Wynyard Quarter Commercial Pressure Shows

Up till now the ARC and the public have been enjoying some wonderful design work from the team of urban designers working for Sea + City on the public areas of Wynyard Quarter. Silo Park. North Wharf. Fantastic spaces. But last week ARC councillors got a taste of what could be happening in the commercial spaces. We had a look at some draft drawings of Precinct 1. That's the area outlined in this image.

As you can see, the area of Precinct 1 includes the purplish residential buildings to the right with activated street edges in red (these are as they appear in Plan Change 4 - no surprises here). The dark blue are the fish industry and market Sanfords buildings. While the orange blocks fronting Jellicoe Street are likely to be for the ASB headquarter building.

Artist's depictions of that building have been published before today. I reproduce them here. These are on the footprint of the orange blocks in precinct 1.

Here's a closer picture of the orange blocks. The details to look at include the blue floors (at levels 2 and 3), and the yellow section between the two orange blocks.

Here's those blocks again, looked at from ground level in those draft drawings. We were advised that the yellow blocked out area wasn't a roof - as such - - but could be. Could be an atrium. Could be skywalks between the blocks. And could also be car accessways - maybe even carparks in the levels 2 and 3. Because it turns out rhe blue levels are carparking. Could be sleeved at Jellicoe Street frontage. This was a concern. The residential blocks all have 2 levels of basement parking. Why doesn't this building? Question-mark?

The covered laneway was a big concern for me. This image here was one I made for the submission I presented to Plan Change 4 Commissioners. It shows the building envelopes that were allowed in the Plan Change, and how they make the Sanfords building look insignificant. But they also show the laneway along the street between the taller building blocks.

In my submission I showed this picture illustrating how Auckland City does its laneways just up the road off Nelson Street. Great amenity don't you think? Activated edges. Great pedestrian amenity. Is this the sort of thing we want in Wynyard Quarter? I don't think so. And especially not a laneway that's turned into a tunnel.

Here's a good example of a laneway. It's from the Chancery development out onto a street in Auckland City. High quality and attractive pedestrian accessway, good edges, safe walking. We need this sort of attention to detail in the laneways fronting onto Jellicoe Street on Wynyard Quarter. And it would be appropriate for buildings there to have basement carparks. Its cheap and nasty to have them above ground, fronting to street, and forcing buildings to be higher as a consequence.

Endangered Species: Auckland Waterfront Character Buildings

This blog is about the protection of the maritime character of the Wynyard Quarter, aka the Western Reclamation, on Auckland's waterfront. Specifically it is about the protection of character buildings down there - all of which have a connection with Auckland's maritime past - all of which ARC (Auckland Regional Council) is seeking to protect in the area's planning controls. However, ARC's commitment to the protection of built characters and heritage is not shared. Various parties, notably Viaduct Harbour Holdings, are resisting ARC's protection efforts in the Environment Court. Sadly, Auckland City Council is also not supporting ARC, in respect of many of the buildings. It is supporting ARC in regard to some buildings - what I would describe as the obvious ones. But unfortunately Auckland City's support does not extend to some of the more workmanlike buildings which give the area so much of its character. The map shown here - and I know it's a bit hard to read in this blog, but I've enlarged a bit of it below - is of the Wynyard Quarter....

The map show shows the location of the 17 buildings ARC believes need some protection from demolition, and some planning regard for their character and heritage qualities. You can see that the buildings are numbered, colour-coded, and three of them have red rings around them. The legend explaining these codes is next...

Ok, so here's the legend. The eight green buildings (Nos 1-8) were in the Plan Change for Wynyard Quarter that was notified by Auckland City Council a couple of years ago. Following submissions etc three further buildings (Nos 9-11) were added at the decision stage - presumably through commissioner's decision. After the decision on the Plan Change was released it was appealed by various parties, including VHHL and ARC. The VHHL appeals sought the deletion of buildings 8, 10 and 11 from the Plan Change. The ARC's appeal seeks the inclusion of additional buildings 12-17. Mediation is presently occurring under the Environment Court's direction.

Building/Structure 1: 65-75 Jellicoe StGolden Bay Cement building and silos Buildings 1-7 are protected by consensus at this stage. No party has appealed these buildings being protected. Protected so far. Building 2: 1-17 Jellicoe StShed (referred to variously and AHB Shed and Fisherman’s shed) Protected so far.

Building 3: 22-32 Jellicoe StBrick building used by Sanford Protected so far.

Building 4: 22-32 Jellicoe StSanford Building Protected so far.

I include here a couple of images I prepared for submissions I made to the Plan Change a couple of years ago. You can see Building 4, the Sanford's Building on the right, in the context of the adjacent building envelopes that will be permitted as of right by the Plan Change. (The building across Jellicoe Street approximately shows the Red Shed - Building 2 - which is protected so far).... The reason this image is here is to give some impression as to the dominating effect of new development on the skyline, and on character buildings, and on the general feel of the area. That is why I believe it is critical that all of the buildings which ARC seeks protection for - and you can see them distributed thoughout the area on the map - remain protected. Not just for themselves, but because of the way their presence will balance the modernising presence of new buildings as the land is developed.

Take the ASB building proposal for example. The two ASB buildings occupy the footprints to the left of the protected Sanford Building, and are across Jellicoe Street from the protected Red Shed (which you can see in this image). Note how invisible the Sanford's Building has become. And that's without the building that can be built to its right. In fact the ASB proposal (apart from the volcanic roof form), broadly follows the plan change, and shows a stepping down in heights toward the Sanfords Build. So it does not disappear altogether. The point I'm trying to make here is that the retention of character buildings can and should have an important defining role in determining and affecting the development of new buildings.

Building 5: 8-14 Madden St Sail Connections (formerly Selwyn Timber Company then N. Cole Building) Protected so far.

Building 6: 120-126 Halsey St:Halsey Street Flower Traders (Formerly Neuchatel Offices) Protected so far.

Building 7: 118-120 Beaumont St Sailors’ Corner (Former British Imperial Oil Company) Protected so far.

Building 8: 101-107 Beaumont St Dive HQ/ Burnsco Marine/ Teleflex Morse At risk! Auckland City Council has gone cold on this one, because they have decided that Beaumont Street needs to be widened to provide for three lanes of traffic heading West out of Wynyard Quarter. So they believe the frontage will need to be demolished. This is a bit tragic for an area whose traffic patterns are planned to be the very antithesis of the rest of Auckland. ie pedestrian and cycling centred, with only a small fraction of the traffic movements in and out to be by means of single occupancy vehicles. It would be a travesty of traffic over place - if this widening and character building demolition ever occurs. Come on Auckland City!

Building 9: Packenham St West and Halsey St (120-126 Halsey St): J. Lysacht Building Protected so far.

Building 10: 121-127 Beaumont StTrans-Pacific Marine At risk! VHHL are opposing.

Building 11: Corner Gaunt & Daldy Sts (125-127 Beaumont St)Marine Electronics Warehouse At risk! VHHL are opposing.

Building 12: 38 Hamer StSanford boat slipway P.Voss slipway At risk! Though ARC seeks some character building protection. The rest of these buildings 12-17 have been added in for consideration by ARC after a very careful look at characters and heritage buildings on Wynyard Quarter. At this late stage it appears there is little support from other parties to include these buildings among those accorded some protection. I ran a detailed blog entry about this particular one - the Vos Building - last week. This is the sort of result we can aim for on this site. You can see it at: http://joelcayford.blogspot.com/2010/02/vos-building-maritime-heritage-at.html

Building 13: 139 Packenham St West: Southern Spars At risk! Though ARC seeks some character building protection.

Building 14: Packenham St West: North Sails At risk! Though ARC seeks some character building protection.

Building 15: 136 Beaumont St Gloss Boats (Former Bailey’s Shipyard and Devonport Ferry Co. Building, Segar Bros/Mason Bros. Boiler Shop Slip) At risk! Though ARC seeks some character building protection.

Building 16: 132-136 Beaumont StHQ (Former Chas Bailey Shipyards, Old North Shore Ferries Building) At risk! Though ARC seeks some character building protection.

Building 17: 129-135 Beaumont St Smart Marine At risk! Though ARC seeks some character building protection. I think it is time that Auckland City Council (not just officers) had a second look at this.