Waikato Innovation Park Masterplan 13 NOVEMBER 2015 Prepared for Waikato Innovation Park Limited // Prepared by Beca
Figure 1: Waikato Innovation Park Strategic Context
1 INTRODUCTION 1.1 Waikato Innovation Park Today The Waikato Innovation Park (WIP) facilitates the economic development of leading primary sector science, technology and research conducted in the area. It was established from a public/private partnership to enhance Waikato and New Zealand s economic growth by strengthening innovation in the region s world leading Agritech, Ag-Bio and primary food production sectors. With over 40 existing businesses in agritechnology, food and beverage and ICT sectors, WIP continues to grow and establishes itself as a hub for collaboration, research and business development at the heart of the Waikato and the North Island. WIP is uniquely located to take advantage of its strategic location (refer to Figure 1), including: ƒ Proximity to Hamilton s city centre, only a five minute drive away. ƒ Co-location next to AgResearch and University of Waikato, along with the adjoining Ruakura Knowledge Zone area. ƒ Adjacent to the proposed Waikato Expressway, providing ease of access for investors, employees and visitors. ƒ Adjacent to the proposed Inland Port, providing ease of access to logistics. Combined with 17ha of largely undeveloped land, the strategic location of the site, along with access to high calibre tenants and employees, provides a robust platform for future growth. This masterplan seeks to build upon that platform, maximising the identity, accessibility and potential for innovation that exists at WIP. 1.2 Purpose of the Masterplan The WIP Masterplan outlines Waikato Innovation Park Limited s (WIPL) vision for the future growth of the research park, providing an aspirational, functional and innovative road map for sustainable future development. The masterplan provides an over-arching structure for developing the site, promoting a flexible, sustainable framework of clear connections, innovation environments, and appealing indoor and outdoor spaces that attract people to visit and work in the Park. In particular, the masterplan provides a tool to assist in: ƒ Consistent and integrated decision making in relation to development, with clear long term outcomes identified (thus avoiding ad-hoc and/or piecemeal development). ƒ The ability to forward plan capital expenditure, particularly in relation to built form and infrastructure development. ƒ Enhancing WIP s identity and attracting investment and participation, including new tenants. ƒ Responding to future planning requirements, including provision of clear outcomes anticipated. ƒ Promoting an environment that exemplifies WIP s commitment to innovation and sustainability. The masterplan is not proposed as a final outcome, but rather intends to provide a flexible road map to achieve the desired outcomes for the growth of the Waikato Innovation Park. Integral to achieving the outcomes will be acknowledging and working to achieve the intent of the masterplan and the relevant guidelines throughout. 1.3 Masterplan Process Working closely with WIPL, the masterplan has been prepared by a multidisciplinary team including urban design, architecture, landscape architecture and transport planning, with economic development and infrastructure support. Through initial stages of the process, engagement with existing tenants occurred to assist in understanding the site, tenant requirements and what design elements assist in fostering collaboration and knowledge sharing. Key stages in the development of the masterplan have included: Stage 1 Analysis: Information gathering, analysis and direction setting site visits, opportunities and constraints, spatial and infrastructure needs for future activities; and high level design principles to set the direction. Stage 2 Concept Development: Structure planning, confirming the functional brief, key moves, feedback and feasibility testing. Stage 3 Masterplan Development: Finalising the masterplan refinement of preferred option, design controls and guidelines, implementation and staging.
2 THE VISION 2.1 Statutory Context Waikato Innovation Park Limited is committed to delivering an environment that builds upon best practice urban design and provides an exciting, attractive and functional working environment. Section 25.15 of the Hamilton City Council s Proposed District Plan provides the starting point for consideration of development of the site, outlining a number of objectives to achieve good urban design outcomes over the site. Alongside the commercial drivers for the site, the above objectives and policies have assisted in the development of the masterplan vision and key design strategies for the site, outlined on the following page. The relevant objectives and supporting polices that are responded to throughout the masterplan are outlined as follows: Objective 25.15.2.1 Urban environments that promote the retention and enhancement of urban amenity values, i.e. pleasantness, aesthetics, coherence, cultural and recreational values. Polices: 25.15.2.1a Streetscape quality, public open spaces and pedestrian amenity are improved through appropriate streetscape and built-form which enhances the appearance, functionality, comfort and safety of the pedestrian environment. 25.15.2.1b Built form and public amenity features, including public art, are encouraged to enhance public awareness of historic and contemporary heritage and culture. 25.15.2.1c A high standard of internal and external amenity for commercial and community buildings and a high standard of external amenity for residential buildings are provided, including provision of natural ventilation, recreation space, daylight and sunlight access, and adequate living space for residential units. Objective 25.15.2.2 Urban environments that promote a positive sense of place and are reflective of the characteristics of the surrounding local environment. Polices: 25.15.2.2a Development within residential, business and City living areas is encouraged to promote a sense of human scale. 25.15.2.2b Development will be expected to respond positively to the character of the area, the scale and proportion of buildings and spaces in which it is situated. 25.15.2.2c Public and private development is encouraged to provide for attractions or focal points (including gateways ) that assist in enhancing community identity. 25.15.2.2e Distinctive architectural styles within identified character areas are retained. Objective 25.15.2.3 Continued enhancement of public and personal safety throughout the City, by reducing opportunities for crime to occur. Polices: 25.15.2.3a The assessment of and appropriate responses to Crime Prevention Through Environmental Design (CPTED) principles are required within subdivision and development proposals, to reduce threats to personal safety and security and to promote the delivery or development of environments where people feel safe. Objective 25.15.2.5 Urban environments that integrate land use with transport planning to provide permeable, highly connected and sustainable transport networks. Polices: 25.15.2.5b Development promotes connectivity and accessibility with pedestrian routes, cycleways, public reserves and green corridors.
2.2 Masterplan Vision for Waikato Innovation Park A research park that fosters sustainable business growth and innovation through an exciting, stimulating, interconnected, vibrant environment that encourages collaboration, knowledge sharing and chance encounters. 2.3 Key Design Strategies The vision will be achieved through implementation of the following key design strategies: ƒ Quality places attract quality people building towards an outstanding, destination for employees and visitors. ƒ Facilitating innovation by continuing to create an environment that fosters relationships, chance encounters and sharing of knowledge. ƒ Implementing sustainable infrastructure within built form developments, landscape and movement networks to reduce environmental impacts. ƒ Enhancing connectivity providing future links with the proposed Ruakura neighbourhood centre, University of Waikato and the wider environment. ƒ Developing as part of a wider ecological network including cycle and walking networks; a Park within a Park; and promoting sustainability. ƒ A landmark destination including greater visibility of the site and activities from Ruakura Road, i.e. by creating landmark features and a recognisable identity (buildings and landscape). ƒ Offering flexibility a flexible site layout that achieves the above outcomes while remaining flexible to investment. 2.4 Overarching Design Principles The following development principles assist to support the above design strategies and have provided guidance to the development of the masterplan. As development occurs, it is intended that the principles remain at the forefront of the Park s design. Land Use Principles ƒ Combined with landscape, create an identifiable aesthetic for the Park. ƒ Provide a strong relationship at ground level between buildings and surrounding public realm. ƒ Enhance the relationship between buildings and the wider environment. ƒ Open up key movement lines through the placement of buildings and other land uses. ƒ Strategically locate building platforms to maximize: -- overall site development potential; -- development flexibility; -- open space efficiency and amenity, and; ƒ Promote sustainable built form that enables flexibility and longevity. Landscape Principles ƒ Foster innovation by creating a campus identity and aesthetic across the development. ƒ Unify WIP through a network of open spaces, pedestrian connectivity and continuity of built form. ƒ Promote green infrastructure strategies that form a long term sustainable approach spanning stormwater, carparking and streetscape interventions. ƒ Improve collaboration by developing a centralised physical and social Hub space. ƒ Strengthen visual, physical and ecological connections between Waikato Innovation Park, neighbouring communities and future Ruakura framework development. Movement Principles ƒ Provide a variety of road typologies (service, local and shared roads) aimed at balancing access, safety and amenity outcomes. ƒ Promote walking and cycle accessibility through the provision of high quality facilities. ƒ Integrate sustainable stormwater infrastructure approaches with movement infrastructure. ƒ Improve public transport access and reduce car dependency. ƒ Protect connectivity to the future neighbourhood centre and surrounding growth areas.
3 KEY MOVES The following key moves summarise the overarching design decisions that have assisted to inform the masterplan design process and, in doing so, respond to the masterplan vision and design strategies for the site. Key Move 1: Key Move 2: Key Move 3: Defining the Innovation Precincts Integrating Development through the Enhancing North-South Links Central Spine A key element of the design is to provide an environment that fosters innovation through knowledge sharing and collaboration. Acknowledging that the quality of the environment is fundamental to this outcome, it is considered important to create a campus area of research and business development activities (Innovation & Research Precinct), supported by a high quality open space environment. Responding to existing and surrounding site uses, light industry is located to the west (Food & Technical Development Precinct), providing a buffer to the substation. Recognising the need for flexibility, a transition zone is provided for between the two areas. By continuing to create an environment that fosters relationships, chance encounters and sharing of knowledge, WIP will continue to attract exciting tenants, employees and investors. The Central Spine is both a meeting place and connection between businesses and other enterprises locating themselves in the Park. It assists to provide legibility for users of the Park, and strong connection with the existing Gallagher Core Facilities Building and entrance to the Innovation and Research Precinct. The Central Spine has the potential to be developed both as an enclosed multi-purpose meeting environment (e.g. as it adjoins the existing Gallagher Core Facilities Building), and as a covered walkway as it extends to the west over time. The proposed North-South links are proposed as functional movement networks (connecting future research and development with one another and walking, cycling and parking to the south) and high quality open space available to employees and visitors. They will add to the legibility of the environment, connecting with the Central Spine, and creating nodes of activity and meeting points. N N N FOOD & TECHNICAL DEVELOPMENT PRECINCT INNOVATION & RESEARCH PRECINCT EXISTING SUBSTATION TRANSITION
LIGHTINDUST RIAL PHASE 4 PHASE 3 PHASE 2 PHASE 1 Key Move 4: Fostering Collaboration through High Quality Shared Environments Particular emphasis has been placed on creating areas of high amenity between the proposed buildings in the Innovation and Research Precinct (i.e. aligning with the North- South links) and the existing Melody Lane. These are the areas that people will feel most comfortable to walk, meet people and look for opportunities to contemplate their work. They are also the spaces that visitors will arrive at and take away as a lasting impression of the Park. At the heart of the Park, the Hub is proposed a multifunctional meeting space, providing for informal and formal collaboration and discussion, for both visitors and employees. Over time, this will become a key feature in the identity of the Park. Key Move 5: Integrating Carparking and Landscape Values While it is acknowledged that accessibility to the park remains important, this also needs to be balanced with environmental and amenity values. Accordingly, alongside the provision of walking and cycling facilities, car parking is predominantly provided within a green environment incorporating restorative native planting and wetland areas (with opportunity to integrate with adjoining future open space to the east and wider ecological networks). This area will provide both a pleasant arrival experience for employees and visitors, an opportunity for recreation, and enhance connections with the wider environment. Key Move 6: Logical Development Phasing The masterplan proposes a sequence of development that is logical in terms of capital investment, while retaining flexibility in timing and tenancies. The majority of capital expenditure will occur as development takes place, with business and research development occurring in an east to west direction, and light industrial within the western area. Parking, walking and cycling routes and infrastructure can generally occur in tandem as required. Proposed built form typologies provide flexibility for a range of tenants, while open spaces have been sited to create a park like environment that will grow over time. N N N // NOV 2015
4 WAIKATO INNOVATION PARK MASTERPLAN 4.1 Introduction This section provides: ƒ An overview of the Waikato Innovation Park Masterplan, an illustrative plan (refer to Figure 2) that seeks to translate and visually explore the desired outcomes for the growth of the WIP, including key activity areas, public realm; and indicative structure and built form developments. ƒ Detailed strategies and design guidelines in relation to the following masterplan layers: -- Land use location of primary and supporting land uses -- Movement pedestrian, cycle and vehicle movement; car parking; and potential recreation routes -- Landscape landscape strategies, planting and material palettes -- Public realm building upon the landscape approach, detail of key public realm areas: ƒ The Hub ; ƒ Breakout spaces; ƒ Built form design guidance and built form outcomes anticipated; ƒ Infrastructure and services overview of infrastructure considerations informing the masterplan. 4.2 Masterplan Summary WIP is anticipated to grow significantly over the coming years, attracting new tenants and exciting new opportunities for innovation and research. The masterplan provides for flexibility in tenancies as demand dictates, within an environment set out to serve their needs as they grow. Key statistics and outcomes based on the masterplan are outlined as follows: ƒ Site area: 17ha ƒ Innovation and Research Precinct net floor space (including common areas): 42,400m 2, catering for the following activities: -- Research and development -- Business development and support -- Laboratories -- Formal and informal meeting spaces -- Supporting amenities, including cafés, lunch bars/ restaurants, gym, crèche, conference centre, retail & service -- Ancillary offices ƒ Food & Technical Development Precinct net floor space (including common areas): 7,800m 2, catering for the following activities: -- Commercial activities - - Storage and warehouse -- Food innovation and technical development ƒ The Hub : The central meeting point of the Park, an atrium area including meeting space and conference area facilities ƒ Car parking: 1,020 including visitor and employee parking. MASTERPLAN LEGEND (TO THE RIGHT) Site boundary Existing buildings Proposed buildings Roads East Coast Main Trunk Line Pylons and overhead power lines Paths Car park Protected trees (on site) Existing vegetation Proposed tree boulevard Proposed trees Proposed planting Buffer landscape vegetation Grass / lawn Stormwater ponds 1 Innovation and Research Precinct 2 Food & Technical Development Precinct 3 Green Carpark and Recreation Amenity Area 4 The Hub meeting and conference space 5 Central Spine 6 Melody Lane upgrade 7 Formalised breakout (outdoor collaboration) spaces 8 Arrival points 9 Stormwater wetlands & restorative native planting 10 Pedestrian and cycle routes
DRIVE W AIRERE NOTTINGHAMD RIVE TO RUAKURA CAMPUS CONNECTING TO FUTURE ROAD LINKS CRV AMBREED BUILDING NZ FOOD INNOVATION WAIKATO NZFIW FUTURE EXPANSION TETRA PAK OFFICE & WAREHOUSE BUILDING MELODY LANE 6 1 GALLAGHER CORE FACILITIES BUILDING RUAKURA STRUCTURE PLAN AREA 2 5 4 HAMILTON SUBSTATION 7 8 CONNECTING TO FUTURE ROAD LINKS RUAKURA 3 LANE CONNECTING TO FUTURE PEDESTRIAN & CYCLE LINKS 9 TO HAMILTON CBD CONNECTING TO FUTURE PEDESTRIAN & CYCLE LINKS 10 RUAKURA ROAD TO UNIVERSITY OF WAIKATO Figure 2: Waikato Innovation Park Masterplan (legend on opposite page) SC ALE: N 25 50 10 0 150 250m 0 1:20 0 0 @ A 3
4.3 Land Use Strategy This section provides detail in relation to land use locations, including primary uses and supporting services. Outcomes Sought and Key Features ƒ Taking into account the surrounding context, including future growth anticipated to the east, the rail line to the north, and the substation to the west, the masterplan responds to opportunities and site constraints (refer to Appendix A for further details). ƒ Business and research activities have been clustered together in a high amenity environment that aims to foster collaboration. This Innovation and Research Precinct retains good access to AgResearch and future development of the Knowledge Zone to the east. ƒ Less sensitive, technical development and production testing facilities are provided to the west, acting as a buffer to adjoining site activities. ƒ The open space zoning below the transmission pylons is proposed as a mix of recreation and car parking space, with emphasis on promoting walking and cycling as alternative modes of transport and opportunities for recreation between working hours. ƒ As the park s employee population increases, the need for supporting businesses and community services will continue to grow. Continued development of local businesses and community services will reduce the need for travel and increase convenience for users. In addition, WIP already provides for amenities to the wider public, such as the existing café, and this is likely to continue as it becomes more attractive to visitors from the surrounding environment, including businesses, the university and residential areas. The following sections outline the primary land use areas and suggested locations for supporting business and community services as the Park continues to grow into the future. High amenity breakout paces are located between the business and research development buildings to foster a shared and multi-purpose spaces for collaboration and social interaction.
4.3.1 Innovation and Research Precinct The Innovation and Research Precinct is the business growth-hub of the WIP, supporting collaboration between business and research activities that drive innovation. Activity & Key Features ƒ A thriving business community. ƒ The Hub brings together employees visitors and the wider community into a central meeting place, suitable for small gatherings or large conferences. ƒ The Central Spine that forms a network of work spaces and encourages the coming together of businesses. ƒ Engaging spaces both within and outside buildings, and promotes interaction between both. ƒ A vibrant and attractive place for workers and visitors offering local amenity and services such as cafés, business support activities and other amenities. ƒ Access to technology and internet. 4.3.2 Food & Technical Development Precinct The Food & Technical Development Precinct brings together producers, developers and commercial services, with a focus on increasing export potential, supported by ease of access and connectivity to the Innovation & Research Precinct. Activity & Key Features ƒ Strategically linked to related industries and business partnerships. ƒ Food innovation and manufacturing ƒ Infrastructure facilities and services to help business grow. ƒ Science & technology and food innovation development. ƒ Service trades, warehousing and ancillary offices. 4.3.3 Green Carpark and Recreation Amenity Area The recreation amenity area is a place for community interaction and celebrates the ecology and natural setting of the Waikato Innovation Park and its surrounding environment. Walking, cycling and carparking infrastructure within this area provides employees and visitors with a unique experience on arrival at the Park. Activity & Key Features ƒ Strong focus on health and well-being, community and leisure. ƒ Attractive pedestrian and cycle networks. ƒ Network of art trails and wayfinding elements. ƒ Edged by recreational storm water ponds that also function as the Park s green infrastructure.
4.6 The Hub The Hub is the centre of the Park, providing a civic meeting place that enables and fosters collaboration and knowledge sharing. The Hub will be a dynamic location, offering opportunities for events, community interaction, informal and formal meetings and conferences, supported by a high amenity environment with cafés and other amenities. Key Features of the Hub (refer to Figure 11): 1 Large enclosed area flexible for meeting and events 2 Location of screen and stage area 3 Black out curtains to subdivide space for events & presentations 4 Movable furniture to accommodate flexible use N PROPOSED BUILDING 8 4 5 7 6 2 4 NEW - CONNECT TO SPACE 5 Movable tree planting & planter boxes 1 6 Large sliding doors 7 Full or partial glazed facade 3 6 7 8 Paved walkway The open space directly to the north of the Hub will be designed to support the Hub, providing breakout space for meeting and dining during fine weather. Key features of the adjoining open space include: 4 2 1 8 5 7 6 3 7 EXISTING BUILDING 1 Open hardscape area 2 Wide central walkway 3 Spill out area for other active uses (cafe, events, etc.) 4 Access to adjacent building egress 5 Fixed seating along edges 6 Movable furniture 7 Formal landscape treatment 8 Landscape elements that break up the space PROPOSED BUILDING Figure 11: Key features of the Hub and adjacent landscape Legend Blackout curtains for events Cafés & eateries Services (e.g. toilets) & circulation areas Indicative entries
Design Guidelines for the Hub (Refer to Figure 12 & 13): ƒ Provide multi-functional and sheltered spaces in the atrium that accommodate clusters of meeting areas and large events. ƒ Provide a sheltered and paved walkway connected to building entrances to facilitate movement between the buildings and encourage greater interaction across the businesses in the WIP. ƒ Encourage chance encounters by providing multipurpose shared meeting and collaboration spaces ƒ Ensure that the building has a positive interface with the Hub and Central Spine by providing clear pedestrian entrances, and when possible, locating amenities and shared activities along it. ƒ Use the opportunity for the building s internal circulation to open up and interact with the Central Spine, such as corridors and stairs. By placing these areas in an open and connected environment, it increases opportunities for chance encounters and social interaction. ƒ Use skylights and/or glazing in the atrium to bring natural light in and provide clear views to the outside. The Hub should be visually open and connect to the external environment but offer protection from natural elements such as wind. Figure 12: Enclosed atrium for the Hub. 1 Design Guidelines for the Hub landscape: ƒ Planting to represent a formal approach in the Hub space. ƒ Provide an open hardscape area as an extension to the Hub and the activities within adjacent buildings. ƒ Locate activities along the edges of the hub to activate it, maintaining a balance of pedestrian flows and opportunities for stationary activities. ƒ Design the Hub to the right scale for the WIP to maintain a sense of intensity and vibrancy for social interaction. Consider breaking up the space through various landscape elements and treatments. ƒ Ensure that the hub is a well-connected place and designed to relate to the activities in its surrounding spaces. ƒ Maintain relationship between the hub space and atrium in a continuation of materiality and extension of internal activities. 1 Sheltered area for meeting and events 2 Glazed façades for visual connection and protection from natural elements 3 Skylights in the atrium to bring in natural light 4 Opportunity for planting 5 Opportunity to site balconies, corridors and stairs and informal spaces along the atrium spine 6 Ground level activities or extension of meeting areas 6 5 4 3 2 6 Figure 13: Indicative cross section of the atrium in the Hub.
The Hub will provide a vibrant space for knowledge sharing, collaboration and informal interaction among the wider WIP community and its visitors, offering flexible uses from meeting spaces and cafés to a large conference facility.
The Hub s external space seamlessly integrates with the atrium creating a unity between the indoor and outdoor space.