PART3­REGIONALANDDISTRICTRULES»ChapterK:Precinctrules»3CityCentre»

3.12Victoria ParkMarket

Theactivities,controlsandassessmentcriteriaintheunderlyingCityCentrezoneandAuckland­widerulesapplyinthefollowingprecinct,unlessotherwisespecifiedbelow.

Refertotheplanningmapsforthelocationandextentoftheprecinct.

1.Activitytable

1.TheactivitiesintheCityCentrezoneapplyintheVictoriaParkMarketprecinctunlessotherwisespecifiedintheactivitytablebelow.

Activitytable–VictoriaParkMarketprecinct
Activity / ActivityStatus
Development
Minorcosmeticalterationstoabuildingthatdoesnotchangeitsexternaldesignand
appearance / P
Newbuildings,andalterationsandadditionstobuildingsnototherwiseprovidedfor / RD
Buildingsorexternalalterationstobuildingswithintheareasidentifiedasscheduledbuildings
onprecinctplan1. / NC

2.Developmentcontrols

ThedevelopmentcontrolsintheCityCentrezoneapplyintheVictoriaParkMarketprecinctunlessotherwisespecifiedbelow.

2.1Activitiesatcourtyardlevel

Purpose:managethelocationofactivitiestomaintainandenhanceamenityofcourtyardsandresidentialamenity.

1.Communityfacilitiesandofficesmustlocateatleast3mabovecourtyardlevel.

2.DwellingsandvisitoraccommodationfrontingDrakeStreetmustlocateatleast3mabovemeanstreetlevelusingtheDrakeStreetfrontage.

3.DwellingsandvisitoraccommodationnotfrontingDrakeStreetmustlocateatleast3mabovecourtyardlevel

4.Thecombinedgrossfloorareaofcommunityfacilities,educationfacilities,entertainmentfacilitiesandcommercialservices(excludingallrelatednestedactivities)mustnotexceed25percentofthetotalgrossfloorareaatthecourtyardlevel(excludingtheBuildingPlatformsAandBshownonprecinctplan1).

5.Thegrossfloorareaofanyindividualtenancyforcommunityfacilities,educationfacilities,entertainmentfacilitiesandcommercialservicesatcourtyardlevel(excludingallrelatednestedactivities)mustnotexceed100m².

6.Inclauses1­5above,"courtyardlevel"isdefinedasmeanstreetlevelusingtheVictoriaStreetfrontage.

7.Developmentthatdoesnotcomplywithclauses1­6aboveisanon­complyingactivity.

2.2Buildingheight

Purpose:managetheheightofbuildingstoachievepolicy2oftheVictoriaParkMarketprecinct.

1.BuildingsonplatformsAtoJshownonprecinctplan1mustnotexceedtheheightssetoutbelow.

Datum0.00=LINZ(LandsandSurveyNewZealandDatum)BuildingplatformA=24mabovemeanstreetlevel

BuildingplatformB=16mabovemeanstreetlevel

BuildingplatformC=ridgeandparapetheightnottoexceedexistingridgeandparapetheightofadjacentscheduledbuilding3

BuildingplatformD=ridgeandparapetheightnottoexceedexistingridgeandparapetheightofadjacentscheduledbuilding4

BuildingplatformE=ridgeandparapetheightnottoexceedexistingridgeandparapetheightofadjacentscheduledbuilding5

BuildingplatformF=Max.RL.11.675BuildingplatformG=Max.RL.9.00BuildingplatformH=Max.RL.9.65

I=Max.RL.13.50

J=31mabovemeanstreetlevel

2.Canopies,verandahandwalkwayshelterswithinthecourtyardshownonprecinctplan1mustnotexceedaheightofRL15.50.

3.Developmentthatdoesnotcomplywithclauses1­2aboveisanon­complyingactivity.

2.3Courtyard

Purpose:managethelocationofbuildingstomaintaintheamenityofthecourtyard

1.Buildingsmustnotlocatewithinthecourtyardshownonprecinctplan1.Thiscontroldoesnotapplytocanopies,verandahsandwalkwayshelters.

2.Developmentthatdoesnotcomplywithclause1aboveisanon­complyingactivity.

2.4AdelaideStreetViewshaft

Purpose:managethelocationofbuildingstoachievepolicy5oftheVictoriaParkMarketprecinct.

1.BuildingsmustnotlocatewiththeAdelaideStreetviewshaftshownonprecinctplan1andinFigures1and2below.

2.Developmentthatdoesnotcomplywithclause1aboveisanon­complyingactivity.

Figure1:AdelaideStreetviewshaft

Figure2:AdelaideStreetviewshaftelevation

2.5Building Setback –Building platform 4

Purpose:managethelocationofbuildingstomaintainandenhanceamenity.

1.Buildingsmustbesetback2.5mfrombuildingplatformDshownonprecinctplan1.

2.Developmentthatdoesnotcomplywithclause1aboveisanon­complyingactivity.

3.Assessment­Restricteddiscretionaryactivities

3.1Mattersofdiscretion

FordevelopmentthatisarestricteddiscretionaryactivityintheVictoriaParkMarketprecinct,thecouncilwillrestrictitsdiscretiontothefollowingmatters,inadditiontothemattersspecifiedfortheactivityintheCityCentrezone

1.Newbuildings,andalterationsandadditionstobuildingsnototherwiseprovidedfor

a.theeffectsofdevelopmentonhistoricheritagevalues.

3.2Assessmentcriteria

FordevelopmentthatisarestricteddiscretionaryactivityintheVictoriaParkMarketprecinct,thefollowingassessmentcriteriaapplyinadditiontothecriteriaspecifiedfortheactivityintheCityCentrezone.

1.Newbuildings,andalterationsandadditionstobuildingsnototherwiseprovidedfor

a.Theeffectsofdevelopmentonhistoricheritagevalues

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Theform,mass,proportionandmaterialsshouldconformtothearchitecturalcharacterandheritagevalueofthescheduledheritagebuildings.

AnyalterationsshouldretaintheconsistencyofprofilewhichcharacterisestheVictoriaStreetandDrakeStreetfrontages.Inthisrespect,theverticalprofileofthescheduledheritagebuildingsareconsideredparticularlysensitivetochange.

Permanentcanopiesoveranypartofthecourtyardshouldnotdetractfromthearchitecturalcharacterandheritagevalueofthebuildings.Throughtheuseofheight,designandmaterials,canopiesshouldmaintaintheappearanceofopennessandlightinthecourtyardarea.Inthisrespect,glazingandtranslucentmaterialsand/orretentionofopeningstotheskyarepotentiallyimportantdesignelementstoachievethis.

Newbuildingsshouldnotdetractfromtheheritagefeaturesofexistingbuildingswithinthesite,particularlythewesternbrickwallofthedestructorbuilding.

TheopenviewtothecourtyardfromDrakeStreetasshownonprecinctplan1shouldberetained.

Newbuildingsshouldbedesignedtoreadascontemporarystructurestomaintainadistinctionbetweenthemandthehistoricmarketbuildings.Theyshouldhowever,besympatheticintermsoftheirscale,formandmaterialsused.

Newbuildingsshouldgenerallybeseparatedfromthehistoricbuildings.Anyconnectionsbetweenthetwoshouldbelightweightandonlytouchthehistoricbuildingslightly.

Historicsiteelementsandfeaturessuchasbasaltcobblestonesshouldberetainedandprotectedasfaraspossible.Wherecobblestonesareaffectedbynewbuildingworks,suchasthewesterncourtyardbuilding,theyshouldbeupliftedandstoredforfuturereinstatement.Anyothercobblestonesthatareuncoveredduringthecourseoftheworkshouldalsoberetrieved.Thefinallocationofthecobblestonesshouldbedeterminedinthecourseofdiscussionsbetweentheheritagearchitect,theNZHPTandthecouncil.

Existinghistoricfabricassessedashavingsignificanceintheconservationplanshouldberetainedandprotectedwhereverpossible.Thisincludesbrickwork,joineryandinternalfabricsuchasoriginalwalllinings,rooftrussesandmatch­linedceilings.

Particularcareshouldbetakentoretainandprotectanyfabricthatdatesfromthebuilding’soriginalusesastheAucklandCityDestructorandworksdepot.Thismayincludesteelcolumnsandbeams,pulleys,furnacedoorsandthelike.

Laterfabricdeemednottobesignificantmayberemovedafterconsultationwiththeheritage

architect,theNZHPTandthecouncil.

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Historicfabricshouldberepairedasrequired.Thismayincludereplacementofseverelyerodedbricks,repointingwheremortarhasweatheredandrepairsofcracksandotherdefects.Bricksshouldbecarefullyselectedtomatchtheoriginalbricksandmortarshouldbelimebasedtomatchtheoriginal.Roofsandguttersshouldberepairedorreplacedasnecessary,eitherwithlikematerialsortomatchtheoriginal.Somejoinerymayalsoneedtoberepairedorreplaced.

Repairstotheheritagebuildingsshouldbecarriedoutundertheguidanceofaheritagearchitect.

ThehistoricbuildingsontheVictoriaParkMarketsiteshouldbereturnedtoanearlierformwherepossible.Thismayinvolvethereconstructionofmissingelementssuchaswindowsanddoors,therestorationorreinstatementofelementstotheiroriginallocationsandtheremovaloflateraccretionssuchasconservatoriesorcanopies.

Theoverheadwalkwayshouldbecutbackinvariouslocationswhereitcurrentlyencroachesontheheritagebuildingsincludingthechimney,stables,destructorandgenerator/powerhouse/batteryhousecomplex.Thiswillenablethesebuildingstobereconstructedorrestoredtotheirearlierform.

Ingeneral,thehistoricbuildingsshouldnotbeextendedoraddedtootherthantheprovisionoftwonewlevelsabovethebatterybuildingandanotherbayalongside.Someadditionalspaceisproposedtobeconstructedtowardsthewesternendofthewesterndepotbuildinginanareathathaspreviouslybeenextensivelymodified.Theeasterndepotisalsoproposedtobeextendedoverpartofitslength.

Someminormodificationsmayberequiredtoadapttheheritagebuildingsforanewuse.Theseincludethedestructorbuilding,thedepotbuildings,thestablesandgenerator/powerhousebuilding.Ingeneral,worktoadaptthesebuildingsmayinvolvetheprovisionofnewopeningsandtheinstallationofappropriatenewdoorsandwindowsintheexteriorfabric.

Newjoineryshouldbedetailedtohaveaconsistencyofdesignandappearanceandshallbesympathetictothecharacterofthehistoricbuildings.Forexample,thedestructorbuildinghassteelwindowsandanynewwindowsshallbefabricatedtomatch.Theremainingheritagebuildingshavetimberwindows.

Newjoineryshouldbedesignedto"read"asbeingnewsoastomaintainthedistinctionbetweenoldandnewfabric.Somenewjoinerywillalsoberequiredinareassuchastheshopfrontsinthedepotbuildings.

Allworktoadaptthebuildingsfortheirnewusesshallbedesignedinconjunctionwiththeheritagearchitect,followingconsultationwiththeNZHPTandthecouncil.

Ingeneral,intermsofinternalfit­outstenantsshouldbeencouragedtoleaveoriginalfabricexposed.Thisincludesbrickwalls,trusses,rakingceilingswithmatchliningandoriginaltrim.

Itisacceptedthatsometenantsmaywishtoprovidenewceilingsandwallliningstocreateamodernretailenvironmentandthatthismayinvolvecoveringoverorconcealingsignificantheritagefabricsuchasbrickwork.Anyheritagefabricthatisnotwantedtobeseenshouldbecoveredover,ratherthanberemoved.

Newliningsshouldbesympathetictothehistoricbuildingsandnottodetractfromtheirheritagevalues.Forexample,modernsuspendedceilingswithtilessetintoexposedrailswouldnotbeconsideredappropriate.

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Tenantsshouldavoiddamagetoheritagefabricwheninstallingnewwallandceilinglinings.Thelaterliningsshouldalsobeabletoberemovedatsomefuturedatewithoutdamagingfabricandthespacesreturnedtotheirearlierform.

Thereticulationofnewservicesshouldbeconsideredatanearlystagetominimisetheirimpactonheritagefabric.Thelocationofallductworkandotherservicesshallbediscussedwiththeheritagearchitect,thecouncilandtheNZHPT.

Inparticular,largescaleductworksuchaskitchenextractsshouldberunwithinthebuildingenvelopeandlargeductsshouldnotberunontheoutsideofbuildings.Considerationshouldbegiventoroutingductworkthroughnewbuildings.Serviceprovidersareencouragedtoco­ordinatetheinstallationofservicestopreventaproliferationofductworkandcabling.

Thelocationofair­conditioningservicesshouldsimilarlybecarefullyconsideredwiththeaimofavoidingaproliferationofexposedductworkandair­conditioningplantonwallsandroofareas.Thelocationofsuchequipmentmustbediscussedatanearlystagewiththeheritagearchitect,theNZHPTandthecouncil.Whereappropriate,plantmaybescreenedtoreduceitsimpact.

Otherservicessuchaselectricalanddatacablingshallbeconcealedwhereverpossible.Televisionaerialsanddishesmustbeconcealedbehindparapetsandthelike.

Anysignificantnewdevelopmentwithintheprecinctshouldinvolvethesubstantialrestorationofscheduledbuildingsidentifiedontheprecinctplan1.

Anylightweightshelterstotheproposednewcourtyardbuildingsshouldbeconstructedofsteelandglassandshouldbedesignedtoavoidvisualconflict/obfuscationwithexistingheritagebuildingsonthesite.Allsuchstructuresshouldbedesignedinconsultationwiththecouncil.

Wherepossible,developmentofsitesalongtheoriginalshorelinecliffnearthenorthernedgeofDrakeStreetshouldavoiddestructionof,andshouldidentifyandenhancethatnaturalandhistoricfeature.

4.Precinctplan

Precinctplan1