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Project: NOLA Estates
Location: 135 Albert Street, level 14, room 10
Date: 22nd October 2020
Time: 1:30PM – 5:00PM
Members:
Planner:
Urban Designer:
Landscape Specialist:
Support for the following reasons
Support subject to some changes (stated below)
✓ Support subject to fundamental changes (stated below)
Cannot support for the following reasons Introduction
The Panel thanks the applicant for their presentation and willingness to attend the panel with their design thinking. The Panel supports the idea of providing affordable housing and greater density. However, the Panel notes that the presentation had not resolved a number of issues including façade articulation, landscaping, commercial activities, block length, open space location, and private open space.
The Panel has the following concerns:
Interfaces
The Panel has significant concerns regarding the eastern edge, and also the north and western edges, and how they relate to the existing single house zone, which is characterised by single dwellings on lots ranging from 350-600+sqm.
To address this, the Panel would support a reduction in density, bulk and mass along these edges with the opportunity for further increased density and height at the centre away from the edges. This could be achieved by breaking up the length of these terrace blocks through the use of physical breaks and refined architectural treatments including exploring different typological options.
To the extent permissible by law, the Council expressly disclaims any liability to the applicant (under any theory of law including negligence) in relation to any pre-application process. The applicant also recognises that any information it provides to the Council may be required to be disclosed under the Local Government Official Information and Meetings Act 1987 (unless there is a good reason to withhold the information under that Act).
However, the Council is able to withhold information for certain reasons including to prevent unreasonable prejudice to someone's commercial position. All resource consent applications become public information once lodged with council.
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Edges
West Coast Road Frontage Edge
The Panel has significant concerns regarding the liveability (size/depth/ability for onsite landscaping) of the private open spaces to the units fronting West Coast Road given the high traffic volumes on this arterial road. The Panel is also
concerned about the length and the repetitive nature of the building frontages.
The Panel suggests exploring the potential to break these blocks into two with a north-south orientation.
Glengarry Road Frontage Edge
As considered above, the Panel has significant concerns regarding the length and the repetitive nature of the building frontage given the existing residential
character of the neighbourhood.
Southern Boundary
The Panel sees there would be an advantage for the applicant to undertake discussions with Panuku Development Auckland with the view of integrating their land into this development. This could include a shared street.
Eastern Edge
As considered above, the Panel has significant concerns regarding the length and the repetitive nature of the building frontage. This could potentially be resolved by removing one or two terrace houses in blocks 24 and 25.
Heights and Typologies
The Panel supports increased heights towards the centre of the site with the use of the range of different typologies for example walk-up apartments. This could also include for example the use of duplexes at the edges. This will create
greater variation of heights throughout the overall development.
Articulation and Length of Terrace Blocks
The Panel notes the applicant’s desire to address the issue of articulation and block length. This approach would be fundamentally supported by the Panel.
The Panel also encourages a range of architectural responses and treatments which takes advantages of the underlying topographical features of the site.
To the extent permissible by law, the Council expressly disclaims any liability to the applicant (under any theory of law including negligence) in relation to any pre-application process. The applicant also recognises that any information it provides to the Council may be required to be disclosed under the Local Government Official Information and Meetings Act 1987 (unless there is a good reason to withhold the information under that Act).
However, the Council is able to withhold information for certain reasons including to prevent unreasonable prejudice to someone's commercial position. All resource consent applications become public information once lodged with council.
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Private Landscaping
The Panel notes it has only seen the public landscape concept. The Panel looks forward to seeing how this evolves, acknowledging that the use of landscape treatment can assist in breaking up bulk and mass, and integrating the proposal into the existing single house zone environment. Moreover, this can assist with screening and addressing privacy issues throughout the overall development.
The Panel is of the view that the landscaping proposed should be an integral package with any increased density, height, bulk and massing in order to ensure the proposal successfully integrates with the single house zone.
Overland Flowpath
The Panel would suggest there is an opportunity to make a feature of the stream/overland flowpath which could form an integral part of the overall landscape strategy for the site. This would reinforce the retention of one of the only natural features currently present on the site.
Commercial Space
Should the commercial element not be possible on West Coast Road as currently shown, the Panel would support the relocation to the corner of West Coast Road and Glengarry Road.
Conclusion
The Panel looks forward to a further review as the design develops.
