Appendix 11.5.10 Warkworth 1 Indicative site development plan Indicative landscaping regime Landscape regime Design purpose Physical form and feature characteristics Typical plant species Type 1: Riparian margin (Mahurangi River edge) Enhance pedestrian movement along the esplanade reserve Enhance amenity value of existing native riparian vegetation Riparian margin stabilisation Natural ambience height canopy (mature trees, understorey, and ornamental) Walkways, park benches and furniture Mixed tall and medium height native tree species Native shrubs and grasses (eg titoki, rewarewa, ponga, nikau, tea tree) Type 2: Avenue (Mansel Drive and Riverside Road corridor) Create an avenue of trees Create a sense of enclosure to reduce traffic speed Visually vehicular and pedestrian traffic Strong linear element of tall trees lining Mansel Drive avenue and Riverside road corridor Strong linear internal pedestrian / park axis Tough attractive specimens Pairs of tall trees used to strengthen visual axis on Mansel Drive Single tall trees at regular spacings used to strengthen visual axis on Riverside road corridor Pohutukawa (Mansel Drive) (internal pedestrian axis) Type 3: Visual screening (Eastern service road corridor) Improve and soften the appearance of roadside frontages and site Visually screen buildings from outside of the site High and dense visual screen High dense coverage, rapid growing screen trees and plants (eg pittosporum, akeake with flax and grasses as understorey infill)
1.3 ARCHITECTURE 1.3.2 DESIGN FOR COMMUNITY continued. Buildings at T-Road intersections Buildings at important intersections should provide some special architecture features to take advantage of the terminating vistas at these alignment points. Rear and side elevation treatments Special architectural attention should be to the side and rear elevations of buildings that are visible from streets, parks, institutional sites, open spaces, public walkways and commercial blocks. The architectural treatments of these elevations should maintain the same quality as the front elevation in respect of materiality, placement of windows and other architectural elements. Buildings fronting open spaces and pedestrian walkways Buildings fronting an open space or walkway should be regarded as an occupied frontage and should be treated in the same way as buildings which directly address the street. There should be no 1.8m privacy fencing to park frontages, and the building frontage should be kept as open as possible to provide good informal surveillance. Refer to Coastal Edge and Public Open Space Fencing in the Landscape section for fence heights. Upper Level Setback In some cases it may be appropriate to set back upper levels, on a building over 4 stories, from the building facade. A recommended upper level setback is 3m. Secondary architectural elements such as balconies, cornices or other detail protrusions within the set back may be deemed appropriate in the context of the buildings overall design and shall be subject to consideration by the Design Review Panel. The intention of the upper level setback is to maintain a human scale building frontage without restricting the overall height and consequent intensity and land value. Buildings at T-Road intersections Rear and side elevation treatments 1 DESIGN GUIDELINES ARCHITECTURE LANDSCAPE pg. 10
1.3 ARCHITECTURE 1.3.3 DESIGN FOR LIVING GENERAL Architectural character will in part be determined by functional requirements of the housing types described in this document, rather than by exterior styles. An example is the relation of house units to private open spaces, and to the street or other public space . Another is making the best use of the sun’s energy through passive solar design. Following are specific requirements affecting form and the appearance of buildings, in context: Environmental response Good environmentally responsive design will generate – Creative architectural forms, which are functional and useful. Economic viability for the duration of Hobsonville. Comfortable light and energy efficient homes through the application of passive solar design principles. Reduced environmental impact and running costs through energy and water efficiency and the use of environmentally preferable materials. Examples - orientation of living spaces to the north, the use of eaves and other external shading structures to avoid overheating, good insulation and applied mechanisms such as water tanks and solar collectors. Private open space Demarcations apply to front yards and between adjoining private open spaces at ground level. Visual separations should be constructed between adjoining balconies or terraces to separate upper level houses or apartments. Private open spaces should be directly accessible from main living areas, and whether at ground floor or at upper levels (balconies and verandahs), should be proportioned to comfortably accommodate outdoor living functions. Outdoor living areas should be partly covered for shade and rain protection, preferably from the access doors outward. Environmental response Private open space 1 DESIGN GUIDELINES ARCHITECTURE LANDSCAPE pg. 14
1.3 ARCHITECTURE Television and antennae. The development will be providing fibre for triple play services (internet, telephone and television) to every building. This should ensure that there is no need for external antennae. Dwellings should be wired to supply at least one data point per level. If antennae are installed they should not be visible from the street. They should be mounted in a way which does not compromise the weatherproofness of the roof (i.e. with flashed brackets, or with raised pads in low-pitch membrane roofs). Heat Pumps pool pumps, and other mechanical plant should be sited out of public view, and positioned to minimise noise nuisance to neighbours. Water Tanks and associated pipework should be unobtrusive. Tanks may only be sited in front yards if they are underground. Signs should fit their architectural context, and the total area of all signs should be no greater than 0.10 square meters for any home occupation or 0.25 square metres for any other premise. Outlook and Privacy Designs should encourage an attractive interface between public and private realms that facilitates outlook and social interaction whilst balancing the need for privacy. Care must be to provide privacy for occupants, particularly when the separation distance between windows is less than 6m. In general, directly facing windows should be avoided where the separation distance is less than or equal to 6m. Any sense of being observed while going about one’s daily life in the house or apartment must be minimised. This applies to being overlooked from both the street and adjacent dwellings. Direct views into adjacent private open spaces and habitable room windows of adjacent dwellings should be avoided. If a private open space area cannot deliver an appropriate level of visual privacy for occupants (e.g. the space is on the street frontage and is overlooked) a secondary secluded private space area may be required for that dwelling. Windows should be located and sized to provide outlook and also offer appropriate visual privacy using a combination of: screening, including curtains and blinds planting separation distance offset windows a min of 1m have sill heights above 1.6m have fixed obscure glazing in any part of the window below 1.6m or: be behind a if on the ground floor. Overlooking CATALINA SUB PRECINCT - HOBSONVILLE POINT July 2013 pg. 17 1 DESIGN GUIDELINES ARCHITECTURE LANDSCAPE
1.3 ARCHITECTURE 1.3.3 DESIGN FOR LIVING continued. In addition to the Design for Living requirements relating to all housing typologies, there are some design requirements that apply specifically to apartments. Apartment style living requires an exceptional level of amenity based on a strategy of place-making. Proximity to services, schools, public transport, convenience shopping, open spaces and social infrastructure are fundamental considerations. The following additional requirements for apartments affect form, function and appearance, and should be into consideration Overshadowing Environmentally responsive design should explore creative architectural forms that avoid overshadowing and optimise solar access for dwellings, both within the development and on neighbouring sites. Ground level design The ground level in all units is significant because it offers the potential for a different set of amenities to both the residents and the public realm over that of the upper levels. To maximise the opportunities of the ground level the following principles should be considered: Maximise the number of individual entrances at ground in order to contribute to safe and active streets and provide visual interest to the public realm. Provide clear demarcation between private, semi public and public space, particularly at ground level. Provide outlook from living rooms fronting streets and open spaces while maintaining visual privacy for occupants by the use of appropriate fencing, landscape treatment and changes in level. Incorporate universal design principles (i.e. accessible for all). Avoid blank facades and ground floor parking beneath apartment buildings visible from the public and semi public realms. Building Access Access to apartment buildings should: ensure that buildings are accessible for all (including able bodied and mobility- or sensory-impaired people), create legibility and contribute to the street quality by ensuring entrances are integrated yet identifiable elements, ensure pedestrian entrances are well lit, highly visible, and sheltered from the elements, provide separate pedestrian and vehicular access for residential and other activities to ensure security and safety for all users and to animate the street, and minimise the number and of vehicle entry/exit points in order to maximise the potential for active street frontages, and possible, organise vehicle access points off side streets or lanes. Ground level design Building access 1 DESIGN GUIDELINES ARCHITECTURE LANDSCAPE pg. 20
1.4 LANDSCAPE 1.4.3 DESIGN FOR COMMUNITY continued The coastal edge The continuous vegetated character of the harbour edge is critical to the character of the peninsula, and the integrity of its ecological functions. In addition the following design principles An ongoing programme of weed removal and supplementary revegetation planting should be implemented. Outlook to the harbour should be provided feasible along the coastal walkway. Plant species should be selected to achieve the effect intended by the Street and Lot Frontage Planting Themes Plan. Multiple entry and exit points should be provided to the coastal walkway. Passive surveillance (overlooking provided by adjoining houses and streets) should be provided for the coastal walkway possible, without detracting from the natural experience. Where possible, a minimum of 2m either side of the walkway should be kept open (e.g. no, or only low vegetation present) to provide for passive surveillance and visibility. Alternate walking routes may be provided to access any special features along the walkway. Lighting should not be provided for the coastal walkway except in circumstances where there is already partial ambient lighting from adjoining streets, or where full lighting is required for pedestrian safety. A clear entry and exit point exists for this section of walkway. Open spaces on headlands should be landscaped to include picnic spaces and allow views of the harbour, the coastal walkway and native coastal vegetation, with some open areas of lawn to allow passive and informal recreation activities. Where possible there should be a small carpark at the end of each road adjoining a headland open space to allow access to the coastal walkway for visitors transporting children, bicycles, elderly people etc. Seating should be located along the coastal walkway to take advantage of sun and shade, and should include a range of seating options for all ages and abilities, including benches and seats with backs and arms. These should be located with appropriate surrounding space so as not to impede walkway activity when in use. The coastal walkway should have its own suite of park furniture and signage, different from that of neighbourhood open space and standardised across all coastal reserves, unless incorporated into low walls and other features that are specific to the design of a space. 1 DESIGN GUIDELINES ARCHITECTURE LANDSCAPE pg. 32
1.4 LANDSCAPE Coastal edge and Public Open Space Fencing When designing the of front yard fencing, care should be to avoid: long stretches of the same fencing type along a street, a different type on every lot, or predictable and repeated patterns of fencing types. Front yard fencing should be designed to: be in keeping with the architectural character of the house without needing to match it in appearance, colour or materials, achieve an appearance of substance and depth, using high quality detailing, construction and materials (i.e. not sheet panels) Service plinths may be integrated with, recessed within, or placed behind the front fence so that they are not prominent in view. Where a fence or wall is set back from the front boundary (typically by 0.6m) to allow for a service plinth, planting should be incorporated in front of the wall to assist with screening. Where a 1.8m high privacy fence is visible from the public realm (e.g. corner lots and rear lanes), the top 0.5m portion of the fence should be semi-transparent. a boundary is shared with an open space, fences and or walls are encouraged to be not more than 900mm high regardless of front, side or rear boundary situation. Where this is not practical, a higher fence may be constructed provided it is visually permeable. Fences and walls on a boundary shared with an open space or the coastal edge should not be higher than 1.5m and should be permeable when higher than 1.2 (refer definition diagram in Technical Annexures). Fencing should be treated similarly to street front fencing in design and materials. Lots interfacing with the coastal edge character area should reinforce it by extending planting themes into front yards to maintain a natural and informal interface, and should, use low planting to allow passive surveillance of the walkway, have a similar or complementary theme to the adjoining coastal edge or public open space planting. Service covers located in 600mm strip in front of fence, planting to screen. CATALINA SUB PRECINCT - HOBSONVILLE POINT July 2013 pg. 39 Example of low wall on Buckley Ave. Examples of low fences with good level of detailing. Privacy fence with permeable top. 1 DESIGN GUIDELINES ARCHITECTURE LANDSCAPE
STREET SECTIONS INDICATIVE STREET CROSS SECTION – SECONDARY ROAD Min length of planted berm to contain trees: 2.5m (measured from outside edges). 600mm area for plinths to be within private property with access by utility companies (no walls to be allowed in front of 600mm area). Mountable kerbs to be used for indented carparking. CATALINA SUB PRECINCT - HOBSONVILLE July 2013 pg. 47 2 TECHNICAL ANNEXURES