PART3­REGIONALANDDISTRICTRULES»ChapterK:Precinctrules»3CityCentre»

3.5KarangahapeRoad

Theactivities,controlsandassessmentcriteriaintheCityCentrezoneandAuckland­widerulesapplyintheKarangahapeRoadprecinctunlessotherwisespecifiedbelow.

Refertoplanningmapsforthelocationandextentoftheprecinct.

1.Activitytable

1.TheactivitiesintheCityCentrezoneapplyintheKarangahapeRoadprecinctunlessotherwisespecifiedintheactivitytablebelow.

Activitytable–KarangahapeRoadprecinct
Activity / ActivityStatus
Development
Minorcosmeticalterationstoabuildingthatdoesnotchangeitsexternaldesignand
appearance / P
Newbuildings,andalterationsandadditionstobuildingsnototherwiseprovidedfor / RD
Thetotalorsubstantialdemolition(morethan30percentbyvolume),oranydemolitionofthe
frontfaçadeofabuildingconstructedpriorto1January1940 / RD

2.Notification

1.Anapplicationforthetotaldemolition,substantialdemolition(morethan30percentbyvolume)oranydemolitiontothefrontfacadeofabuildingconstructedpriorto1940willbesubjecttothenormaltestsfornotificationundertherelevantsectionsoftheRMA.

3.Developmentcontrols

ThedevelopmentcontrolsintheCityCentrezoneapplyintheKarangahapeRoadprecinctunlessotherwisespecifiedbelow.

3.1Frontageheightandsetback

Purpose:managethescaleofdevelopmenttomaintainandenhancepedestrianamenity,andtoavoidbuildingsdominatingpublicopenspace.

1.Forfrontagesshowninprecinctplan1,buildingsmust:

a.adjointhesitefrontageforitsentirelengthexcludingvehicleandpedestrianaccessareas

b.nothaveabuildingfrontagethatexceeds14minheightabovemeanstreetlevel,and:

i.

ii.

wherethebuildingislocatedonthesouthernsideofKarangahapeRoad,notprojectbeyonda45degreerecessionplanemeasuredatallpointsalongthesitefrontagefrom14mabovemeanstreetlevel,or

wherethebuildingislocatedonthenorthernsideofKarangahapeRoad,notprojectbeyonda30degreerecessionplanemeasuredatallpointsalongthesitefrontagefrom14mabovemeanstreetlevel.

2.Clause1abovedoesnotapplytotowers,turretsorsimilarstructureslocatedonacornersiteattheintersectionofKarangahapeRoadandthefollowingroads:QueenStreet,UpperQueenStreet,PittStreet,MercuryLane,EastStreet,andWestTerrace.

3.Towers,turretsorsimilarstructureslocatedonacornersiteattheintersectionofKarangahapeRoad

andthefollowingroads:QueenStreet,UpperQueenStreet,PittStreet,MercuryLane,EastStreet,andWestTerracemustnot:

a.exceedthemaximumheightbymorethan5m

b.exceedanareaof18m²

c.exceedahorizontaldimensionof4mmeasuredalongthesitefrontage

d.containsignsataheightgreaterthan12.5mabovemeanstreetlevel.

4.Developmentthatdoesnotcomplywithclauses1or3aboveisanon­complyingactivity.

Figure1:KarangahapeRoadfrontageheightandsetback

4.Assessment­Restricteddiscretionaryactivities

4.1Mattersofdiscretion

FordevelopmentthatisarestricteddiscretionaryactivityintheKarangahapeRoadprecinct,thecouncilwillrestrictitsdiscretiontothefollowingmatters,inadditiontothemattersspecifiedfortherelevantrestricteddiscretionaryactivitiesintheCityCentrezone.

1.Newbuildings,andalterationsandadditionstobuildingsnototherwiseprovidedfor

a.Buildingdesignandexternalappearance.

2.Thetotalorsubstantialdemolition(morethan30percentbyvolume),oranydemolitionofthefrontfaçadeofabuildingconstructedpriorto1January1940

a.Effectsofbuildingdemolitiononbuiltformandstreetscapecharacter.

4.2Assessmentcriteria

FordevelopmentthatisarestricteddiscretionaryactivityintheKarangahapeRoadprecinct,thefollowingassessmentcriteriaapplyinadditiontothecriteriaspecifiedfortherelevantrestricteddiscretionaryactivitiesintheCityCentrezone.

1.Newbuildings,andalterationsandadditionstobuildingsnototherwiseprovidedfor

a.Buildingdesignandexternalappearance­creatingapositivefrontage

i.Buildingsmustbedesignedtoaddressandaligntothestreetboundary.Minormodulationandvarianceofthefrontagesuchasrecessedpedestrianentrancesisencouragedtoavoidarchitecturalmonotony.

b.Buildingdesignandexternalappearance­variationinbuildingform/visualinterest

i.Buildinglevelsmustincorporatedesignelementswhichacknowledgetheexistinghumanscaleandcharacteroftheprecinct.Inparticular:

•Frontageheightanddesignshouldhaveregardtoexistingbuildingsinthevicinityand tomaintainaconsistentscale.Thisdoesnotmeanarigidadherencetoasingleheightbutitdoesmeanarespectforthegeneralscaleofthesurroundingbuildingstoavoiddominance.

•Thedesignofbuildingfrontagesshouldincludeverticalandhorizontaldetailsthatavoiddominanceoffrontagedesignelementslargerthanhistoricallypresent.Whereexistingsitesareamalgamated,thefrontagedesignshouldhaveregardtotheexistinggrainofdevelopmentandconveyaresidualsenseoftheoriginalsubdivisionpattern.

•Theconsistencyoftheexistingcharacterinacohesivestreetscapeshouldbemaintainedwiththedesignofnewbuildingsacknowledgingthescale,senseofproportionandlevelofintricacyofdetailonneighbouringbuildingsintheprecinct.

•Thedesignofthegroundlevelshouldcontributetothecontinuityofpedestrianinterestandvitality.However,frontagesentirelyofglass(curtainwallingorcontinuousshopfrontglazing)orofsolidmaterials(includingrollershutterdoorsofanysize),shouldnotbeusedatstreetlevelastheydetractfromthestreetscape.Wherefeasible,restorationoforiginalgroundleveldetailshouldbeincludedinplansforbuildingsadjoininghistoricheritagebuildingsorforalterationstohistoricheritagebuildings.

•Atupperlevels,largeexpansesofglassorblankwallsshouldbeavoided.Thiswilltendtofavoursolidwallspenetratedbyapatternofwindowsaboveverandahlevel, articulationoffloorlevelsandanappropriatetreatmentoftheparapetlevel.

ii.

iii.

iv.

Thedesignofuppersetbacklevelsshouldrelatenaturallytothelowerfrontageheightlevelsinanacceptablearchitecturalmannersuchascontinuationofanelevationalrhythmorrecognisablevisualthemeorproportions.

Thedesignofbuildingsoncornersitesandattheterminusofsignificantaxialviewsshouldusespecialfeaturestoaccentuatefocusandshouldhavealandmarkqualitywhichcanbeeasilyidentifiedfrommanydirections,creatingasenseofplace.

Signsandlogosonfrontagesandfasciaeshouldbecarefullyintegratedandvisuallyclearsothattheyareunobtrusiveandsympatheticwiththearchitecturalpatternofthebuildings.

c.Buildingdesignandexternalappearance­materialsandfinishes

i.

ii.

Materials,decorationandcolourusedfortheexteriorofnewbuildingsorforalterationstothefrontageofexistingbuildingsshouldhaveregardtoexistingbuildings.Newand

contemporaryinterpretationsinformanddetailsmaybeused.

Frontagecolourshouldintegratewiththeexistingvibrantstreetscape,withcolourconsideredasawhole,integratingunder­verandahshopfrontswiththefrontageabove.Afrontagemay beunifiedthroughtheuseofsubduedcoloursorbegivenasenseofindividualitybyemphasisingarchitecturalfeaturesincontrastingcolour.

2.Thetotalorsubstantialdemolition(morethan30percentbyvolume),oranydemolitionofthefrontfaçadeofabuildingconstructedpriorto1January1940

a.Effectsofbuildingdemolitiononbuiltformandstreetscapecharacter

i.Thedemolitionorremovalofapre­1940'sbuildingwithintheprecinctshouldnotsignificantlyadverselyaffectthebuiltformandstreetscapecharacteroftheprecinct.Inparticular,considerationwillbegivento:

•Whethertheexistingbuildingformspartofacohesivegroupofbuildingsintermsofsimilarityofage,scale,proportionordesignandtheextenttowhichthebuilding’sdemolitionwoulddetractfromthesharedcontributionthatgroupmakestostreetscape,theuniquecharacterorthehistoryandcontextoftheprecinct.

•Whethertheexistingbuildingisaremnantexampleofabuildingtypethatreflectsthehistoryofthearea.

•Thecontributiontheindividualbuildingmakestothehistoriccontext,characterorcohesivenessofthestreetscapeorprecinct.

•Thecontributionthebuildingmakestoadjoiningornearbyscheduledhistoricheritagebuildings,eitherthroughthecontextandtherelationshipofthebuildingtothescheduledhistoricheritagebuildingorthroughthebuilding’smass,heightorrhythmoffacades,andwhetheritsdemolitionwouldadverselyimpactonthehistoricheritagevaluesofthebuilding.

•Whetherreasonableuseofthesitecanbeachievedthroughadaptivere­useofthebuildingratherthanthroughitsdemolitionandreplacement.

•Notwithstandingtheabove,otherfactorswillbeconsideredandbalancedwhenassessinganapplicationforthedemolitionofapre­1940'sbuilding,includingwhetherthebuildingisbeyondrehabilitationintermsofpoorstructuralorphysicalcondition,andwhetherthecostsoftherepairworkorupgradingnecessarytoextendtheuseful

lifeofthebuildingareprohibitive,(incomparisontothecostsofanewbuildingofsimilarsize).

5. Precinct plans

Precinctplan1:Frontageheightandsetback

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