zone enable greater building height than the standard zone height, having regard to whether the greater height: (a) is an efficient use of land; (b) supports public transport, community infrastructure and contributes to centre vitality and vibrancy; (c) considering the size and depth of the area, can be accommodated without significant adverse effects on adjacent residential zones; and (d) is supported by the status of the centre in the centres hierarchy, or is adjacent to such a centre. (14) In identified locations within the centre zones, Business Mixed Use Zone, Business General Business Zone and Business Business Park Zone, reduce building height below the standard zone height, where the standard zone height would have significant adverse effects on identified special character, identified landscape features, or amenity. The site is identified as being within the area covered by the Height Variation Control - Point Chevalier, 18m. It is not identified as an area where the AUP-OP enables greater building height or a lesser building height. Whilst the majority of the larger building and all of the building which fronts Parr Road North are of a height below the anticipated 18m total building height, a small section of the building on the Great North Road frontage exceeds 18m and in the building fronting Parr Road there is a limited amount of occupiable building volume within the space allowed for roof form (i.e. greater than 16m high but less than 18m high). As indicated above, the proposed development is in keeping with the aspiration of the Auckland Plan. In relation to that part of the building which infringes the occupiable building height (but remains below the anticipated building height), the only effect of this relative to a complying building is that it allows the creation of additional usable floor space. This further allows the proposed development to meet the expectations of the Auckland Plan and to contribute to the vitality and vibrancy of the centre. As this is accommodated within what could be a complying building envelope there are no greater physical effects upon neighbours than could otherwise be anticipated. That part of the building which exceeds the overall building height represents a small percentage of the overall footprint of the building. It is located on the Great North Road frontage of the site and provides additional interest to the front and side elevation of the building. Due to its position, it is unlikely to have any impact upon the capacity or future residents of the adjoining site to the west if this is developed at a future date. The additional occupable floor space created in this area will further allow the proposed development to contribute to the vitality and vibrancy of the town centre. (15) Provide for town centres including new town centres of different scales and locations, that: (a) service the surrounding community s needs for a range of uses, such as commercial, leisure, tourist, cultural, community and civic activities; and (b) support a range of transport modes including, public transport, pedestrian and cycle networks and the ability to change transport modes. N/A
6. 6BConclusions Having visited the site and carried out an assessment of the neighbourhood and site itself, I consider that the development: - Fully recognises the opportunity offered by its location in the middle of the Point Chevalier town centre - Will bring forward a range of housing and retail floorspace in line with the aspirations of the Auckland Plan - Improves the local environment and quality of the town centre in general by providing high quality frontages onto Great North Road and Parr Road North - Provides direct pedestrian access from the apartments to Great North Road - Provides good passive surveillance of the adjoining streets and of internal semi-private areas - Is entirely appropriate in terms of height and scale - Does not compromise the ability to develop adjoining sites to a similar density and with a mix of uses Overall I consider that the proposed scheme has responded positively to the requirements of the Operative District Plan. In view of the above I support the proposal. Richard Knott MRTPI IHBC IHE Director, Richard Knott Limited 8 th February 2017 Richard Knott Limited PO Box 272-1352 Papakura, 2244 09 392 0091 021 242 5865 richard@richardknottltd.co.nz