Urban Design Framework

Wynyard Quarter: Urban Design FrameworkJune 2007

job no: 0445.2

File 0445.2/Current/Report/2007 06 28 Urban Design Framework

Wynyard Quarter - Urban Design Framework June 2007

Contents

1.0 Introduction 1.1 Introduction 1.2 Structure 1.3 Purpose 1.4 Relationship to Plan Change/District Plan 2.0 Urban Design Concepts 2.1 Concept 1 - The Waterfront Axis 2.2 Concept 2 - The Park Axis 2.3 Concept 3 - The Wharf Axis 2.4 Concept 4 - The Waterfront Precincts

3.0 Urban Design Principles 3.1 Principle 1 - Connecting Waterfront Precincts 3.2 Principle 2 - Providing Continuous Waterfront Access 3.3 Principle 3 - Establishing Diverse Public Spaces 3.4 Principle 4 - Promoting an Active and Working Waterfront 3.5 Principle 5 - Creating Appropriate Building Height, Form, and Scale 3.6 Principle 6 - Facilitating a Mix of Uses and Activities 3.7 Principle 7 - Promoting Sustainable Transport and Urbanism 4.0 Indicative Framework Plan 4.1 Existing Site 4.2 Proposed Areas and Precincts 4.3 Precinct Plans 4.4 Indicative Site Plan 4.5 Height and FAR 4.6 Site Section: Waterfront Axis - North Wharf 4.7 Site Section: Park Axis - Daldy Street 4.8 Site Section: Wharf Axis - Wynyard Wharf 4.9 Street Sections - Overview 4.10 Street Sections - The Point Precinct 4.11 Street Sections - Jellicoe Precinct 4.12 Street Sections - Central Precinct 4.13 Proposed Framework Plan 4.14 Indicative Uses by Level 4.15 Building Height and Form - Site 18B and Site11 4.16 Building Height and Form - Site 14W and Site 18A 4.17 Building Height and Form - Site 15+25 and Site 2 4.18 Building Height and Form - VHHL Site 2 and Site 12 4.19 Building Height and Form - Site 30/31 and Site 18 4.20 Building Height and Form - Site 19A and Site 20 4.21 Building Height and Form - VHHL Site 5 and Site 23/24 4.22 Precinct Views 4.23 Framework Perspective Views 4.24 Framework Perspective Views 4.25 Framework Perspective Views 4.26 Framework Perspective Views

5.0 List of Figures

fig. 1 Wynyard Quarter aerial view looking south-west


1.0Introduction

1.1 Introduction

The Wynyard Quarter (also known as the Tank Farm or the Western Reclamation) represents one of the largest undeveloped areas of waterfront land in Auckland. Its redevelopment creates the opportunity to establish a working and recreational waterfront linked by a sequence of engaging public spaces which will reinforce Aucklands turangawaewae or sense of place and identity as a waterfront city.

1.2 Structure

This document illustrates the Urban Design Framework which will establish a robust and clear urban structure and network of open spaces for the Wynyard Quarter. The first section outlines the design concepts which establish the framework for development. The second section provides a description of and response to the 7 Key Urban Design Principles. The third section illustrates in plan, sections and perspective views the indicative extent and character of development proposed for the Wynyard Quarter as well as the key components of the areas public realm.

1.3 Purpose

The purpose of the Urban Design Framework is to provide a robust and flexible framework which will guide the development of the site over a period of time. It:

Establishes a vision for the future of the Wynyard Quarter; Provides a design framework for the Wynyard Quarters public realm; Defines urban design principles against which development proposals will be assessed.

1.4 Relationship to Plan Change/District Plan

This document is included as an annexure to the District Plan for the following reasons:

It provides an overview of the design approach taken for the Wynyard Quarter; It provides the background and rationale for the District Plan provisions relating to the Wynyard Quarter; Demonstrating consistency with this document will satisfy certain Comprehensive Area Structure Plan (CASP) criteria contained within Clause 14.9.8.2 of Part 14.9 - Wynyard Quarter of the District Plan; Consideration of the urban design vision, principles and other provisions of this document may also be appropriate in any assessment of discretionary or non-complying activity applications.

The footprints and form of buildings shown in plans, diagrams and illustrations in this document are indicative only. This framework is not a statutory document.

fig. 1a The Wynyard Quarter in Aucklands waterfront context

Waitemata Harbour

CBD

Realising Aucklands Waterfront Potential

Ports

Westhaven Marina

Wynyard Quarter Viaduct

Harbour


2.0Urban Design Concepts

4. Waterfront Precincts

2.0.1 The Four Key Concepts:

This Framework for the Wynyard Quarter establishes four key urban concepts that will integrate the site into its unique waterfront and CBD setting. These concepts respond to the sites present and future urban and landscape conditions to establish the physical framework for the site. These concepts (illustrated above) are:

1. The Waterfront Axis Establishing the Waterfront Spine 2. The Park Axis Creating a Landscape Network 3. The Wharf Axis Connecting Land and Sea4. Waterfront Precincts Developing Areas of Distinct Character

Each of these concepts incorporate a range of urban design, architectural and landscape propositions or projects which work together to establish a robust strategy for the Wynyard Quarter and the high quality built form and public realm proposed for the Wynyard Quarter.

1. The Waterfront Axis 2. The Park Axis 3. The Wharf Axis

fig. 2 Urban Design Concept diagrams

Location Plan


2.1Concept 1

fig. 3 Waterfront Axis perspective view

2.1.1 The Waterfront Axis

The Waterfront Axis includes the following design elements which establish the Waterfront Spine;

1. Marine Events Centre The Marine Events Centre will occupy the existing Halsey Street Extension Wharf site. Its proximity to the existing Maritime Museum will create a new waterfront destination for water and marine based event activities. The Marine Events Centre also creates the opportunity to establish an internationally recognised events venue on this visually prominent site.

2. Te Wero Bridge The Te Wero Bridge will create a new physical connection between the Wynyard Quarter, the Viaduct Harbour, and Quay Street.

3. North Wharf The existing North Wharf structure built in 1910-15 will be revealed to provide a waterfront pedestrian route which will continue the Waterfront Axis through to Westhaven. This wharf edge will be activated by waterfront retail, hospitality and pedestrian activity. The wharf edge will remain accessible to the fishing fleet to retain an active working waterfront experience.

4. Jellicoe Street Jellicoe Street will function as the primary destination for entertainment, retail and fishing activity. The street will be activated by development fronting North Wharf and the Fish Markets to the south, and an additional mix of commercial and marine related activity. This will generate an active relationship between the waterfront and the fishing industries.

5. Stormwater Pond The Stormwater Treatment Pond is a landscape and infrastructural element that enables the Wynyard Quarter to adopt a sustainable stormwater management system. It also creates a demarcation between the precincts north and south of the Waterfront Axis. The pond opens new western views from the site to the water, Westhaven Marina, Harbour Bridge, upper Waitemata Harbour, and Waitakere Ranges.

6. Cultural Destination The western end of the Waterfront Axis is identified as a potential site for a cultural destination such as a Museum or Gallery with a dynamic relationship to the waters edge. This would function as the western anchor for the Waterfront Axis. The existing Golden Bay Concrete Silos are identified as a potential urban and cultural landmark to be retained and integrated into the site.

7. North Wharf Extension An extension to North Wharf will facilitate its use for recreational activities as well as the potential for ferry and water taxi services that will complement and support the adjacent land based activities.

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The Waterfront Axis

Location Plan


2.2Concept 2

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2.2.1 The Park Axis

The Park Axis includes the following design elements which create a landscape network;

1. Point Park Point Park will establish a major public space destination at the northern section of the Wynyard Quarter. The parks design will support both passive and active uses and will maximise access to the waters edge and provide views of the waterfront and CBD.

2. Victoria Park Victoria Park is the major public space in the western CBD area and is a key destination for both passive and active recreation. It will be connected to the Wynyard Quarter and Daldy Street via a pedestrian bridge link across Fanshawe Street.

3. Potential Cultural Anchor The Wynyard Quarters headland location creates the opportunity to establish an architectural icon and a cultural destination that will activate the Point Park and celebrate its magnificent harbour setting.

4. Central Park Central Park will provide amenity for development between Jellicoe and Fanshawe Streets. The park will be activated by adjacent developments and pedestrian movement along the Park Axis and around its perimeter.

5. Jellicoe Plaza Jellicoe Plaza will be located at the intersection of the Waterfront and Park Axes. This urban space will connect movements through the Wynyard Quarter and provide a focus for waterfront activity and gathering. The plaza will create the opportunity for a signature urban landscape experience which will support the adjacent retail, commercial and cultural activity.

6. Daldy Street Linear Park Daldy Street Linear Park will be established by extending the Daldy Street axis between Fanshawe Street and Point Park. The park will provide a strategic route for passenger transport, pedestrians and cyclists through the Wynyard Quarter as well as recreational and social space. The park and street will be activated by adjacent retail and commercial activity within the Wynyard Quarter.

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fig. 4 Park Axis perspective view

The Park Axis

Location Plan


2.3Concept 3

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2.3.1 The Wharf Axis

The Wharf Axis includes the following design elements which connect land and sea;

1. Jellicoe Harbour The existing water body defined by the Halsey Street Extension Wharf (Marine Events Centre), North Wharf and Wynyard Wharf is the prime water space in the Wynyard Quarter. Redevelopment will create the opportunity to establish a working waterfront harbour which supports the existing fishing industry activities as well as provides a location for water based events.

2. Wynyard Plaza Wynyard Plaza extends the Wharf Axis into the Central Precinct to reinforce the juxtaposition between the Central and Point Precinct alignments. It also establishes an urban plaza space which orientates pedestrians onto the Wharf Axis and provides views to Jellioce Plaza and the harbour beyond.

3. Wynyard Wharf Wynyard Wharf provides an extensive marine heritage that will be activated by a series of low rise developments and thus provide retail and commercial activity fronting the wharf. These buildings will accommodate the infrastructure and services that will support the use of the wharf as berthage for the fishing fleet and cruise ships. The combination of waterfront uses and extensive public access will create a living/working wharf and establish an urban edge condition which will relate to the wharfs maritime as well as CBD context.

4. Brigham Street Brigham Street will establish a pedestrian and vehicular waterfront street with maritime character. The street will connect Point Park to the Waterfront Axis. Perpendicular view shafts will be preserved to link the street to the waterfront, the CBD, and the western edge. The water space between Wynyard Wharf and Brigham Street will be enclosed by proposed development creating an intimate relationship with the water to contrast with more exposed edge conditions.

5. Point Park The Wynyard Wharf axis will be linked to the eastern edge of Point Park. The interaction of the wharf, the water, and the green space will provide a recreational edge for fishing, walking and a natural vantage point for views to the city and harbour.

fig. 5 Wharf Axis perspective view

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The Wharf Axis


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2.4.1 Waterfront Precincts

The proposed Waterfront Precincts which establish areas of distinct character are;

1. Marine Events Precinct The Marine Events Precinct is created by the waterspaces and edges defined by Princes Wharf, the Maritime Museum, Te Wero Island, Viaduct Harbour and the Halsey Street Extension Wharf. These facilities will work together to create an internationally recognised destination for marine activity and events.

2. Point Precinct The Point Precinct is defined on three sides by the harbour and to the south by the proposed Stormwater Pond and North Wharf. It also includes the redevelopment of Wynyard Wharf. The vision for the Point is to create a waterfront destination that expresses the precincts maritime location and maximises public use through interaction with its coastal edges, views and vistas. A combination of residential/commercial and retail activity will facilitate activation of Wynyard Wharf and the signature headland open space. The proposed Point Park and a potential cultural destination will establish this as an important regional destination. (Point Precinct includes Area 6 the Proposed District Plan)

3. Jellicoe Precinct The Jellicoe Precinct is defined by North Wharf (north,) Madden Street (south), Westhaven (west) and Viaduct Harbour (east). The precinct is considered as an extension of the existing CBD waterfront and Viaduct Harbour activity and provides a built form that reinforces this waterfront connection. It will function as the Wynyard Quarters social and cultural heart and its main pedestrian link to the existing waterfront. This is to be supported by complementary retail and entertainment activities on Jellicoe Street, the Fish Market, and a potential cultural destination at the western termination of the axis. (Jellicoe Precinct includes Areas 5 and 7 of the Proposed District Plan)

4. Central Precinct The Central Precinct is defined by Madden, Beaumont, Fanshawe and Halsey Streets. As an extension of the scale and form of the western CBD it is proposed to be transformed into a vibrant mixed use neighbourhood with retail, commercial and residential development. These uses and activities will support the existing activities of the Viaduct Harbour (east) and marine industry uses (west). The precinct is centred on the north-south Park Axis and will feature a central park. (Central Precinct includes Areas 1,2 and 4 of the Proposed District Plan)

5. Marine Industries Precinct The Marine Industries Precinct is defined by Fanshawe and Beaumont Streets. To the north it stretches across Jellicoe Precinct into the Point Precinct, where existing marine industries remain and support diversity and maritime character. The precinct will retain its existing marine functions which service the recreational marine uses of the Wynyard Quarter and Westhaven Marina. Additional opportunities for the marine industries are accommodated within the adjacent Central and Jellicoe Precincts. (Marine Industries Precinct includes Area 3 of the Proposed District Plan)

fig. 6 Wynyard Quarter Precincts aerial view

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2.4Concept 4

Waterfront Precincts


3.0Urban Design Principles

Introduction:

This section defines the 7 Key Urban Design Principles of the Wynyard Quarter Urban Design Framework. These are followed by the design responses which reinforce them. The Key Principles are:

1. Connecting Waterfront Precincts

2. Providing Continuous Waterfront Access

3. Establishing Diverse Public Spaces

4. Promoting an Active and Working Waterfront

5. Creating Appropriate Building Height, Scale and Form

6. Facilitating a Mix of Uses and Activities

7. Providing Sustainable Transport and Urbanism

fig. 6a Aucklands existing urban waterfront


3.1Principle 1

Aucklands waterfront supports a wide range of activities and functions, however these activities are not clearly defined or connected. The existing waterfront, between Pt. Erin in the west and the port activity in the east, comprises four distinct areas of activity. These are:

A. Westhaven Marina A predominantly recreational area which supports boating activities and provides public access and amenity via waterfront edges and promenades.

B. Viaduct Harbour The Viaduct Harbour is an existing waterfront destination for recreational, entertainment, and retail activity. It also supports the fishing and tourism industry by providing berthage for commercial and fishing boats.

C. Central Wharves Princes, Queens and Captain Cook Wharves are considered water based extensions of the CBD and support a range of port uses, transport and residential activity.

D. Port The existing Ports of Auckland port is a significant infrastructural component and economic generator for the Auckland region.

The redevelopment of the Wynyard Quarter (E.) provides the opportunity to create a new waterfront quarter with a coherent and highly connected urban structure. Successful redevelopment can establish the waterfront as Aucklands front door to the Pacific and New Zealands most recognisable urban precinct.

fig. 7 Existing waterfront precincts

Connecting Waterfront Precincts

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Pt. Erin

St. Marys Bay

Ponsonby

Victoria Park

CBD

Freemans Bay

Albert Park


3.1Principle 1/Response

3.1.1 Articulate the Waterfront Axis

The Quay Street axis A. connects Aucklands existing waterfront destinations. This connection will will be linked to the Wynyard Quarters main pedestrian axis Jellicoe Street C. through the new Te Wero Bridge B. This establishes the Waterfront Axis as the primary organising and connecting element of the waterfront. The axis will be expressed as a waterfront promenade which prioritises pedestrian movement along the waterfront and connects the existing CBD waterfront activities with those proposed for the Wynyard Quarter. These activities are:

1. Britomart 2. Passenger/Tourist Ferry Services 3. Viaduct Harbour 4. Princess Wharf 5. Maritime Museum 6. Te Wero Island 7. Marine Events Centre 8. Jellicoe Plaza/Harbour 9. Fish Markets 10. Stormwater Ponds 11. Concrete Silos and potential public building

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3.1.2 Reinforce North-South Connections

A. CBD Streets The existing CBD is organised by a series of north-south streets which lead to the waterfront. These support key vehicular and passenger transport routes and are characterised by signature planting of trees. These avenues include Beaumont Street, Halsey Street in the west, Nelson Street, Hobson Street and Albert Street in the CBD and Symonds Street in the east.

B. Wynyard Quarter The street network of the Wynyard Quarter will reinforce these north-south avenues by extending new boulevards of trees into Beaumont, Daldy and Halsey Streets as the key north-south links into the site. These streets will support the key pedestrian, vehicular and passenger transport routes of the Wynyard Quarter.

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3.1.3 Establish East-West Connections

A. CBD Streets The existing CBD grid comprises a series of east-west streets and laneways which traverse the Queen Street Valley. The primary east-west movements through the CBD are provided by Quay Street and Customs Street along the waterfront, and Victoria and Wellesley Streets within the CBD.

B. Central Precinct The Wynyard Quarters street network is initially ordered by the existing east-west extension of Madden, Pakenham, Gaunt and Jellicoe Streets across the site. These reinforce the relationship to the CBD and between the precinct and the waters edge. Smaller blocks and a finer grain of development is then created by a series of new lane ways.

C. Point Precinct The Point Precinct will be organised by a series of east-west lane ways which establish visual connections between the proposed public spaces, harbour and CBD.

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fig. 8 The Waterfront Axis fig. 9 North-south connections fig. 10 East-west connections

Waterfront Axis North-south streets Primary east-west streets

Additional east-west connections


3.2Principle 2

The Wynyard Quarter will establish approximately 2.4km of publicly accessible waterfront. This will ultimately be provided as a promenade which runs the entire length of the Wynyard Quarter waterfront from the Viaduct Harbour (east) around to the Orams Marine site (west).

This promenade will integrate pedestrian and cycle access, public open space and maritime structures. It will also link the recreational destinations, public spaces and marine activities of the wider CBD waterfront between Point Erin in the west and Tamaki Drive in the east.

The continuous waterfront access will establish generous waterfront spaces that reflect the precedents set by the Devonport, Tamaki Drive and Viaduct Harbour waterfronts.

Key:

Existing waterfront access CBD

Existing waterfront access Viaduct Harbour

Proposed waterfront access Wynyard Quarter

Existing waterfront access Westhaven

Te Wero Bridge

Future waterfront access

fig. 11 Continuous waterfront access

Providing Continuous Waterfront Access

Pt. Erin

St. Marys Bay

Ponsonby

Victoria Park

CBD

Freemans Bay

Albert Park



3.2.1 Provide Waterfront Edges

1. Waterfront edges will be provided along the ACVL and Marine Events Centre site frontages2. Brigham Street will be retained as a waterfront street. 3. New public access is proposed for the western edge fronting Westhaven between Madden Street and North Wharf.4. Future public access is proposed for the western edge between Madden Street and Westhaven Drive. 5. The Stormwater Pond will provide a new public promenade edge and a waterfront destination that will showcase sustainable design.

3.2.2 Provide Public Space on the Harbour Edge

1. The Point Park will provide continuous public access to the waterfront edge and establish a continuous public space waterfront edge condition. 2. Upon any redevelopment of the existing marine industry sites a managed marine industry/public access interface will be developed.3. Jellicoe Plaza will establish a waterfront destination with visual and physical connections to Jellicoe Harbour and the Stormwater Pond.

3.2.3 Provide Access to Marine Structures

1. The historic North Wharf structure will provide a publicly accessible east-west waterfront edge. Mooring facilities for the Bluewater fishing fleet are accommodated within Jellicoe Harbour. A new structure will extend the western end of North Wharf.2. Wynyard Wharf will establish a new waterfront edge between North Wharf and the Point Park. This will vary in width between 5m along the developed portions of the wharf to 20m at the northern end. 3. The Marine Events Centre will establish an extensive public waterfront edge fronting Viaduct and Jellicoe Harbours. 4. A future wharf is proposed for the Marine Industries Precinct at Madden Street.

Publicly accessible marine structures

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fig. 12 Waterfront edges fig. 13 Harbour edge spaces fig. 14 Marine structures

Public space edges

Existing marine industriesWaterfront edge

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3.3Principle 3

The provision of public space within the Wynyard Quarter will strengthen the wider CBDs public space network. This network is currently defined by existing public spaces at Albert Park (1.), the waterfront/Britomart (2.), Victoria Park (3.), and the Civic Centre/Aotea Square (4.).

The new Park Axis will create a public space sequence that links Victoria Park (3.), Daldy Street and Central Parks (5.), Jellicoe Plaza (6.), and Point Park (7.) to the north. The Wharf Axis will link a series of smaller urban spaces that relate to the redevelopment of Wynyard Wharf as recreational destination and working waterfront destination. These key public spaces will be supported by a series of waterfront access points, streets, and other public spaces which will establish a high quality public realm.

Jellicoe Plaza (6.) is located at the intersection of these key axes and will provide the signature urban space destination within the Wynyard Quarter.

The proposed waterfront public space network will also establish a series of blue water based spaces focused on the proposed Marine Events Precinct (8.).

fig.15 CBD open space connections

Establishing Diverse Public Spaces

Pt. Erin

St. Marys Bay

Ponsonby

CBD

Freemans Bay

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3.3.1 Provide Recreational Public Space

Victoria Parks proximity to the Wynyard Quarter will see it continue to function as a significant public space resource for organised recreation and community activities. Point Park will provide the primary public space destination for waterfront recreation within the Wynyard Quarter providing both passive and active recreational opportunities.

Landscape amenity for the Central Precinct will be provided by Central Park which will provide a green space activated by retail activity at street level.

1. Victoria Park2. Central Park3. Daldy Street Linear Park4. Point Park

3.3.2 Create Significant Urban Public Spaces

A secondary network of public spaces will be created by a system of smaller urban and plaza type spaces. These will provide sheltered public space and support the proposed retail, entertainment, and commercial activities of the Wynyard Quarter.

These spaces will be:

1. Gateway Plaza - entry space to Jellicoe Street; 2. Marine Events Precinct - waterfront events space;3. Jellicoe Plaza - the Wynyard Quarters main social space;4. Stormwater Pond - blue transitional space between sea and land;5. Wynyard Plaza - urban space anchoring Wynyard Wharf;6. Central Park - an urban park;7. Beaumont Plaza - transition space to Point Park;8. Madden Street Plaza - public plaza on the harbour edge.

3.3.3 Integrate Blue Water Space

Existing and new maritime structures and open space locations allow public access to the waterfront and define blue water spaces that support marine activity, can host water based events and accomodate water based recreational activity.

These key areas are:

1. Viaduct Harbour and Marine Events Centre waterspaces;2. Jellicoe Harbour - defined by North Wharf, Marine Events Centre and Wynyard Wharf;3. Wynyard Wharf - port related and recreational waterspaces; 4. Point Park - recreational waters edge spaces; 5. West Edge- working waterfront and recreational spaces.

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fig. 16 Recreational public spaces fig. 17 Urban public spaces fig. 18 Water spaces

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3.4Principle 4

The redevelopment of the Wynyard Quarter seeks to reinforce and support the regionally important marine industries and fishing business on the waterfront.

The existing marine uses also include recreational boat activity within Westhaven Marina (A), retailing, industrial and commercial uses within the Wynyard Quarter (B.) and recreational and commercial uses within the Viaduct Harbour and CBD waterfront (C.).

Marine industries (1.) and fishing related zones (2.) located within the Wynyard Quarter will be retained and opportunities will be provided for the expansion of these within new development sites.

fig.19 Working waterfront connections

Promoting an Active and Working Waterfront

Pt. Erin

St. Marys Bay

Ponsonby

Victoria Park

CBD

Freemans Bay

Albert Park

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3.4.2 Accommodate Water Based Recreational Activity

Waterfront development will create a demand for both water-based recreation and the ability for people to access the site from land and from sea. Activities such as boat mooring, boat launching, water sports and water event spaces will be required to support recreational activity.

These key areas are:

1. Viaduct Harbour - events/recreation/fishing fleet;2. Jellicoe Harbour - events/recreation/fishing fleet;3. North Wharf Extension - recreation;4. Point Park - recreation;5. Wynyard Wharf - recreation.

3.4.1 Retain Existing and Create New Marine Uses

The use of waterfront edges for marine based activity promotes an authentic waterfront experience that will support the continuing development of the fishing and marine industries. The existing fishing and marine industries will also support new synergies with the proposed waterfront retail and commercial activities within the Wynyard Quarter.

Key areas of marine activity and their associated waterspaces are:

1. Fishing Village - fishing fleet mooring at Jellicoe Harbour; 2. Marine Industries - slipways and jetties at Westhaven;3. Cruise ships - deep water access/berthing at Jellicoe Harbour.4. Marine Industries on the Point - slipways and jetties.

3.4.3 Preserve Maritime Archaeology

Access to marine infrastructure and structures promotes an authentic waterfront experience that will support the identity and character of the waterfront. Elements of maritime archaeology retained include:

1. Existing Buildings within Fish Market and on North Wharf;2. Existing Concrete Silos;3. Existing slipways and pier structures;4. North Wharf structures;5. Wynyard Wharf structure; 6. Existing sea walls, slipways and piers;7. Existing Bascule Bridge.

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Potential ferry stops Water event space Existing wharf structures

Recreational water space Maritime archaeology sites

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fig. 20 Marine uses fig. 21 Waterbased activity fig. 22 Maritime archaeology

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3.5Principle 5

Creating appropriate building height, scale, and form will ensure that the Wynyard Quarter is complementary to its waterfront, CBD and nearby inner city suburb location when viewed from inside and outside the quarter. The proposed built form also reinforces the Point, Jellicoe, and Central Precincts.

Building height, scale, and form have been considered with regard to the following principles:

Maintaining views to and from the site; Establishing urban scaled streets and public spaces; Reinforcing Jellicoe Street as the Waterfront Axis; Reinforcing Daldy Street as the Park Axis; Integrating with adjacent waterfront development; Creating variety within the Wynyard Quarter and reinforcing the three key precincts; Achieving appropriate orientation and solar access; Achieving high quality built form and urban design.

CBD

3. Central Precinct

1. Point Precinct

2. Jellicoe Precinct

Harbour

fig.23 Waterfront built form relationships

Creating Appropriate Building Height, Scale, and Form

Pt. Erin

St. Marys Bay

Ponsonby

Victoria Park

Freemans Bay

Albert Park



3.5.1 Relate to Existing Waterfront Precincts

The new precincts relate in height and scale to the adjacent waterfront precincts of Princes Wharf A., Maritime Museum B., Viaduct Harbour C., the Fanshawe Street area D., and the existing marine industries E. This strategy will establish an appropriate transition from a CBD to a waterfront scale of development.

The key precincts and their heights are: 1. Central Precincts - continuing the scale established by Fanshawe Street developments (approx. 31m); 2. Jellicoe Precinct - the extension of waterfront wharf scale established by the Maritime Museum and related structures (approx. 15m);3. Point Precinct - a finer grained waterfront/wharf scale (approx. 27m);4. Marine Industries Precinct - retaining the existing industrial scale (18m).

3.5.2 Provide Variation in Building Height, Scale, and Form

The heights proposed will achieve variations in the scale and form of the different Wynyard Quarter precincts. Retention of existing character buildings will also ensure height variation. Other signature structures will contribute to the quality, complexity and interest of the Wynyard Quarters skyline and roofscape. These include:

1. The proposed Marine Events Centre;2. The existing Fishing Market; 3. The existing Cement Silos; 4. The existing marine industries sites; 5. The existing Bascule Bridge.

50m sites will also provide variety to building form and scale. These sites have been chosen to reinforce the principal site axes and to assist in establishing a legible urban structure.

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52 m sites Existing protected sight line (Central Area Plan)

Key design sight axisSecondary design axisAdditional sight axis

3.5.3 Sight Lines

Increased permeability, accessibility and amenity will be provided by establishing a clear structure of views and vistas that extend to the waters edge and the harbour.

The Urban Design Framework is organised by the extension of the existing and proposed street network through the site linking the Viaduct Harbour and Westhaven Marina in the east-west direction and Victoria Park and the harbour in the north-south direction.

Additional sight lines will reinforce the proposed urban structure and facilitate views between the harbour and CBD.

fig. 24 Waterfront precincts relationship fig. 25 Height variations fig. 26 Existing and proposed sight lines

Character buildings/structures sites

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3.5.4 Existing Street Network

The existing street network is established by a series of east-west and north south streets which create typical lot sizes of approximately 200m x 120m. This is considered too large to provide development of the desired scale and form appropriate to the waterfront and urban context.

A new street network is proposed which will:

Create a network of high quality streets; Create a legible street hierarchy and urban structure; Improve permeability and establish pedestrian priority and safety; Facilitate better access and circulation between transport modes; Define streets and public space frontages and facilitate appropriate urban outcomes.

3.5.6 Proposed Street Hierarchy

Increased legibility and accessibility will be provided by establishing a clear hierarchy of streets within the Wynyard Quarter.

Jellicoe Street will become the key pedestrian route for the waterfront. Halsey and Beaumont Streets will function as the primary access points for private vehicles. This will allow Daldy Street to be established as the key north-south passenger transport connection through the precinct. Madden, Pakenham and Gaunt Streets will function as the key roads for vehicular movements within the Wynyard Quarter.

These key strategic routes will be supported by a finer grain of east-west and north-south lanes that will enhance pedestrian movements through the precincts.

3.5.5 Proposed Street Network

The existing street grid will be completed by extending Daldy Street to link Jellicoe Street with Fanshawe Street and extending Madden Street to the waterfront edge at its Westhaven (west) end.

The existing large development sites will be divided by a central east-west lane way and by a series of north-south lanes to create smaller development sites measuring approximately 70m x 60m. At the Point Precinct a series of east-west lanes will establish similarly sized blocks which will provide visual connections between the precinct, harbour and CBD.

The proposed street network will establish a finer grain of development and smaller lot sizes to enhance pedestrian amenity and legibility.

Street sections are illustrated in section 4.09 - 4.12 of this document.

Existing streets

Existing Regional Arterial

Existing and proposed streets

Indicative lanes (10m width)

Pedestrian, cycle, and passenger transport priority route

Other traffic routes

Key pedestrian and cycle routes

Fanshawe Street and Northern Busway

fig. 27 Existing street network fig. 28 Proposed street network fig. 29 Proposed street hierarchy

Priority route for general vehicle trafficOther pedestrian and cycle links/connections


3.6Principle 6

The redevelopment of the Wynyard Quarter provides the opportunity to encourage a mix of appropriate waterfront activities that establish a cohesive living, working and entertainment destination.

The urban design concept creates four distinct precincts with the potential for each to establish an identifiable urban character and mix of uses which support the long-term economic and social sustainability of the overall Wynyard Quarter.

These four key precincts are:

1. The Point Precinct - commercial/residential/entertainment and open space destination; 2. The Jellicoe Precinct - entertainment/retail/commercial and social hub;3. The Central Precinct - predominantly commercial and residential activities;4. The Marine Industries Precinct- marine related industry, commercial and retail.

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Central Precinct

Point Precinct

Jellicoe Precinct

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fig.30 Waterfront activity zones

Facilitating a Mix of Uses and Activities

Pt. Erin

St. Marys Bay

Ponsonby

Victoria Park

CBD

Freemans Bay

Albert Park



3.6.3 Integrate Community, Recreational and Cultural Facilities

The concept for the Wynyard Quarter allows for the provision of a range of recreational and cultural facilities. These are proposed to be located at the termination of the main axes or adjacent significant public space destinations. These facilities could include recreational and community uses or other cultural buildings such as libraries, galleries or museums. The potential locations are are: 1. The Maritime Events Centre; 2. Adjacent Jellicoe Plaza (sites 13 or 14);3. Adjacent or within Point Park (site 2);4. Next to the Stormwater Pond (site 12);5. Adjacent to the Daldy Street Park.

3.6.2 Activate the Precincts

Each precinct will be broken down to relate the best possible use and activity to each specific site. This will facilitate appropriate uses on prime locations such as:

1. Potential cultural destination and anchor for the Point Precinct with adjacent mixed-use development;2. Potential public/cultural use on North Wharf Extension with neighbouring entertainment/commercial activity;3. Hotel development on ACVL site facing Gateway Plaza and Viaduct Harbour with adjacent residential use;4. Fishing Village opposite Jellicoe Harbour with fishing related business and commercial extensions;5. Breakdown of Central Precinct into smaller units to achieve and receive a vibrant mix of uses and neighbourhoods;6. Existing marine industry with neighboring mixed-use/commercial developments.

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4.2.

3.6.1 Activate the Waterfront Axis

The Waterfront Axis is activated by and connects the existing urban spaces of Queen Elizabeth II Square (1), Kingslow Landing (2), Viaduct Harbour (3), Market Square (4), Waitemata Plaza (5), and Te Wero Island (6) with a series of water spaces that support working and recreational waterfront uses.

These spaces are:

A. The water space between Princes and Queens Wharves; B. The water space between Princes Wharf and the Maritime Museum; C. The water space adjacent Te Wero Island; D. The Viaduct Harbour; E. The entry plaza to Jellicoe Street and the Marine Events Centre site; F. The Jellicoe Harbour working waterfront and events space; G. Jellicoe Plaza;H. The Stormwater Pond and North Wharf Extension.

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fig. 31 The active Waterfront Axis fig. 32 New waterfront precincts fig. 33 Community, recreational and cultural facilities

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3.7Principle 7

The Wynyard Quarter will be integrated into the CBD and the regional passenger transport infrastructure by providing a range of transport modes and routes. A sustainable approach to transport is required to reduce demand on the existing road network and to create walkable and accessible neighborhoods. This will be achieved by establishing a range of passenger transport options and integrating pedestrian and cycling infrastructure.

Water, resources and energy are also key issues for development of the Wynyard Quarter. The urban design responses propose a public realm and built environment that represents international best practice standards of energy and resource efficiency.

This includes:

Integrating Best Practice Stormwater Design and the efficient use of water resources; Re-using of existing structures and infrastructure where possible; Generating renewable energy on site; Preserving coastal water quality and protecting waterfront ecologies; Protecting air quality and reducing traffic congestion; Encouraging appropriate architectural responses to the sites climatic conditions; Providing for the efficient use of materials and energy; Energy rated buildings (eg. Green Star system).

CBD

400m ped shed/5 min walk from passenger transport

fig. 34 Existing waterfront transport connections

Ponsonby

Westhaven Marina

Victoria Park

Britomart

Promoting Sustainable Transport and Urbanism

Pt. Erin

St. Marys Bay

Freemans Bay

Existing water based transport nodesExisting land based transport nodes



3.7.2 Promote Pedestrian and Cycle Activity

Pedestrian and cycle networks and supporting infrastructure will be integrated into the public space and street networks. Proposals include:

1. Existing Britomart Bus and Rail Interchange;2. Queen Street/CBD retail hub; 3. Existing Ferry Interchange;4. Waterfront Axis and Te Wero Bridge;5. Midtown CBD pedestrian link; 6. Daldy Street pedestrian spine; 7. Pedestrian/cycle network; 8. Viaduct Harbour pedestrian promenade.

400m ped shed/5 minute walk

3.7.1 Integrate Land and Water Based Transport

Daldy Street will function as the key location for bus interchange within the Wynyard Quarter. Proposed bus routes will service both local waterfront destinations and wider CBD connections. New and existing ferry services will berth on the western edge or within Jellicoe Harbour.

1. Existing Britomart Bus and Rail Interchange2. Proposed Te Wero Bridge 3. New Point Park bus stop4. Daldy Street Bus Interchange5. Potential passenger ferry stop6. Potential passenger and/or goods ferry stop 7. Regional bus service North Shore - CBD

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Indicative Bus Stops

Greenway Distributor (pedestrian priority)

Key pedestrian and cycle routes

Pedestrian and cycle connections

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Indicative Ferry Stops

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3.7.3 Integrate Sustainable Principles

Rainwater treatment and renewable energy use will be integrated in the Wynyard Quarter development. The Jellicoe Precinct will function as the trademark sustainable development and could integrate solar power, wind power, and green roof approaches. Stormwater management will be dealt with locally.

1. Existing Freemans Bay catchment area2. Existing outlet for Freemans Bay stormwater catchment3. Proposed Stormwater Treatment Pond4. Potential for green roofs/solar panels on Jellicoe Street developments5. Public space incorporate stormwater/rain garden design principles

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Fanshawe Street (Regional Arterial)fig. 35 Land and water transport fig. 36 Pedestrian and cycle routes fig. 37 Sustainable design opportunities

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Indicative rainwater catchment

Freemans Bay rainwater outfall


5.1Existing Site

4.0Indicative Framework Plan

4.0.1 Framework Plan

The following section illustrates the proposed development framework for the Wynyard Quarter. It firstly identifies the existing extent and pattern of development and secondly indicates the proposed precincts to which the urban design concepts apply.

Thirdly it illustrates the indicative development framework and the new street and public space networks. Additionally it illustrates the proposed site plan overlaid with the proposed public realm (public space and streetscape) improvements.

Height and FAR plans quantify development proposed by the Plan Change. This is illustrated in the framework plan and is subsequently represented in the indicative site sections and perspective views.

Following these plans are perspective views which illustrate the indicative character, scale and form of development, the proposed character of the proposed public realm, and key design features of the Wynyard Quarter.

fig. 37a The Wynyard Quarter area within the western CBD waterfront


4.1Existing Site

4.1.1 Existing Development

The existing site features a grid of wide streets and large blocks designed to support industrial and port activity. The character and function of existing development on the Western Reclamation varies widely. Landuse and activity can be summarised into several key groups;

1. Marine industry to the western edge fronting Westhaven Marina and Beaumont Street running from the Golden Bay cement works south to Fanshawe Street;

2. An emerging commercial area to the south of Pakenham Street which includes a number of corporate head quarters;

3. Mixed-use residential development on the eastern edge that continues the urban form established in the adjacent Viaduct Harbour;

4. The centre of the site is characterised by a series of largely empty lots of unoccupied or expired leases;

5. A collection of existing character buildings between Madden and Pakenham Streets which accommodates a number of marine industrial and manufacturing activities;

6. The northern section (Wynyard Point) is characterised by its collection of petrochemical storage tanks and their associated remnant infrastructure.

4.1.2 Existing Ownership

The majority of land west of Halsey Street and north of Pakenham Street is owned by Ports of Auckland Ltd. The majority of land south of Pakenham Street is owned by Viaduct Harbour Holdings Ltd.

Wynyard Quarter boundary

Existing character areas

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fig. 38 Existing Wynyard Quarter site

Waitemata Harbour

Viaduct Harbour

Westhaven Marina

Victoria ParkSt Marys Bay CBD

0m 100m 200m 400m


4.2Proposed Areas

4.2.1 Proposed District Plan Areas

Part 14.9 of the District Plan indicates 7 Quarter Areas for the Wynyard Quarter area. These are:

Area 1 Bound by Fanshawe, Beaumont, Gaunt and Halsey Streets

Area 2 Bound by Gaunt, Beaumont, Pakenham and Halsey Streets

Area 3 The existing marine industry zone on the western edge of the site, bound by Fanshawe Street, Westhaven Marina, and Beaumont Street

Area 4 Bound by Pakenham, Beaumont, Madden and Halsey Streets

Area 5Bound by Madden and Beaumont Streets, existing Americas Cup bases and the Halsey Street reclamation

Area 6 Wynyard Point area north of Jellicoe Street

Area 7 The existing Americas Cup bases and Halsey Street reclamation

4.2.2 Design Concept Precinct Areas

The Urban Design Concept establishes four key character areas that are composed of the Quarter Areas identified above. Each of these areas will establish a distinct character and identity within the overall Wynyard Quarter. These are:

The Point Precinct (shown in yellow) aligning with Quarter Area 6

The Jellicoe Precinct (shown in red) incorporating Quarter Areas 7, 5 and part of 3

The Central Precinct (shown in black) incorporating Quarter Areas 1, 2 and 4

The Marine Industries Precinct (shown in blue) incorporating Quarter Area 3

Precinct boundary

Quarter Area boundary (shown white)

POINTPRECINCT

JELLICOE PRECINCT

CENTRAL PRECINCT

MARINEINDUSTRIESPRECINCT

Area 7Area

5

Area 6

Area 3

Area 4

Area 2

Area 1

MARINE EVENTS

PRECINCT

fig. 39 Proposed Wynyard Quarter Precincts and Areas

Waitemata Harbour

Viaduct Harbour

Westhaven Marina

Victoria ParkSt Marys Bay CBD

0m 100m 200m 400m

Area 3


4.3.1 Point Precinct Key Concepts:

A. The overall built form will establish a wharf related character with a maximum height of 27m. Smaller scale development sites (approx. 60m x 60m) are divided by the Daldy Street axis which connects to Point Park.B. The Daldy Street axis terminates in Beaumont Plaza, which will function as a pick-up and drop-off area and location for passenger transport.C. A grid of 10m wide east-west lanes aligned perpendicular to the Wharf Axis will visually connect the Point Precinct to the CBD and harbour.D. Active edges will define the Beaumont Street and Brigham Street frontages. Canopies and verandahs will provide shelter at street level for pedestrians.E. Retail and entertainment uses and a possible cultural facility will acti-vate the Point Park. F. Wynyard Wharf will be activated by development which compliments its use as a public space as important marine related infrastructure.G. Wynyard Wharf and Point Park will establish a regional public open space destination.

4.3.2 Jellicoe Precinct Key Concepts:

A. The built form north of Jellicoe Street will continue the wharf scale (Maritime Museum) of 15m on the eastern and 25m on the western side and include character items such as the existing wharf shed (1) and ce-ment silos (2). B. A possible public/cultural building could extend over water to create dramatic termination of the Waterfront Axis on the western edge. C. North Wharfs maritime archaeology will be revealed and retained.D. A series of public spaces will be established. Jellicoe Plaza (3) will function as the social, retail and entertainment focus. E. 52m high landmark sites will reinforce the Waterfront Axis and mark the meeting point of the site axes. Surrounding development will keep in scale and character to the existing fish market (4) with a maximum height of between 10m and 31m.F. Sight lines will enable visual connections through the precinct to the water.G. Connections between Jellicoe Harbour and the Fish Market will rein-force the active and working waterfront uses.

4.3.3 Central Precinct Key Concepts:

A. This precinct comprises three different Quarter Areas and a built form that will reflect the established scale of the Viaduct Harbour and Fanshawe Street developments (31m).B. Daldy Street Linear Park will link Victoria Park through to Point Park and establish a recognisable landscape amenity.C. A 52m landmark site will define the Daldy Park Axis and locate the Central Park.D. Central Park will provide the main user amenity for the precinct with retail and entertainment facilities along its perimeter.E. North-south lanes will provide pedestrian permeability and amenity.F. East-west lanes will provide additional pedestrian amenity and visual links to the Viaduct Harbour.G. A pedestrian overbridge will link Victoria Park and adjacent CBD and suburban areas to the Wynyard Quarter.

4.3Precinct Plans

fig. 40 Point Precinct plan fig. 41 Jellicoe Precinct plan fig. 42 Central Precinct plan

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Indicative Plans of the Point, Jellicoe, and Central Precincts


4.4Indicative Site PlanWaitemata Harbour

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Westhaven Marina

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4.4.1 Indicative Site Plan

The indicative Site Plan illustrates the development potential within the Wynyard Quarter and the anticipated grain and scale of built form. Development sites are indicative only and represent a range of architectural responses to the proposed sites. The site plan also illustrates the proposed public space network for the Wynyard Quarter.

4.4.2 Public Space Network

The public space network includes a diverse range of spaces which will reinforce the Auckland waterfront condition, and maximise access to the waters edge. The sequence of public spaces proposed includes:

1. Wynyard Wharf - Opened for public access and maritime uses.2. Point Park - The signature landscape experience of the Wynyard Quarter and the primary waterfront public space destination for passive and active recreation3. Beaumont Plaza - The arrival and forecourt space for Point Park 4. Stormwater Pond - The Wynyard Quarters stormwater quality treatment pond5. Jellicoe Plaza - The central and signature urban landscape experience for the Jellicoe Precinct located at the intersection of the three key site axes.6. North Wharf - Public access to the working waterfront of Jellicoe Harbour and the primary east-west pedestrian link across the Waterfront Axis7. Wynyard Plaza - A gateway to the Wharf axis on Beaumont Street8. Madden Plaza/Viaduct Harbour Edge - Additional amenity to the Viaduct Harbour edge9. Daldy Street Linear Park - The Park Axis that connects Victoria Park and Point Park 10. Central Park - Local amenity and a focus for the Central Precinct11. Gateway Plaza - Entry plaza to Jellicoe Precinct and the Wynyard Quarter

4.4.3 Site Infrastructure

Additional infrastructure will be required to facilitate development of the Wynyard Quarter. This includes:

A. Te Wero Bridge - A new opening bridge connecting Jellicoe and Quay Streets B. North Wharf extension - A recreational and potential future passenger transport facilityC. Bus interchange - Proposed bus interchange for the Wynyard QuarterD. Fanshawe Street intersections - Upgraded Beaumont and Halsey Street intersectionsE. Pedestrian Bridge - A new pedestrian bridge to establish a link to Victoria Park and adjacent areas

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St Marys Bay Victoria Park CBD

fig. 43 Indicative Wynyard Quarter Framework Plan

11.


4.5.1 Building Height

The proposed maximum permitted building heights for the Wynyard Quarter will achieve an appropriate scale in relation to the waterfront context and the proposed street and public space networks.

The height plan has been developed in order to:

Avoid monotonous building height; Establish appropriate waterfront edge conditions; Create an appropriate waterfront scale and grain of development; Reinforce the Central, Jellicoe, and Point Precincts; Reinforce the urban structure and legibility of the Wynyard Quarter; Encourage quality built form; Preserve sight lines between the Wynyard Quarter and adjacent areas.

4.5.2 Floor Area Ratio (FAR)

The proposed maximum permitted FAR for the development sites var-ies in order to support the creation of precincts within the Wynyard Quarter and to encourage diversity in building form and use. The site intensity rule limits the building bulk and gross total floor area achiev-able on a site and will function as the prime control of the scale and intensity of development.

Different site intensity ratios apply to land within the Wynyard Quarter with the intention of working in conjunction with the maximum permit-ted height control to enable development that will achieve sustainable built form.

4.5Height and FAR

fig. 44 Indicative Wynyard Quarter Height and FAR Plan

SITE 14 FAR 2:1

SITE 22 SITE 21 FAR 3:1

SITE 21A SITE 23 FAR 6:1

SITE 24 FAR 5:1

SITE 29FAR 4:1

SITE 30 SITE 31 SITE 31AFAR 3.5:1

SITE 36 SITE 37 SITE 38 SITE 38A

FAR 3.75:1

VHHL 1FAR 4.5:1

VHHL 2FAR 4:1

VHHL 3VHHL 4VHHL 5FAR 8:1

FAR 3.75:1

Permitted Height and FAR

0m 100m 200m 400m

SITE 18BFAR 1.5:1

SITE 13 FAR 4.5:1

SITE 18 FAR 4.6:1

SITE 18A FAR 1.5:1

SITE 19 FAR 5.5:1

SITE 19A FAR 7.5:1

SITE 20 FAR 7.5:1

SITE 20A FAR 5.5:1

SITE 26 FAR 1.5:1

SITE 32

SITE 33

SITE 27FAR 5.5:1

SITE 34

SITE 28 FAR 4.5:1

SITE 35

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FAR 3.75:1

VHHL 9FAR 4.5:1

VHHL 6

VHHL 8FAR 2.75:1

VHHL 7

SITE 12 FAR 3.5:1

FAR 3.75:1

SITE 15 FAR 2.7:1SITE 25

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SITE 4SITE 3

SITE 5

SITE 7FAR 4.1:1

SITE 6

SITE 9FAR 2.5:1

SITE 10FAR 2.5:1

SITE 11FAR 2.5:1

SLIPWAYSFAR 1.5:1

52m31m27m

25m

18m15m12m10m

Maximum Height

Note: Height in metres above mean street level.

18.5m

Location Plan


4.6Site Section

4.6.1 DescriptionSection along the Waterfront Axis/North Wharf looking south from Te Wero Island (east) to Westhaven Marina (west).

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Location Plan


4.7Site Section

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4.7.1 DescriptionSection along the Park Axis/Daldy Street looking east from Point Park (north) to Victoria Park (south).

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fig. 46 Park Axis elevation

Park Axis - Daldy Street

Location Plan


4.8Site Section

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4.8.1 DescriptionSection along the Wharf Axis/Brigham Street - Beaumont Street looking east from Point Park (north) to Victoria Park (south).

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fig. 47 Wharf Axis elevation

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Wharf Axis - Wynyard Wharf


fig. 47a Indicative street sections overview

4.9Street Sections

Indicative Street Sections Overview

48

49

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51

52

53

54

55

5657

58

59

4.9.1 Street Sections

These street sections illustrate the indicative width of footpaths, carriageways, streets, building heights, and the public-private interface relating to the various Wynyard Quarter precincts.

The Point Precinct The Point Precinct includes the following streets;

Daldy Street (fig. 48)Brigham Street (fig. 49)Beaumont Street (fig. 50)East-West Lane (fig. 51)

Jellicoe and Marine Industries Precincts The Jellicoe and Marine Precincts include the following streets;

Beaumont Street (fig. 52) Westhaven Drive (fig. 53)Madden Street (fig. 54)Jellicoe Street (fig. 55)

Central Precinct The Central Precinct includes the following streets;

Daldy Street (fig. 56)Halsey Street (fig. 57)Gaunt Street (fig. 58)Pakenham Street (fig. 59)

0m 100m 200m 400m


1.8M3.2M3.2M1.8M10.0M

MAXIMUM HEIGHT 27m MAXIMUM HEIGHT 27m

20.0M6.0M8.0M6.0M


4.10Street Sections

fig. 48 Daldy Street

fig. 51 East-West Lane

23.7M3.5M3.0M4.0M4.0M5.0M4.2M

MAXIMUM HEIGHT 27m

fig. 50 Beaumont Street

4.1M2.5M2.5M3.5M3.5M2.5M3.5M13.0M 18.6M

9.5M

MAXIMUM HEIGHT 27m

MAXIMUM HEIGHT 12m

fig. 49 Brigham Street

Point Precinct

Point Park

DALDY STREET BRIGHAM STREET

BEAUMONT STREET BRIGHAM STREET

WYNYARD WHARF


20.0M

3.5M2.5M4.0M4.0M2.5M3.5M

18mMAXIMUM HEIGHT 18m MAXIMUM HEIGHT 18m

18m

4.0M3.0M3.5M6.0M3.5M3.0M4.0M27.0M

MAXIMUM HEIGHT 15m

MAXIMUM HEIGHT 27m

CHARACTER FRONTAGECONTROLS APPLY

CHARACTER FRONTAGECONTROLS APPLY

fig. 55 Jellicoe Street

fig. 53 Westhaven Drive3.5M 2.5M 4.0M 4.0M 2.5M 3.5M20.0M

MAXIMUM HEIGHT 50m(TOWER SITE)

18mMAXIMUM HEIGHT 18m

fig. 52 Beaumont Street

20.0M2.5M4.0M4.0M2.5M3.5M 3.5M

MAXIMUM HEIGHT 27m

MAXIMUM HEIGHT 31m

fig. 54 Madden Street

4.11Street Sections Jellicoe and Marine Industries Precincts

JELLICOE STREETMADDEN STREET

WESTHAVEN DRIVEBEAUMONT STREET


20.0M3.5M2.5M4.0M4.0M2.5M3.5M


3.5M13.0M3.5M3.0M2.0M12.0M3.0M20.0M20.0M


fig. 56 Daldy Street

fig. 59 Pakenham Street

20.0M3.5M2.5M4.0M4.0M2.5M3.5M

MAXIMUM HEIGHT 25m

fig. 57 Halsey Street

20.0M

3.5M2.5M4.0M4.0M2.5M3.5M


fig. 58 Gaunt Street

4.12Street Sections

Central Precinct

Viaduct Harbour

PACKENHAM STREETGAUNT STREET

DALDY STREET LINEAR PARK HALSEY STREET


4.13Proposed Framework

4.13.1 Indicative Land Use Mix

The proposed land use mix for the Wynyard Quarter is illustrated in the Proposed Framework Plan (right).

This uses mix illustrates the extent of open space and the dominant land use activities contained within the various development sites. It also indicates the proposed locations for special other special uses such as potential cultural or community buildings.

4.13.2 Number of Dwellings/Residents

The proposal allocates a total GFA of residential land use of approximately 250,000m, which equates to approximately 2,500 dwellings. This results in an overall density of approximately 70 dwellings per hectare across Wynyard Quarter.

It is anticipated that when completed the development of Wynyard Quarter will accommodate between 5000 and 7000 residents. Additionally, approximately 6000 to 8000 employees will be accommodated within the Wynyard Quarter.

fig. 60 Proposed Wynyard Quarter Framework

Public space

Entertainment/retail on ground

Mixed use

Residential

Non-permanent accommodation

Marine Events Centre

Commercial

Fishing related business/retail

Marine industry

Marine industry on ground level,mixed use abovePotential cultural/communal/other

Key:

0m 100m 200m 400m


4.14.1 Use Plan Level 1 (Ground Floor)

The ground floor plan prioritises entertainment/retail uses for the Central, Jellicoe and Point Precincts. Marine industry is located to western side of the Central and Point Precincts to support existing uses in these areas. The southern part of the Central Precinct comprises predominantly commercial use.

4.14.2 Use PLan Level 2 (First Floor)

First floors on the Point are commercial activity with residential above to cater for diversity in the use and ensure occupation of the site around the clock. First floor use in the Central Precinct is predominantly mixed-use.

4.14.3 Use Plan Level 3+ (Second Floor +)

Provided are predominately residential use for the Point and Jellicoe Precincts except for areas next to North and Wynyard Wharves. The Central Precinct comprises mixed-use and commercial activities.

4.14Indicative Uses by Level

fig. 62 Level 1 use plan fig. 63 Level 2 use plan fig. 64 Level 3 use plan

Public space

Entertainment/retail

Mixed use

Residential

Non-permanent accommodation

Marine Events CentreCommercial

Fishing related business/retail

Marine industry Potential cultural/community/other

Key:

Location Plan


fig. 65 Site 18B fig. 66 Site 11

10m Block - Jellicoe Precinct/Western Edge (Site 18B)

Block size approx. 39m x 45m

Site Controls:

FAR = 1.5:1 Height = 10m including roof Verandah Controls apply to Jellicoe Street side Frontage Alignment and Height Controls apply to Jellicoe Street side Lanes to sites 18 and 18A Special Character Frontage on Jellicoe Street side Viewshaft on Jellicoe Street

JELLICOE STREET

VIEWSHAFT

VERANDAH

10m

LANE

LANE

45m

WESTE

RN ED

GE39m

Typical Block - Point Precinct/Wynyard Wharf (Site 11)

Generally applicable to sites 9, 10, 11Block size approx. 60m x 14.5m

Site Controls:

FAR = 2.5:1 Height = 12m including roof Ground floor setback 2.5m all around Lane to site 10 Viewshaft on lane to site 10

WYNYARD WHARF

BRIGHAM STREET

VIEWS

HAFT

+ LAN

E

2.5m SETBACK on GF

2.5m SETBACK on GF

14.5m

60m

12m

18B

11

2.5m S

ETBAC

K on G

F

2.5m S

ETBAC

K on G

F

4.15Building Height and Form

Development Controls

Location Plan


fig. 67 Site 14 West fig. 68 Site 18A

Typical Block - Jellicoe Precinct/North Wharf (Site 14 West)

Generally applicable to sites 14 East, 14 WestBlock size approx. 70m x 24.5m

Site Controls:

FAR = 2:1 Height = 15m including roof (subject to 3 storeys) Verandah Controls apply to Jellicoe Street and North Wharf sides Frontage Alignment and Height Controls apply to Jellicoe Street and North Wharf sides Ground floor setback 2.5m to North Wharf, Jellicoe Plaza, and Wharf Shed sides Special Character Frontage Viewshafts 20m on Jellicoe Plaza side, 10m on wharf shed side

15m

2.5m SETBACK on GF

VERANDAH

JELLICOE STREET

NORTH WHARF

70m

22.5m

10m VIE

WSHA

FT

20m VIE

WSHA

FT

JELLICOE PLAZA

13m FRONTAGE CONTROL

Typical Block - Marine Industries Precinct (Site 18A)

Generally applicable to sites 18A, 26, 32, 33, Slipways, etc.Block size approx. 108m x 45m

Site Controls:

FAR = 1.5:1 Height = 18m including roof Verandah Controls apply to Beaumont Street side Frontage Alignment and Height Controls apply to Beaumont and Madden Streets side Lanes to sites 18 and 18A Viewshaft on Madden Street

18m


MADDEN STREET

BEAU

MONT

STRE

ET

108m

VERAN

DAH

45m

VIEWSHAFT

LANE

WESTE

RN ED

GE

14W18A

2.5m S

ETBAC

K on G

F

2.5m S

ETBAC

K on G

F

WHARF SHED



Location Plan


fig. 69 Site 15+25 fig. 70 Site 2

ACVL Block - Jellicoe Precinct/Viaduct Harbour Edge (Site 15+25)


Site Controls:

FAR = 2.7:1 Height = 18.5m including roof (subject to 5 storeys) Verandah Controls apply around perimeter Frontage Alignment and Height Controls apply around perimeter Special Character Frontage around perimeter Viewshaft on Jellicoe Street and Madden Street sides

102m

VERANDAH

VERANDAH

HALSE

Y STRE

ET

54m

VERAN

DAH

JELLICOE STREETVER

ANDA

H

VIADU

CT HA

RBOU

R

MADDEN STREET

SITE 15

SITE 25

VIEWSHAFT

VIEWSHAFT

18.5m


Typical Block - Point Precinct (Site 2)

Generally applicable to sites 2, 4, 6Block size approx. 60m x 60m

Site Controls:

FAR = 3.6:1 Height = 27m including roof Verandah Controls apply to Brigham Street, Point Park, Beaumont Plaza sides Frontage Alignment and Height Controls apply to Brigham Street, Point Park, Beaumont Plaza sides Special Character Frontage facing Point Park and Beaumont Plaza Lane to site 4 Viewshaft on lane to site 4

60m


62m

VERAN

DAH

VERANDAH

VERANDAH

27m

VIEWS

HAFT

+ LAN

E

BRIGHAM STREETPO

INT PA

RK

BEAUMONT PLAZA

2

1525



Location Plan


fig. 71 VHHL Site 1 fig. 72 Site 12

Silo Block - Jellicoe Precinct/Stormwater Pond (Site 12)

Block size approx.195m x 24.5m

Site Controls:

Transitional Overlay Precinct! FAR = 3.5:1 Height = 25m including roof Verandah Controls apply to Jellicoe Street, Beaumont Street, Stormwater Pond sides Ground floor setback 2.5m to Stormwater Pond, Beaumont Street and Concrete Silos sides Frontage Alignment and Height Controls apply to Jellicoe Street, Beaumont Street, Stormwater Pond sides Special Character Frontage Viewshaft on Jellicoe Street and Stormwater Pond sides

Typical Block - Central Precinct/VHHL Site (VHHL Site 1)

Generally applicable to VHHL sites 1, 4, 6, 9Block size approx. 60m x 52m

Site Controls:

FAR = 4.5:1 Height = 31m including roof Verandah Controls apply to Pakenham Street and Central Park sides Frontage Alignment and Height Controls apply to Pakenham Street and Central Park sides Lane to VHHL 2and VHHL 4 sites

VIEWSHAFT

JELLICOE STREET

VIEWSHAFT

2.5m SETBACK on GF

VERANDAH

22.5m

GROU

ND FL

OOR E

NDS

195m

WATER

EDGE

STORMWATER POND

EXISTI

NG

CONC

RETE

SILOS

25m


31m

LANE

60m

VERAN

DAH

PAKENHAM STREET46m

VERANDAH

LANE

CENT

RAL P

ARK


12

VHHL 1

2.5m S

ETBAC

K on G

F2.5m S

ETBAC

K on G

F

2.5m S

ETBAC

K on G

F

BEAU

MONT

STRE

ET



Location Plan


fig. 73 Site 30/31 fig. 74 Site 18

Typical Block - Central Precinct (Site 30/31)

Generally applicable to sites 29, 30, 31, 36, 37, 38Block size approx. 75m x 55m

Site Controls:

FAR = 4:1 Height = 31m including roof Verandah Controls apply to Madden Street side Frontage Alignment and Height Controls apply to Madden Street side Lanes to sites 29, 37/38, and 31A Viewshaft on cental lane to site 37/38

55m

75m

31m

MADDEN STREET

LANE

VERANDAH

SITE 3

1

SITE 3

0


VIEWSHAFT + LANE

LANE

Tower Block - Jellicoe Precinct (Site 18)


Site Controls:

Transitional Overlay Precinct! FAR = 4.6:1 Height = 31m incl. roof; 52m incl. roof for part of the floor area no more than 900 m Verandah Controls apply to Jellicoe and Beaumont Streets sides Frontage Alignment and Height Controls apply to Jellicoe and Beaumont Streets sides Special Character Frontage facing Jellicoe Street Lanes to site 18A and 18B Viewshaft on Jellicoe Street

VIEWSHAFT

46m

LANE

VERANDAH

60m


VERAN

DAH JELLICOE STREET

31 m

52m

LANE

BEAU

MONT

STRE

ET

max.90

0 m

1830 31



Location Plan


fig. 75 Site 19A fig. 76 Site 20

Tower Block - Jellicoe Precinct (Site 19A)


Site Controls:

FAR = 7.5:1 Height = 25m incl. roof; 52m incl. roof for part of the floor area no more than 900 m Verandah Controls apply to Beaumont Street, Madden Street, Wynyard Plaza sides Frontage Alignment and Height Controls apply to Beaumont Street, Madden Street, Wynyard Plaza sides Lane to site 19

52m

LANE


25 m

50m

VERAN

DAH

VERANDAH

VERANDAH

31m

WYN

YARD PLAZA

BEAUMONT STREET

MADD

EN ST

REET

max.90

0 m

Tower Block - Jellicoe Precinct (Site 20)

Block size approx. 55m x 28.5m

Site Controls:

FAR = 7.5:1 Height = 25m incl. roof; 52m incl. roof for part of the floor area no more than 900 m Verandah Controls apply to Daldy Street, Jellicoe Street, Wynyard Plaza sides Frontage Alignment and Height Controls apply to Daldy St, Jellicoe St & Wynyard Plaza sides Special Character Frontage facing Jellicoe Street Lane to site 20A

55m


VERAN

DAH

VERANDAHVERANDAH

4m

52m

DALDY STREET

JELLIC

OE ST

REET

LANE

WYNYARD PLAZA

max.90

0 m

19A

20



1/3

2/3

Location Plan


fig. 77 VHHL Site 5 fig. 78 Site 23/24

Tower Block - Jellicoe Precinct (Site 23/24)

Block size approx. 102m x 35.5m

Site Controls:

FAR = 6:1 (site 23) resp. 5:1 (site 24) Height site 23 = 52m incl. roof for part of floor area no more than 1200 m Height site 24 = 25m incl. roof; Verandah Controls apply to Jellicoe, Halsey, Madden Streets sides Frontage Alignment and Height Controls apply to Jellicoe, Halsey, Madden Streets sides Special Character Frontage facing Jellicoe and Halsey Streets Lane to site 22/21A Viewshaft on lane to site 22/21A

max.12

00 m

SITE 23

SITE 24

25m

VERANDAH

VERANDAH

102m

35.5mVERAN

DAH

JELLICOE STREET

52m


VIEWS

HAFT

+ LAN

E

MADDEN STREETHA

LSEY S

TREE

T

2324

Tower Block - Central Precinct/VHHL Site (VHHL Site 5)


Site Controls:

FAR = 8:1 Height = 31m including roof; 52m incl. roof for part of the floor area no more than 1200 m Verandah Controls apply to Central Park, Daldy Street, Gaunt Street sides Frontage Alignment and Height Controls apply to Central Park, Daldy St and Gaunt St sides Lane to site VHHL 4

VHHL 5

31m

LANE

52m

VERANDAH45m

45m

VERAN

DAH

VERAN

DAH

CENT

RAL P

ARK

GAUN

T STRE

ET

DALDY STREET

max.12

00 m


4.21Bui

Documents

Urban Design Framework