PART3­REGIONALANDDISTRICTRULES»ChapterK:Precinctrules»3CityCentre»

3.9QueenStreetValley

Theactivities,controlsandassessmentcriteriaintheunderlyingCityCentrezoneandAuckland­widerulesapplyinthefollowingprecinct,unlessotherwisespecifiedbelow.

Refertoplanningmapsforthelocationandextentoftheprecinct.

1.Activitytable

1.TheactivitiesintheCityCentrezoneapplyintheQueenStreetValleyprecinctunlessotherwisespecifiedintheactivitytablebelow.

Activitytable–QueenStreetValleyprecinct
Activity / ActivityStatus
Development
Minorcosmeticalterationstoabuildingthatdoesnotchangeitsexternaldesignand
appearance / P
Newbuildings,andalterationsandadditionstobuildingsnototherwiseprovidedfor / RD
Thetotaldemolitionorsubstantialdemolition(morethan30%byvolume),oranydemolitionof
thefrontfaçadeofabuildingconstructedpriorto1January1940 / RD

2.Notification

1.Anapplicationforthetotaldemolition,substantialdemolition(morethan30percentbyvolume)oranydemolitiontothefrontfacadeofabuildingconstructedpriorto1940willbesubjecttothenormaltestsfornotificationundertherelevantsectionsoftheRMA.

3.Developmentcontrols

ThedevelopmentcontrolsintheCityCentrezoneapplyintheQueenStreetValleyprecinctunlessotherwisespecifiedbelow.

3.1Frontageheightandsetback

Purpose:managethescaleofdevelopmenttomaintainandenhancepedestrianamenity,andtoavoidbuildingsdominatingpublicopenspace.

1.ForfrontagesshownasfrontagetypeAonprecinctplan1:

a.Theheightofthebuildingfrontagemustbeatleast19maboveMSLandmustnotexceed28maboveMSL.

b.Abovethefrontageheight,thebuildingmustbesetbackfromthesitefrontageatleast5m.

2.ForfrontagesshownasfrontagetypeBonprecinctplan1:

a.Theheightofthebuildingfrontagemustbeatleast19maboveMSLandmustnotexceed28maboveMSL.

b.Abovethefrontageheight,thebuildingmustnotprojectbeyonda65degreerecessionplanemeasuredatallpointsalongthesitefrontageforadepthofatleast5m.

c.Thebuildingsetbackmustbeanemphaticorasteppedprofileofatleasttwostoriesandmustnotbealiteralregressionofthe65degreeangle.

3.ForfrontagesshownasfrontagetypeConprecinctplan1:

a.Theheightofthebuildingfrontagemustbeatleast13maboveMSLandmustnotexceed19maboveMSL.

b.Abovethefrontageheight,thebuildingmustnotprojectbeyonda65degreerecessionplanemeasuredatallpointsalongthesitefrontageforadepthofatleast5m.

c.Thebuildingsetbackmustbeanemphaticorasteppedprofileofatleasttwostoriesandmustnotbealiteralregressionofthe65degreeangle.

4.Floorspacewithintheareashownonfigures1­3belowisexemptfromthecalculationofgrossfloorareaforadepthnotexceeding20mfromthefrontageofthesite,ifthefloorspaceislocatedonastoreythatadjoinsthesitefrontageoriswithin4mofthemaximumfrontageheightspecifiedinclauses1­3above.Additionally:

a.AmaximumofsixstoriesforfrontagetypesAandBandfourstoriesforfrontagetypeCshownonprecinctplan1areexemptfromthecalculationofgrossfloorarea.Theexemptstoriesmustbewithin4moftheminimumormaximumfrontageheightspecifiedinclauses1­3above.

b.Floorspaceisnotexemptifthebuildingdoesnotcomplywiththeminimumfrontageheightspecifiedinclauses1­3above.

c.ThebuildingmustnotexceedtheMTFARapplyingtothesite.

5.Buildingsonsiteswithtwofrontagesdonotneedtocomplywithclauses1­3aboveforthatpartofthebuilding:

a.Locatedwithin8moftheintersectionofthetwofrontages.

b.Threestoriesabovethemaximumfrontageheightspecifiedinclauses1­3abovewherethemaximumfloortofloorheightis4m.

Figure1:Frontageheightandsetback­typeA

Figure2:Frontageheightandsetback­typeB

Figure3:Frontageheightandsetback­typeC

Figure4:Setbackexemptionforcornersites

4.Assessment­Restricteddiscretionaryactivities

4.1Mattersofdiscretion

FordevelopmentthatisarestricteddiscretionaryactivityintheQueenStreetValleyprecinct,thecouncilwillrestrictitsdiscretiontothefollowingmatters,inadditiontothemattersspecifiedfortherelevantrestricteddiscretionaryactivitiesintheCityCentrezone.

1.Newbuildings,andalterationsandadditionstobuildingsandstructuresnototherwiseprovidedfor

a.Buildingdesignandexternalappearance.

2.Thetotaldemolitionorsubstantialdemolition(morethan30percentbyvolume),oranydemolitionofthefrontfaçadeofabuildingconstructedpriorto1January1940

a.Theeffectsofbuildingdemolitiononbuiltformandstreetscapecharacter.

4.2Assessmentcriteria

FordevelopmentthatisarestricteddiscretionaryactivityintheQueenStreetValleyprecinct,thefollowingassessmentcriteriaapplyinadditiontothecriteriaspecifiedfortherelevantrestricteddiscretionaryactivitiesintheCityCentrezone.

1.Newbuildingsandalterationsandadditionstobuildingsandstructuresnototherwiseprovidedfor

a.Buildingdesignandexternalappearance­creatingapositivefrontage

i.

ii.

Thedesignofbuildingsatgroundlevelshouldcontributetothecontinuityofpedestrianinterestandvitality.However,frontagesentirelyofglass(curtainwallingorcontinuousshopfrontglazing)shouldnotbeusedatstreetlevelastheydetractfromthestreetscape.

Wherefeasible,restorationoforiginalgroundleveldetailshouldbeincludedinplansforbuildingsadjoiningheritagebuildingsorforalterationstoheritagebuildings.

b.Buildingdesignandexternalappearance­variationinbuildingform/visualinterest

i.Buildinglevelsalignedtothestreetboundariesshouldincorporatedesignelementswhichacknowledgetheexistinghumanscaleandcharacteroftheprecinct.Inparticular:

•Frontageheightanddesignshouldhaveregardtoexistingbuildingsinthevicinityandmaintainaconsistentscale.Thisdoesnotmeanarigidadherencetoasingleheightbutitdoesmeanarespectforthegeneralappearanceofthesurroundingblocks.

•Thedesignoffrontagesshouldincludeverticalandhorizontaldetailswhichavoiddominanceoffrontageelementslargerthanhistoricallypresent.Whereexistingsitesareamalgamated,thefrontagedesignshouldhaveregardtotheexisting“grain”ofdevelopmentandconveyaresidualsenseoftheoriginalsubdivisionpattern.

•Theconsistencyoftheexistingcharacterinacohesivestreetscapeshouldbemaintainedwithnewbuildingsacknowledgingthescale,senseofproportionandlevelofintricacyofadjacentheritageandspecialcharacterbuildingsintheprecinct.However,newbuildingsshouldbesympathetictothosebuildingsandshouldnotreplicateorimitatethearchitecturaldetailingorstyle.

c.Buildingdesignandexternalappearance­materialsandfinishes

i.Materialsusedinnewbuildingsshouldhaveregardtoexistingbuildings,butnewandcontemporaryinterpretationsinformanddetailmaybeused.

2.Thetotaldemolitionorsubstantialdemolition(morethan30percentbyvolume),oranydemolitionofthefrontfaçadeofabuildingconstructedpriorto1January1940

a.Effectsofbuildingdemolitiononbuiltformandstreetscapecharacter

i.Thedemolitionorremovalofapre­1940'sbuildingwithintheprecinctshouldnotsignificantlyadverselyaffectthebuiltformandstreetscapecharacteroftheprecinct.Inparticular,considerationwillbegivento:

•whethertheexistingbuildingformspartofacohesivegroupofbuildingsintermsofsimilarityofage,scale,proportionordesignandtheextenttowhichthebuilding’sdemolitionwoulddetractfromthesharedcontributionthatgroupmakestostreetscape,theuniquecharacterorthehistoryandcontextoftheprecinct.

•whethertheexistingbuildingisaremnantexampleofabuildingtypethatreflectsthehistoryofthearea.

•thecontributiontheindividualbuildingmakestothecontext,characterorcohesivenessofthestreetscapeorprecinct.

•thecontributionthebuildingmakestoadjoiningornearbyscheduledhistoricheritagebuildings,eitherthroughthecontextandtherelationshipofthebuildingtothescheduledhistoricheritagebuildingorthroughthebuilding’smass,heightorrhythmoffacades,andwhetheritsdemolitionwouldadverselyimpactonthehistoricheritagevaluesofthebuilding.

•whetherreasonableuseofthesitecanbeachievedthroughadaptivere­useofthebuildingratherthanthroughitsdemolitionandreplacement.

ii.

Notwithstandingtheabove,otherfactorswillbeconsideredandbalancedwhenassessingan

applicationforthedemolitionofapre­1940'sbuilding,includingwhetherthebuildingisbeyondrehabilitationintermsofpoorstructuralorphysicalcondition,andthecostsoftherepairworkorupgradingnecessarytoextendtheusefullifeofthebuildingareprohibitive,(incomparisontothecostsofanewbuildingofsimilarsize).

5.Assessment­Development controlinfringements

5.1Mattersofdiscretion

Inadditiontothegeneralmatterssetoutinclause2.3oftheGeneralProvisionsrules,thecouncilwillrestrictitsdiscretiontothemattersbelowfortherelevantdevelopmentcontrolinfringement.

5.2Assessmentcriteria

1.Frontageheightsetback

a.Developmentshouldbeofascaleandformappropriatetothesetting

b.ThescaleofthedevelopmentshouldbeconsistentwiththecurrentandfuturecharacterofQueenStreetvalleyasestablishedthroughtheobjectivesandpoliciesfortheQueenStreetvalley precinct

c.Pedestrianamenityshouldbemaintainedorenhanced

6.Precinctplans

Precinctplan1:Frontagetypes