design report - auckland council · page | 5 urban design & visual assessment history the area...

D E S I G N R E P O R T

15 September 2017

Proposed development at

43-45 Mt Eden Road

for Anscot Property Ltd

Introduction 3

The Site 4

History 5

The Proposal 6

Current Context 7

Street Elevations 8

Future Context 9

Deisgn Response 10

Upper Symonds St Special Character Overlay 11

Aerial Views 15

Building Height 16

Shadowing 16

Visual Impact Assessment 16

Locality Plans & Viewpoints 17

Conclusion 23

C O N T E N T S

Location Plan

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Urban Des ign & V isua l Assessment

I N T R O D U C T I O N

It is proposed to construct an 8-level mixed-use development on the site at 43-45 Mt Eden

Road in Eden Terrace, covering almost the whole site. The development contains parking

for 15 cars, two retail / commercial tenancies and 15 apartments.

The apartments include 1, 2 and 3 bedroom types, plus a larger apartment on the top floor.

This report looks at the urban context, both existing and planned, into which the proposed

development is to be inserted, and considers the interaction of the proposal with the Upper

Symonds Street character overlay incorporated in the Unitary Plan.

The report also looks at the visual impact the development will have from surrounding

viewpoints.

While the proposed development generally complies with the Unitary Plan rules, there are

some areas of non-compliance. Most significantly from an urban design viewpoint, the

building complies with the Plan’s maximum height rule when viewed frontally from Mt Eden

Road but, because of the site’s topography, it is over the height limit as viewed from vantage

points to the south and west. This report considers the sun shadowing and visual impact

of the proposal when compared to a hypothetical development complying with the height

rule.


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T H E S I T E

The site is located in the long-established inner city

suburb of Eden Terrace, although the other side of

Mt Eden Rd is often referred to as Grafton, with the

former Grafton Library (now Galbraiths ) a prominent

heritage feature near the site.

The site slopes moderately steeply to the west down

from Mt Eden Road to Shaddock Street, with a public

walkway linking the two running down the slope

along the site’s northern edge. The site is currently

occupied by a solid brick two-storey building, a

carpark to the rear of the building, and a sloping part

paved/part grassed strip which was formerly part of

Shaddock Street. The building is currently occupied

by Quinovic Property Management as tenant. The

rear carpark is accessed via a right-of-way from Mt

Eden Road across the neighbouring property at

47 Mt Eden Rd. This right-of-way has some legal

status, but is poorly documented and the proposed

development does not make use of it.

Auckland Transport have designated a frontage strip

2.2 metres wide along the Mt Eden Road frontage

for road-widening; Designation 1616.

While this section of Mt Eden Road is included in the

Upper Symonds Street character overlay, the current

building and its immediate neighbours are of mostly

indifferent quality. To the north, on the other side

of the public walkway, is a three storey apartment

building (1990’s era) with two parking basements.

This building, with a plaster-finished exterior, solid

timber balcony balustrading and mansard roof, does

not make a noteworthy contribution to the area’s

character. To the south, a single storey building,

also plastered and with a small basement covers

only part of the site, and is currently in use as an

architect’s office.

To the west of the site, down on Shaddock Street,

there is a mix of large single-storey warehouse

structures, some two-storey commercial

development, and a four storey apartment building

on the north side of the street. Further along

Shaddock Street beyond Flower Street, all buildings

are scheduled for demolition as part of the CRL Mt

Eden Station project.

On the other side of Mt Eden Road, the Cityside

Church directly opposite the site is a significant

local landmark. Of timber-gothic style and clad

in weatherboards, this church and spire strongly

influence the character of this short section of Mt

Eden Road. The proposal is approximately the same

height as the top of the spire.

The site from Burleigh St across Mt Eden Rd The site on Mt Eden Rd, walkway down to Shaddock St Rear of existing building The site from Shaddock St

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H I S T O R YThe area around the intersection of Symonds

Street, Khyber Pass, Newton Road has a long

history of human occupation as a key node

between the Maori settlement on Mangawhau

and the harbour foreshore. It is a highpoint in

the vicinity, with all five major roads meeting

there sloping downwards away from it. In the

case of Mt Eden Road, it slopes gently down

from the Symonds St / Khyber Pass ridge to

the low-point of the basin (between the ridge

and Mangawhau) where the North Auckland

Rail Line (opened 1881) now runs and Mt Eden

station is located. It then rises to the south and

traverses the lower slopes of the mountain

itself before passing through Mt Eden Village.

In early days, Mt Eden Rd was tolled, as the

residential suburb was sub-divided into large

lots in the 1870’s. Increasing population of the

area led to the building of the tram line along

Mt Eden Rd in the early 1900’s.

The area immediately around the site started

as residential, with more industrial uses

(such as the Colonial Ammunition Co and the

Henderson and Pollard timber mill) around the

rail line further down the slope. The retail /

commercial activity on upper Symonds St was

intensive in the first half of the 20th century,

and this activity spread down New North and

Mt Eden Roads. Early photos show a timber

cottage on the site, with the current brick

structure probably constructed in the 1920’s

for commercial use.

Local landmarks include Grafton Library, by

architect Edward Bartley, opened in 1913, and

the Cityside Baptist Church (opposite the site)

which was opened in 1906, having been re-

built after the widening of Mt Eden Road for

the tramlines a couple of years before.

The remainder of the buildings in the character

overlay area generally consist of two-storey

Edwardian retail with residential above typical

of all the inner Auckland villages, generally of

brick masonry construction.

The connection of Shaddock Street to Mt

Eden Rd appears to have always been a

pedestrian connection only, as there is no sign

of paving on the centre strip of the previously

designated roadway. The road was stopped

and amalgamated with the site in the 1980’s.

Mt Eden Rd in the early 1900’s and now, site circled


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T H E P R O P O S A LThe proposed development is an eight level building with these uses:

Basement 2: (Shaddock Street level)

Parking for seven cars accessed directly off Shaddock St, and a car-lift to take cars up to Basement 1. Also a separate garage for one car associated with the level 5 apartment.

Basement 1: (mid-level between Mt Eden Rd and Shaddock St)

Parking for a further seven cars, accessed via the car-lift, plus storage lockers for each apartment. There is therefore one carpark per apartment, although it is probable some one-bedroom apartments will

be sold with no carpark in order to allocate at least 2 carparks to the commercial tenancy.

Ground: (Mt Eden Rd level)

The main entrance to the apartments’ lobby, providing lift and stair access to all levels. Also a commercial retail / commercial tenancy with frontage to Mt Eden Road. The type of use intended is similar to

that currently existing on the site – primarily an office use but with a strong public interface.

To the west side of the floor, there are a one-bedroom and a two-bedroom apartment.

Level 1: (Podium level)

One one-bedroom and two two-bedroom apartments.

Levels 2, 3, 4: (Typical floors)

One of each of one-bedroom, two-bedroom and three-bedroom apartments.

Level 5: (Top floor)

One larger apartment with roof deck – 2 bedrooms and artist’s studio.

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C U R R E N T C O N T E X TThe area surrounding the site is

predominantly low-rise, with mostly two-

storey buildings of around 8 to 12 metres

height, built to the street edge and housing

a wide variety of uses. The main exceptions

to the predominant height are the 14

storey former Winstone Building (now Skhy

Apartments) on Khyber Pass, which is a

landmark for the area, along with the tall

spire of Church of the Holy Sepulchre also

on the Khyber Pass ridge.

The line of Edwardian-era heritage buildings

along the western side of Upper Symonds

Street, which extends down the first two

blocks of the west side of Mt Eden Road,

is a significant grouping of these buildings.

The eastern side of both streets (south of

the Khyber Pass intersection) also contain

significant heritage buildings, including

Galbraiths and the Cityside Church

previously mentioned. All these areas

are included in the Upper Symonds Street

Character Overlay in the Unitary Plan. The

site is also included, although neither the

building on the site or its neighbours to

either side have heritage significance.

The stretch of Mt Eden Road between

Symonds Street and Boston Road past the

site is an important gateway to the suburb

of Mt Eden. As one moves down the slope,

the shallow valley between the Symonds

Street Ridge and Mangawhau is gradually

revealed with Mangawhau appearing as

a particularly dramatic element on the far

side of the valley. This view is protected by

the E18 viewshaft, which crosses the front

of the site and limits building bulk on Mt

Eden Road to a single storey height, with

floors above that height required to be set

back to preserve the view beyond them to

Mangawhau.

The street character of this section of Mt

Eden Rd is mixed. On the western side in the

top block (Symonds Street to Nikau Street),

the two storey masonry retail buildings

from the Edwardian era are intact and

continuous along the street frontage, well

maintained and sought-after as premises

for, mostly, food and drinks uses. In the

lower block where the site is located (Nikau

Street to Boston Road), there is a variety of

more modern buildings of 1, 2, and 3 storey

heights employing a mix of architectural

styles and accommodating mixed uses, with

a return to the Edwardian retail typology

opposite the Boston Road intersection.

On the eastern side, the streetscape is very

different, with the two landmark buildings

(Galbraiths and Cityside Church) dominating

the block frontage, with significant gaps

elsewhere in the street wall. The gap at

the Symonds Street intersection is the

large carpark at the newly-coloured water

reservoir. The gap at the south is the angled

intersection of Burleigh Street, which

effectively merges with the Boston Road

intersection to form a large break in the

street-wall. The buildings between the two

landmark buildings are recessive, forming

an effective gap, but the quiet mid-century

modern architecture of the Watercare

building is worth noting.

Overall, the street containment in this block

is quite strong, and the buildings lining it on

both sides, while exhibiting a wide variety

of architectural styles, are all moderately

to strongly textured. Combined with the

view to Mangawhau to the south, there is a

strong sense of place in the area.

In regard to the Shaddock Street frontage of

the site, the existing streetscape is set for

radical change as the CRL project proceeds

over the next five years.

Eden Terrace viewed from Mangawhau, with site circled

Context diagram


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S T R E E T E L E V A T I O N S : M T E D E N R D

New

Nor

th R

d

Nik

au S

t

Prop

osal

Symonds St

City Side C

hurch

Burleigh St

Galbraiths

Boston R

d

EAST S IDE

WEST S IDE

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F U T U R E C O N T E X T

It is likely that the Mt Eden Road block, to which the site fronts,

will remain more-or-less as existing due to the heritage attributes

of many of the buildings. It is possible that some of the gaps in the

heritage streetscape could be filled by selective new development.

The Powerstation and the building to its south at 37 Mt Eden Rd are

possible candidates for redevelopment, as is the Unique Fabrics site

on the opposite side of the road from the site. Nevertheless, the

overall streetscape on this block is likely to remain similar to its current

condition for the medium term.

The streetscape of Shaddock Street will, as mentioned above, change

radically. The apartment block on the north side of the street will

probably remain, but the remaining buildings west of the Flower Street

intersection, which are mostly large-format warehouse structures with

some two storey offices, will be demolished as part of the CRL project,

and a new streetscape will be established. Some material from AT

hints at what the future neighbourhood around the new Mt Eden train

station may look like, but the only certainty is that the new buildings

will be taller than those there at present.

The siteProposed Mt Eden train station

Screenshots from AT video 2014

Top: Location of the proposed Mt Eden train station

Bottom: CCMP vision for the Eden Terrace area


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D E S I G N R E S P O N S EThe proposed building contains uses

appropriate to the area, both as it is currently

and for its proposed future state. The building

is shaped to a large extent by the bulk and

location controls for the zone. In particular,

the E18 viewshaft which determines that the

taller part of the building is well set back from

the ground floor, has led to a clear division of

base, middle and top. Additionally, the Level

1 has been set back inside the line of the

typical upper floors to create a more defined

break between base and middle. The top is

also very different to the typical middle floors,

incorporating sloping roofs, different materials

and large setbacks. The overall tone of the

building is highly residential / domestic, with

articulation of balconies, the use of timber for

soffits and balcony screening, and a strongly

shaped roofline.

The division of the building into base, middle

and top has led to a horizontal emphasis to the

middle section, employing expressed floor slab

edges and floor to ceiling windows alternating

with solid panels. Early studies of a vertical

emphasis to the middle section of the building,

employing punched windows in predominantly

vertical panels, led to the conclusion that

the middle section (4 floors in height) is

not sufficiently tall to express a convincing

verticality.

The plan places vertical circulations on the

southern boundary, with a necessarily tall

windowless wall along much of this boundary.

Efforts to integrate the property at 47 Mt Eden

Road into the development to achieve a larger

floor-plate with an internal vertical core were

not successful.

The planning of the typical floor provides a

range of sizes across the three apartments,

each of a reasonably large area with a balcony

receiving good sun for several hours a day. The

possibility of a tall building on the western

boundary at 2 Shaddock Street has been

allowed for, as the balcony of the one bedroom

apartments will still get good sun and outlook.

The balconies of the two and three bedroom

apartments overlook streets, and therefore

have a protected outlook and access for sun.

These main external materials are used to clad

the building:

1: Vertically ribbed concrete panels to the

south elevation, and wrapping around onto the

east and west elevations.

2: A dark brick cladding to the lower floors, to

form a visually-solid base.

3: Steel web-grating, powder coated, to

openings into the carpark levels.

4: Glazed panels on the middle section of the

building. Most of these will be clear vision

panels, but there will also be some opaque

panels which will be a high-quality textured

ceramic panel such as Neolith, in a woodgrain

finish.

5: Fins to partially enclose the balconies on

levels 2,3 and 4, fabricated from a sheet

product such as Trespa to give a light woodgrain

appearance to match the soffits.

6: Ribbed coloursteel standing seam roofing

and wall cladding to top floor.

7: Natural timber, stained, as soffit and fascia

lining on both the ground and top floors.

The materials proposed are intended

to reinforce the division of the building

described above, as well as having traditional

domestic associations, visually expressing the

predominant use of the building.

View from Mt Eden Rd

View from Shaddock St

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U P P E R S Y M O N D S S T R E E T S P E C I A L C H A R A C T E R O V E R L A Y1: Demolition of the existing building.

The Unitary Plan, through this overlay, seeks

to protect the special character of the Upper

Symonds Street area. It therefore places

requirements on applications to demolish

character-defining and character-supporting

buildings. The existing building falls into

neither of these categories, so the policy

related to its demolition is D18.3.11, which

simply discourages the demolition of buildings

that contribute to the continuity or coherence

of the special character area.

The assessment criteria, which are set out in

D18.8.2.2 (1) are (in italics), followed by our

commentary:

(i) whether the proposal significantly adversely

affects the built special character of the area,

including the contribution the individual

building makes to the context, character or

cohesiveness of the streetscape;

The existing building is an un-decorated single

storey (as viewed from Mt Eden Road) masonry

structure with a hip roof of metal and ordinary

window openings. It does not possess great

architectural qualities, apart from a certain

solidity derived from its plastered solid brick

construction. The street activation and

transparency of the frontage was improved in a

recent renovation, but is still not ideal. The style

of the building is not repeated in the architecture

of its neighbours, nor indeed anywhere in the

special character area. The building next door

at 47 Mt Eden Road is, like this one, single

storied as viewed from the street, but they are

the only single storey buildings in the whole

line of character buildings down this side of

Mt Eden Road. The predominant character

the overlay seeks to preserve is generally a tall

two-storey Edwardian architecture, and this

building is certainly not that.

(ii) the contribution the building makes to

adjoining or nearby scheduled buildings

and other character defining or supporting

buildings or to the wider character area where

there are no identified character supporting or

character defining buildings, either through the

context and the relationship of the building or

through the building’s mass, height or rhythm

of façades;

We do not consider the existing building

contributes in any significant way to the

character area. The mass, height and horizontal

character of the front façade are not consistent

with the character-supporting or character-

defining buildings.

(iii) whether the existing building forms part

of a cohesive group of buildings in terms of

similarity of age, scale, proportion or design and

the extent to which the building’s demolition

or partial demolition would detract from the

contribution that group makes to streetscape,

the special character and context of the area;

The building is not part of a cohesive group of

buildings.

(iv) whether the building is beyond rehabilitation

to a state which would display its special

qualities, architectural qualities or special

characteristics of the streetscape and the

surrounding area;

The building is not dilapidated, but it is an

earthquake risk and is nearing the end of its

useful life.

(v) whether the costs of restoration and repair

are significantly greater in comparison to

the costs of a new building of similar size and

quality.

Given the Unitary Plan’s vision for the area, a

new building of similar size is unrealistic and,

in our view, undesirable. The building does not

possess a quality worthy of replication.

2: The proposed building.

The new building is required to take into

account the expectations set out in the

Unitary Plan in respect of this overlay. The

policy (D18.3) requires new buildings “which

are within the overlay but are not character

defining or character supporting buildings, to

maintain the integrity of the context of the area

by providing quality design, materials, colour

and decoration which respects and enhances

the built form and streetscape of the area.”

The requirements for new buildings in the

overlay area are further described in D18.8.2.2

(4). This clause refers back to the policy

quoted above, and then goes on to require an

assessment of whether aspects of the proposal:

i) are appropriate when considered against the relevant assessment criteria for new buildings or alterations or additions in the zone;

The assessment criteria, which are set out

in H13.8.1(3) are (in italics), followed by our

commentary:

(a) the design and appearance of buildings in so

far as it affects the existing and future amenity

values of public streets and spaces used by

significant numbers of people. This includes:

(i) the contribution that such buildings make to

the attractiveness pleasantness and enclosure

of the public space;

As will be seen from the street elevations,

the proposed building is taller than any of

its neighbours. This is consistent with the

future planned context of the area set out in

the Unitary Plan. In respect of the proposed

building as viewed from Mt Eden Road, the

non-compliance with the maximum height

rule will be barely perceptible. Therefore we

conclude that the height of the proposed

building does not, in itself, adversely affect the

special character and amenity of the area.

Beyond that, we consider a taller building in

this location is an appropriate response to the

church spire on the other side of the road, and

the ‘gateway’ character of this section of Mt

Eden Road previously described.

We therefore conclude that the proposed

building makes a positive contribution to the

streetscape in terms of visual interest and

enclosure.

(ii) the maintenance or enhancement of amenity

for pedestrians using the public space or street;

The proposed building is more open and glazed

to Mt Eden Road than the existing building

on the site, and is of higher quality materials.

Additionally the proposed building is set back

2.2 metres from Mt Eden Road when compared

to the existing situation. A seat for the public

is provided at the intersection of Mt Eden

Road and the walkway to Shaddock Street. We

conclude that the new building will enhance

the amenity of the area for pedestrians.

(iii) the provision of convenient and direct access

between the street and building for people of all

ages and abilities

There is level, accessible entrance to all parts of

the building’s ground floor, and a lift serves all

levels from there.

(iv) measures adopted for limiting the adverse

visual effects of any blank walls along the

frontage of the public space

While the Mt Eden Road frontage is almost fully

glazed to reveal activity within, this has been


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much harder to achieve on the sloping walkway

connecting Mt Eden Road to Shaddock Street.

The solution adopted for the walkway façade is

to kink the wall in plan so that a shallow triangle

for landscaping is created. This will allow vines

to be planted that will climb the blank sections

of the brickwork, and for low-level ground-cover

plants alongside the walkway. The possibility of

a taller specimen tree in this space will also be

investigated, keeping in mind CPTED issues.

Additionally we will provide a large square

window from Basement 1 level onto the lower

part of the walkway. While this window is into

a carpark level, we propose to install a light-

emitting artwork installation in this window to

break up the large blank wall.

The cladding of these walls, and those fronting

onto Shaddock Street, in brick is also some

compensation for the lack of actual activation

on these frontages, since the warmth and

scale of brick gives a much more pleasant wall

surface than walls of, say, concrete block or

lightweight claddings.

(v) the effectiveness of screening of car parking

and service areas from the view of people using

the public space

All carparking and servicing of the building is

contained within the basements, not in view of

the public.

(b) the provision of floor to floor heights that

will provide the flexibility of the space to be

adaptable to a wide variety of use over time.

The vertical dimension from ground floor to

level 1 is 3.5 metres, which will allow a ceiling

height in the ground floor of around 2.8

metres, or more if there is a specific ceiling (or

no-ceiling) solution. This will allow for a wide

variety of retail-type uses.

(c) the extent of glazing provided on walls

fronting public streets and public spaces and

the benefits it provides in terms of:

(i) the attractiveness and pleasantness of the

public space and the amenity for people using

or passing through that space;

(ii) the degree of visibility that it provides

between the public space and the building

interior; and

(iii) the opportunities for passive surveillance of

the street from the ground floor of buildings;

Refer to the comments above, and following in

section (e) below.

(d) the provision of verandahs to provide

weather protection in areas used, or likely to be

used, by significant numbers of pedestrians;

Although not required, a 1.5m canopy

projection is provided along the Mt Eden

Road frontage. This has Auckland Transport’s

approval for the provision of a structure within

the road-widening designation.

(e) the application of Crime Prevention through

Environmental Design principles to the design

and layout of buildings adjoining public spaces.

The Mt Eden Road frontage, with its full glazing

to the public footpath and minimal recesses

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service lanes on the matters listed above

No new roads or service lanes are being created.

(g) the positive effects that landscaping,

including required landscaping, on sites

adjoining public spaces is able to contribute

to the amenity values of the people using or

passing through the public space

The available places for landscaping will be

intensively developed for a high quality green

landscape. These consist of the two ends of the

road widening strip along Mt Eden Road (small

areas of around 6 sq.m each), the triangle of

land formed by the splayed widening of the

walkway (around 13 sq.m), and the substantial

planter along the whole frontage at Level 1.

The planter and access to it will be retained

in body corporate ownership to ensure a high

level of on-going maintenance.

(h) taking an integrated stormwater

management approach

There is little potential for on-site stormwater

treatment, although the planters at Levels 1

and 5 will assist in delaying run-off.

(i) all the above matters to be assessed having

regard to the outcomes set out in this Plan and

the functional requirements of the activities that

the buildings are intended to accommodate;

Overall, we consider a high level of design

effort has been applied to produce a building

that meets the intentions of the Plan.

for entries, combined with good lighting, will

present no particular CPTED issues. The small

areas of planting at each end will be carefully

considered to avoid introducing any such issues.

We have taken care to consider CPTED issues

when considering the interface of the building

with the walkway down to Shaddock Street.

While we want to give more space to this

walkway than just the narrow legal width,

we do not want to provide notched widening

that would provide potential places for people

to hide. The solution has been a splayed

widening of the walkway space that effectively

foreshortens the visual length of the walkway,

allows for a clear view from end to end, and

allows for some low-level landscaping around

its mid-point.

It is also proposed to provide good night

illumination to the walkway from the new

building, and this will be specifically designed

into the proposal.

There are also some CPTED issues with the

garage entrances off Shaddock Street, which,

given the lack of occupied space at this

level, are hard to avoid. Nevertheless we’ve

taken care not to have any recesses or wing-

walls that may provide hiding places, and the

lighting scheme will extend to this area as well.

Overlooking of this area is provided from the

apartment balconies above, both from the

proposed building and the neighbour on the

north side of the walkway.

(f) the effects of creation of new roads and/or

Returning now to the remaining items in

Section D18.8.2.2 (4), assessment is also

required against these clauses:

(ii) reflect and have regard to the special character statement for the area;

The site is not a large site in the context of

other sites in the area, and the scale of the

development proposal does not disrupt the

high-density, fine-grained urban form. The

building to the street and the avoidance of

vehicle crossings from Mt Eden Rd further

preserves the established pattern for the

overlay area.

We consider the proposed building makes a

positive contribution to the quality of the area

through its thoughtful design, articulation

and materials choices. As previously noted, a

characteristic of the Edwardian architecture

which the overlay seeks to maintain is a

solidity and texture derived from the masonry

construction and applied decoration. It is

not considered appropriate to replicate this

character in a literal sense by using masonry

and applied decorative elements. However,

in a modern way, we have respected the

character of the area by using a brick base to

the building, and richly texturing and modelling

the upper floors. The brick base, in particular,

resonates with the masonry construction of the

Edwardian buildings.

The expressed sloping roof form is not a

characteristic of other buildings in the overlay

area, with the notable exception of the church

opposite. The sloping roofs and timber soffits

of the proposal relate to the roof-shape and

materials used in the church, introducing

texture and modulation that compliments the

more traditional architecture.

(iii) are designed to respond positively to the architectural form, bulk, proportions, materials and colour of any existing buildings on the site and/or any surrounding scheduled historic heritage place, character-defining or character-supporting buildings

For the reasons stated in (ii) above, we consider

the proposal meets the requirement. The main

response is to the Church opposite the site, as

noted in the above point.

(iv) are designed to respond positively to the built form characteristics and urban structure of the special character area

Our positive response to the built form

characteristics is noted above.

This proposal occupies a traditional small single

site, and therefore the ability to positively

change (rather than just maintain) the urban

structure of the area is restricted.

However, some further commentary on the

walkway between Mt Eden Rd and Shaddock St

is warranted. The importance of this walkway

is likely to increase once the new Mt Eden

train station is completed. The number of

people using that station to access the Upper


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Symonds Street area will grow (especially now

that the proposed station at Newton has been

deleted from the plans), and it is reasonable to

assume this walkway will become more heavily

trafficked. The building as viewed from further

up Mt Eden Road is a ‘corner building’ in design

terms, where the materials and detailing turn

the corner from Mt Eden Road to the walkway.

In this way, the building signals the presence of

the walkway, and makes more visible the urban

structure of the area.

As previously described, we have designed the

building in a way that makes using the walkway

a positive experience.

(v) are designed and located in a manner that respects original physical features of the special character area as identified in the built form section of the special character statement

For the reasons stated in (ii), (iii) and (iv)

above, we consider the proposal meets the

requirement.

(vi) where possible, are positioned to reflect and/or enhance the continuity of the historic front façade alignments of the adjoining character defining or character supporting buildings

There are no adjoining character buildings with

which to establish continuity.

However, the predominant character of

the character area is established by low-

rise buildings on the street boundary. The

requirement to set back the upper floors of the

building to avoid the E18 viewshaft can be seen

as a positive design influence in this regard.

The street façade (albeit set back 2.2 metres)

is thereby limited to a tall single storey, which

is consistent with some other buildings nearby,

and reduces the dominance that a six-storey

building on the street boundary could have.

(vii) are constructed with materials that are of a high standard of quality and durability that respond positively to the architectural character and detailing of any scheduled historic heritage place, character-defining or character-supporting buildings

The quality of materials has been previously

covered. While the detailing does not mimic

any of the detail on the character-supporting

buildings, there is nonetheless a textural

relationship that we consider is a positive

response (when compared to, say, a smooth

glass curtain-walled or concrete panelled

building).

(viii) are designed to respond positively to the established horizontal or vertical modulation evident on the front façade of any existing scheduled historic heritage place, character-defining or character-supporting buildingsWe do not consider this to be an important

factor in the design of the proposal. The

character- defining / supporting buildings are

some distance from the site, except for the

City-side Church across the road which is in

a timber gothic style unsuited for the type of

design reference suggested in the clause.

(ix) for retail premises, have main frontage(s) incorporating significant areas of unobscured display glazing and building entries reflecting traditional forms in order to maintain good visual connections with the street;

The proposed building has excellent

connections to Mt Eden Road,

with pedestrian entrances, and high visibility

into the premises.

(x) proposes to combine buildings and/or sites, so that the finished appearance/facade maintains visual evidence of the previous pattern of development by vertical modulation

Not applicable. This is a single site development,

and the previous pattern is simply a single, very

simple building.

(xi) provides for on-site parking or loading where this would enable better outcomes in terms of maintaining/enhancing special character and supporting commercial land use viability.

The parking and servicing is all on-site,

accessed from Shaddock Street. A consented

apartment development in 2006 used the

existing right-of-way from Mt Eden Road across

the neighbouring property at 47 Mt Eden Road

to access an upper basement.

Our proposal does not do that, as it is not

desirable to increase vehicle access across the

Mt Eden Rd footpath, but instead uses a car lift

to raise cars up from the Shaddock Street level.

This is a more expensive option.

Neither does the proposal create a new

crossing off Mt Eden Road, and we consider that

maintaining the continuous footpath across

our site frontage is a positive contribution to

the character of the area.

Page | 15


Aerial view from SouthEast Aerial View from SE showing possible future development of the area

Aerial view from NW showing possible future development of the areaAerial view from North West


Page | 16

B U I L D I N G H E I G H TThe building exceeds the maximum height control of 19 metres plus 2

metres for roof form. We have assumed that the ‘extra height for roof

form’ is available to us as we have incorporated a strongly expressive

sloping roof form, which is above normal head-height when standing

on the uppermost floor.

The proposed building at the Mt Eden Road frontage complies with

the 21 metres total maximum height rule, but as we are obliged to use

the rolling-height method of assessing maximum height, the building

becomes increasingly over-height as the contours drop some 6.5 metres

moving from Mt Eden Road to Shaddock Street.

The part of the building that is over the 21 metre height requires

analysis in terms of its potential to increase shadowing of neighbouring

properties, and in terms of a possible resulting increase in visual

dominance of the proposal.

S H A D O W I N GShadow diagrams have been prepared for hourly intervals through

the day, on three days of the year, representing the mid-summer, the

equinox and mid-winter conditions. The shadows are shown as if cast

onto the ground and onto the roofs of adjoining buildings. The brighter

red indicates the extra shadow resulting from the over-height portion

of the proposal.

The diagrams illustrate the extra shadow areas are minor, and will have

little or no impact on neighbouring properties.

Page | 17


V I S U A L I M P A C T A S S E S S M E N TFor neighbours within the Special Character

Area to the north and south of the site, the

visual impact of the of the over-height portion

of the building will be similarly minor from low

viewpoints, increasing as the elevation of the

viewpoint from their sites increases.

From the neighbouring property at 2 Shaddock

Street, the over-height portion of the building

will not be visible from low viewpoints, again

as it is set well back from the edges of the

building. The over-height portion will be more

visible from viewpoints at a higher elevation,

from, say a redevelopment of this site.

Our view, however, is that these minor visual

impacts do not carry adverse effects, and that

negative effects of the over-height portion of

the building are less than minor.

The proposed building will be very visible from

certain specific places to the south and west of

the site, as well as the very important viewpoint

from Mt Eden Road when travelling south from

Symonds Street. It will not be visible from the

other major roads in the area – Symonds St,

Khyber Pass and New North Road.

The viewing audience is predominantly those

travelling through the neighbourhood to the

south of the site. There are some residents

in this area who will see the development

from their properties, particularly those in

the apartments at 10 Flower Street (along

Shaddock Street) , and in a few apartments in

Akiraho Street.

Several specific viewpoints have been chosen to

convey the visual impact of the proposal from

the surrounding area, plus one longer range

viewpoint on the northern slope of Mangawhau.

Photographs were taken from each viewpoint

and the proposed building has been inserted.

Additionally, a hypothetical building on the site

complying with the maximum height rule has

been inserted into the same images.

The viewpoints chosen are:

Mt Eden Road, outside Galbraiths.

Mt Eden Road, at the intersection with Boston

Road.

Shaddock Street, at the intersection with

Flower Street.

Akiraho Street, at the Brothers Brewery

courtyard.

A visual impact assessment deals with the

effect of change in the view available to people

caused by the development, and how it affects

their visual amenity. Visual amenity is defined

in Guidelines for Landscape and Visual Impact

Assessment v3 as “the overall pleasantness of

the views people enjoy of their surroundings,

which provide an attractive visual setting or

backdrop for the enjoyment of activities of

people living, working, recreating, visiting or

travelling through the area”.

In this case, only the incremental impact of

the proposed development where it exceeds

the permitted building envelope is assessed.

Although the site is within the Upper Symonds

Street Special Character Area, the visual

impact of the proposal when compared to

a hypothetical building that fully complies

with the maximum height rule is minor from

ground-level viewpoints inside the area. This

is because, from viewpoints on Mt Eden Road,

the frontage of the building will comply with

the overall 21 metre height restriction, and

most of the building bulk that is above the

maximum height plane is set back from the side

boundaries, and won’t be seen from the street.

Mt Eden Road, at the intersection with Kelly

Street.

Mangawhau, northern side of the field on top

of the water reservoir.

The images created from those viewpoints

demonstrate that there is no visual impact

from the over-height portion of the proposal

from viewpoint 1, and only a minor impact

with less than minor adverse effects from other

viewpoints to the south. In the long-range

view from Mangawhau, the difference is barely

perceptible.


Page | 18

Com

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ng -

E18

L O C A L I T Y P L A N S & V I E W P O I N T SViews from significant points showing a complying development and the proposed development. Viewpoints are numbered on the map.

Prop

osed

- E1

8

Page | 19


Com

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Page | 20

Com

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Page | 21


Com

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Page | 22

Com

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Kelly

St I

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ith M

t Ede

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Prop

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Mt E

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Page | 23


Complying - From northern slope of Mangawhau

Proposed - From northern slope of Mangawhau


Page | 24


C O N C L U S I O N

Page | 24

The proposed building sets a new standard for apartment buildings in Eden Terrace,

and shows a good outcome resulting from the new Unitary Plan rules for the area.

The scale of the building is bigger than the existing scale for the vicinity, which

has remained unchanged for over a century. As such, it responds not only to the

existing scale and character of the Upper Symonds Street area, but also to the future

planned context of a quite dense neighbourhood around the new train station.

The impact of the extra height designed in the proposed development is virtually

nil on the special character area, and is minor from viewpoints to the south and

west, with less than minor adverse effects.

The care with which the public realm around the building has been considered,

and the design, detailing and materials of the building itself we consider fully

compensate for the minor infringement of the maximum height control.

design report - auckland council · page | 5 urban design & visual assessment history the area...

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