opportunities & constraints - auckland...

11| resource consent - design report| final 08.06.2017

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This map/plan is illustrative only and all informationshould be independently verified on site before takingany action.Copyright Auckland Council. Boundaryinformation from LINZ (Crown Copyright Reserved).Whilst due care has been taken, Auckland Councilgives no warranty as to the accuracy and completenessof any information on this map/plan and accepts noliability for any error, omission or use of the information.Height datum: Auckland 1946.

´1:1000 Plan

Created: Tuesday, 14 October 2014,9:07:39 a.m. Scale @ A3 1:1000

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BELLEVUE ROAD

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O p p o r t u n i t i e s

• Connected with Dominion Road Commercial Axis; easy accessibility to shops, restaurants and public transport.

• Connected with Valley Road; residential zone within a minute walk.

• Countdown supermarket across the road.• The site gradually slopes up to the north and east,

where access points are blocked by adjoining sites, allows for sunny and quiet space as well as the potential to the view of Mt Eden summit.

• OuterLink bus stop; connected to public transport.• Three minutes driving distance to North-western

motorway.• 500m to Mt Eden Normal Primary School.• 400m to Kowhai Intermediate.• Potential future stop of light rail transit• comtemporary buildings inserted to re-vitalise a

character area.

C o n s t r a i n t s

• Though located on a corner site, the actual intersection corner is occupied by the Dominion Bar.

• The two existing buildings fronting Dominion Road are considered as character-supporting building. Consent is required.

• There are two driveway crossings opposite the site, creating a high number of trips near the busy intersection. Existing and new carpark create potential conflict + interface issues for residential.

• Vehicle traffic on Dominion Road generates noise during high traffic hours.

• Adjoining building height - 2 storey on north boundary. Creating potential shading problems.

• Adjoining building height - 2 storey on east boundary. Creating potential shading problems.

• Vehicle access point on Dominion Road has been closed off according to the Dominion Road upgrade plan by Architectus.

• Trees on site, need further investigation on whether they need to be protected.

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OPPORTUNITIES & CONSTRAINTS

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A ABB BBBBBBB CC CCC

ABC indicates wide street scape mass / block

indicates medium street scape mass / block

indicates narrow street scape mass / block

applicants site

DOMINION ROAD EAST ELEVATION

Building width legend

CONTEXT

200 - 202 The Salvation Army & Red Cross

Single storey painted concrete and vertical corrugated iron.

Ground floor is halved and painted in white and blue with white timber windows.. A large parapet extends the height of the buildingVerandah is shallow and lined with business branding.

184-196 Westpac retail block2000

Single storey modern retail block with 4 businesses, with street facing car park.

First floor timber parapets are ornamented with horizontal timber panels, painted to match each business.Ground floor shop front glazing is white aluminium framing.Verandah is 2 metres wide and lined with businesses branding.

216 Mondo, Snapped Photography & Shoe RepairPre 1940 - Character Supporting

Two storey painted concrete.

First floor cream painted plaster with rectangular 4 timber sash windows with steel mesh above head.Ground floor is textured plaster painted purple and grey with timber and aluminium shop front framed windows.Verandah is absent from street front

232 Bridgman Building1912 - Character Defining

Two storey painted brick building in Edwardian Italianate Style.

First floor isGround floor isVerandah is angled downwards with black fabric cover.

240 Antique Alley1910 - Character Defining

Two storey unpainted red brick and concrete facade.

First floor is portioned in 4 equal segments by columns, and retains original timber sash windows. Cornices line the window heads and parapet.Ground floor shop front glazing has been replaced with alumini-um framing and diamond panes. The concrete columns have been tiled.Verandah was replaced in 1994 and it’s depth was reduced to 2 metres.

2421920 - Character Defining

Two storey painted plas-ter building divided by 2 owners.

First floor is painted in contrasting cream and black. Windows have been replaced with white alumin-ium windows, only one of the fabric awnings has been retained.Ground floor shop front glazing has been replaced with aluminium framing, in red and blue. Verandah is lined with ten-ants business signs.

244-248 Victory Buildings1920 - Character Defining

Two storey painted plaster building separated into 4 tenancies.

First floor is painted in white and segmented into 4 portions. Windows have been replaced with different white, and black aluminium windows. A large concrete cornice marks the window head and bottom of parapet.Ground floor shop front glazing has been re-placed with aluminium framing, with 3 of the 4 tenancies retaining the base ledge.Verandah is lined with tenants business signs.

252 GlengarryModern

Two storey modern timber building with gable. First floor is painted grey horizontal and vertical tim-ber, with square windows and balcony with awning.Ground floor is occupied by 2 tenants and has mod-ern aluminium shop front glazing.Verandah is lined with tenants business signs

274 Geoff’s Emporium1950 - Character Defining

Two storey timber facade with zig-zag verandah. Extensions were made at the rear of the building in 1962. First floor is painted white with vertical timber pilasters segmenting the facade into 6.Ground floor has aluminium shop front glazing with tiled columns.Verandah is zig-zagged and unique to the rest of Dominion Road,

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Modern black painted concrete and glass facade.

First floor aluminium windows are sets of squares with mirror glazing and grey panels.Ground floor shop front glazing has been replaced with aluminium framing and store branding.Verandah is 2.2m wide and lined with tenants business signs.

218 Universal BuildingsPre 1940 - Character Supporting

Two storey rendered plaster fa-cade with minimal ornamentation.

First floor cream painted plaster with rectangular timber windows.Ground floor is textured plaster painted black with contrasting white timber frames windows.Verandah is angles downwards and covered with red fabric.

22819th cent. - Character Defining

Two storey painted horizontal timber facade.

First floor is painted green horizontal weatherboard, with arch windows small timber sash windows painted blue. Vertical timber pilasters modu-late facade into 3.Ground floor is occupied by 2 tenants. Shop front glazing is timber framed.Verandah is teal painted arched corru-gated iron. Matching the neighbouring building.

22419th cent - Character Defining

Two storey painted horizontal tim-ber facade.

First floor is painted cream hori-zontal weatherboard, with 3 small timber sash windows.Ground floor shop front glazing has timber framing with inset entrance way.Verandah is teal painted arched corrugated iron. Matching the neigh-bouring building.

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Colour Key

Character Supporting

Character Defining Lanes


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A A A ABB BB BC C C C C C C C

ABC indictaes wide street scape mass / block

indictaes medium street scape mass / block

indictaes narrow street scape mass / block

Building width legend

DOMINION ROAD WEST ELEVATION

246 Worota Building1909 - Character Defining

Two storey red brick building in Edwardian Style.

First floor is red brick with concrete cor-nices and horizontal detailing. Pilasters and twin windows segment building into thirds.Ground floor columns are painted white with modern glazing, and 1 tenant.Verandah is lined with business branding.

243 Penrose Building1927 - Character Defining

Two storey painted brick building in Ed-wardian Style by architect Robert Young.

First floor is painted cream with pale blue accents. Pilasters and rectangular sash win-dows portion facade into 3. Ground floor is occupied with 3 tenants, 2 of 3 have retained the original timber doors.Verandah is lined with business branding.

2491923 - Character Defining

Two storey painted brick building in Edwardian Style.

First floor is blueGround floor is occupied with 2 tenants, with Verandah is lined with business branding.

25520th cent. - Character Defining

Two storey plastered concrete building in Spanish Mission Style.

First floor is painted cream with timber win-dows, recessed arches, and twisted columns. Decorative terracotta tile roofing cuts into the parapet. Ground floor is occupied with 3 tenants, with a variety of shop fronts and styles.Verandah is lined with business branding.

265Pre 1940- Character Defining

Two storey painted concrete block building.

First floor is painted green block with red and cream accents to match tenants businesses. The facade is por-tioned by plastered pilasters and pairs of windows. Ground floor shop front is occupied by 2 tenant with mismatched shop fronts.Verandah is lined with business signs.

257 Pre 1940 - Character Defining

Single storey painted plaster building.

Ground floor shop front is occupied by 3 tenant with mismatched shop fronts, with only 1 store retaining original shop front. Parapet is painted in thirds.Verandah is lined with business signs.

273Pre 1940 - Character Defining

Two storey painted concrete building.

First floor is painted pale grey concrete with white concrete pilasters and cornices, with small timber sashed windows. Ground floor is occupied by 1 tenant. The shop front has been replaced with aluminium white framed glazing.Verandah is angled downwards and lined with businesses sign.

269 Hammer Hardware?

Two storey painted concrete building.

First floor is painted cream ren-dered concrete with sage timber window frames. Ground floor is occupied by 1 tenant. The shop front has been replaced with aluminium framed glazing.Verandah is lined with businesses sign.

237 AV World?

Single storey postmodern facade with curve aluminium roof forms.

Ground floor is glazed with blue win-dow framing.Verandah is glass with steel framing with the edge lined with the stores branding.

225 Auckland Meat Company1907 - Character Defining

Edwardian Italianate Style. Purpose-built as a butcher shop.

First floor is portioned by plastered pilasters and pairs of windows. Ornate cornices and columns decorate the parapet.Ground floor shop front glazing has been replaced with aluminium framing and is occupied by 6 tenants.Verandah is lined with business signs.

217 Hot Cart & Pizza HutUnknown

Single story shops.

Ground floor is occupied by 2 tenants. Shop front glazing is aluminium framing and compli-ments the businesses branding.Verandah is slightly angled downwards and is supported by columns.

215 Owens Buildings1907 - Character Defining

First floor is cream painted brick with black timber sash windows which visually divides the facade into 3. Ground floor shop front is occupied by one tenant and is painted black with new aluminium framing.Verandah is lined with tenant’s business branding.

215 Wendy’sModern

Single storey red brick building.

Ground floor red brick with sand brick accent and minimally decorated columns. A neon sign is fixed to the parapet.Verandah is glass with black steel framing.

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CONTEXT

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Colour Key

Character Supporting

Character Defining Lanes


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application site

MR GORDON’S THE LAUNDRY SERVICE

building to be demolished

110 VALLEY ROAD

building to be demolished

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URBAN DESIGN


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• Address varied typology at various bounda-ries, both along and across site

• Determine appropriate building height given location, streetscapes, site aspect and orien-tation and intensification of existing centres + corridors strategy.

HEIGHT

• expert report indicates a level of volcanic rock about 1.5 - 2.0m below existing ground contour.

• design to minimise amount of rock breaking into this volcanic layer.

GEO-TECH

• Balance market parking requirements with opportunities to leverage other transport options, in an effort to minimise onsite park-ing requirements.

• these include use of major bus corridor, encourage pedestrian and bicycle usage to local amenity, provisions of car sharing options on or near site, and potential future light rail stop.

PARKING

• high density requires high amenity• encourage activation of spaces and build a

community• leverage local amenity - shop local - super-

market. food & beverage, parks, PT - sup-porting the local economy

URBAN DESIGN

• Acknowledge the existing street character of the Eden Valley

• Design buildings that supports this inherent character in a contemporary and new way but reflects fine grain of existing character

CHARACTER

DESIGN STRATEGY: KEY ISSUES


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Density to the street

The design seeks to collect density to the most tolerant parts of the site. On our site we believe this means prioritising density to Dominion Road with appropriate setbacks and the centre of the site. This allows the design to reduce scale the more sensitive edges addressing the residential zone further along Valley Road + Carrick Place.

The effect of this is the design does pass through the maximum height limit for the site. The amount of encroachment varies across the site due to density allocation as discussed above and also existing site contours.

The proposed approach allows for height where the effects on adjoining properties and wider environment are considered to be acceptable.

Contextual Height

The design also needs to respond to the character of the Dominion Road edge in particu-lar. From our character assessment, the design steps the height down along Dominion Road to a more character sensitive level, before building height and density back into the building.

Building height transitions from highest to lowest as it interfaces with the character build-ings near the Dominion Road/ Valley Road intersection --> also matches topography?

character sensitive edge

character overlay

over height zone - away from, or to the south of residential edges

generally compliant - edges addressing similar business zone

neighbouring business zone

neighbouring business zoneneighbouring business zone

neighbouring business zone

neighbouring residential zone

13.0 max height

DESIGN STRATEGY: HEIGHT & DENSITY

upper floors setback from street frontage


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DESIGN STRATEGY: PROGRAMME

r e t a i l e d g e p e d e s t r i a n e n t r yb u i l d t o p a r t y w a l l s

The space against boundary walls is typically unappealing and of limited amenity. Typically they are personified by shaded spaces or blank intimidating faces. The strategy to build against these walls offers the opportunity to minimise the effect that these existing conditions have on the open spaces in the design and will protect the amenity of future occupants.

We have explored a number of possible scenarios for the provision of retail spaces, including opening the site for retail. The result of this exploration is a design principle where we reinforce the existing retail edge of Dominion and Valley roads. This strengthens both the historic character of Dominion Road and reinforces the importance of the intersection with Valley Road as a key node in the procession down Dominion Road.

As a Transport Oriented Design with opportunity for leveraging the existing local amenity, we are taking opportunities for residents connection into the site, with three entry points.

These are secured entry points so public entry to the open space and buildings is by invitation only.

Associated with this, we have created small transitional public / private laneway spaces that create deliberately ambiguous spaces that both residents (including children) and the public can safely occupy, share and activate.

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e n t r y p o i n t s

Pedestrian access to the buildings is via New York style stoops. Accessible routes are generally from the basement garage to all buildings via a lift. In some of the buildings, there is access directly from the street to the ground floor.

main entrystoop entry to units

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n o r t h | s o u t h

Our iterative process has identified a preference for a north-south central axis for the buildings. The benefits of this over an east-west orientation are:

• Opens up sun courts orientated to encourage sun penetration deeper into the site.

• Eliminates south facing dwelling units or exposed access ways along the south face.

• Opens up a naturally legible circulation and movement strategy through and around the site.

s u n c o u r t

We’ve taken the approach of typical Auckland villas with a subtropical thematic - backyard villa meets urban density. Typical landscape elements are designed to encourage social interaction. Large decks and New York style stoops act as outdoor active spaces. Passive play is incorporated within structural elements and larger softscape spaces.

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a v o i d b a s a l t

The geotechnical report indicates a level of volcanic basalt rock below the existing ground of about 1-5 - 1.8m. In an effort to reduce or eliminate the disruption to neighbours and character buildings we are looking to minimise excavation to this layer of basalt.

v e h i c l e e n t r y

Vehicle entry is through a single consolidated entry point on Valley Road. This location was selected to minimise impact on retail and street amenity. It is relatively unobtrusive.

Neither Dominion Road nor Carrick Place are suitable for access for a number of reasons, for example - traffic flows, level changes, intersection proximity.

The design enables for refuse collection to be undertaken by a private contractor from multiple locations within the basement car park.

Loading for retail units is street based. Loading for residential units can be from within the basement by the use of an appropriately sized van.

c o n c e a l m e n t n u m b e r s

Using the natural topographical variation between the site and Dominion Road, and space to the basalt layer, we can collect our parking in the north part of the site and conceal the parking under a podium which forms part of the residents open space.

Parking numbers are limited to:• encourage use of public and

alternative transport options;• limit the amount of basement

excavation into volcanic basalt; and• encourage use of the local facilities

Car parks will be purchased separately by residents if required and will be allocated to them.

Total parking on site is 110 car parks, of these 4 are for visitors and the remaining 106 as allocated parks for the residents.

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