Planning 701Assignment Two Area Chosen for Study: Wynyard Quarter, Auckland

Benjamin Ross 2010 Layout of Presentation

Sheet One: Title, Introduction, Site History, Site Conditions Plan, Connection to Assignment One Sheet Two: The Final Product My Plan of a new urban environment for Wynyard Quarter Sheet Three: Analytical Processes OneHow and what I went from Old to New Sheet Four: Analytical Process TwoWhy I developed the new urban environment at Wynyard Quarter. Included are acknowledgements and references

Introduction
Wynyard Quarter is located on the north western side of Aucklands main waterfront and Central Business District. The site historically is home to the intermodal transportation and storage of bulk liquids as well as marine and fishing based activities since the 1920s. Today, in the Twenty First Century, a rare opportunity has presented itself to wider Auckland to redesign and shape the urban environment of the industrial Wynyard Quarter to something that would encourage more public and private interaction within this urban space than is currently happening. Assignment Two, as the second chapter of a larger project (see Assignment One), is my way of recognising and acknowledging the site history of Wynyard Quarter, recognising and acknowledging work done by the Auckland Regional and City Planners and Urban Designers on the Wynyard Quarter redevelopment project(s) as well as giving my alternative views and plans for the Wynyard Quarter.

Site History and Site Conditions Plan

[Note that Site Conditions that give way to limitations of the project are also in Sheets Two and ThreeAnalytical Processes] Since 1920 when the land was reclaimed, Wynyard Quarter was part of an industrial Auckland Waterfront designed to handle the Port of Aucklands bulk liquid storage and intermodal transportation. Wynyard Quarter has been further developed over the years to cater for a booming marine industry with the construction of Westhaven Marina next door, followed by the fishing industry when their original home in the Viaduct Harbour was removed during that Harbours upgrade for the Americas Cup in 2000. Prior to 2000, Wynyard Quarter was connected directly by rail and road to Quay Street (from Jellicoe Street) along the now defunct Viaduct Drawbridge; this link since 2000 has been severed although plans are in the process of reconnecting the two sides with planned construction of Te Wero Bridge. Over the last ten years, the utilisation of Wynyard Quarter has significantly dropped as the era of the Americas Cup racing in New Zealand is over and land becoming more vacant as bulk liquid companies leave the area (to Marsden Point Refinery Port), demolishing and removing their infrastructure as they go. This rise in vacant land and the fact most leases in the area run out by 2016 again gives rise to the prime urban environment renewal for Wynyard Quarter. As a general rule of thumb with site conditions, opportunities and constraints, as pointed out in Assignment Onethe historical usage of Wynyard Quarter has left us (Auckland) with a historical legacy. That legacy being the hydrocarbons (petroleum) contamination of the soil, before any redevelopment is carried out onsite, it is acknowledged that vast amounts of capital and resources will be required to remedy the legacy of Wynyard Quarter in order to make the new urban environment fit for its designated usage (residential, commercial and open-space).

Wynyard Quarter as of 2010

Existing Uses at Wynyard Quarter as of 2006

[Source: http://www.udn.co.nz/pages/popups/wynyard_point_concept_design.pdf PAGE 11 ] Wynyard Quarter Assignment Area

Site of the Old Viaduct (Only the Drawbridge remains)

North Wharf Fishing Pier

Tank Farm

Site Conditions Plan

The Existing Uses map above right gives good indication of land uses and transport routes while the Google map above left gives indication of site entrances, the area of intervention (everything inside the yellow), features, landmarks and any unique features. The Google map also helps relate the area to surrounding areas.
Benjamin Ross, Master of Planning Practice, University of AucklandID: 4305995 1

Source: Google Maps

Wynyard QuarterThe Future Urban Environment Plan

100m (length of red line)

Benjamin Ross, Master of Planning Practice, University of AucklandID: 4305995

Urban Design Strategy The Analytical Process of How and What I Came up with the Concept Plan for Wynyard Quarter
The How
You can see two stark contrasts between the current Urban Environment of Wynyard Quarter on sheet one and the planned Urban Environment on sheet two. The question is how did I come up with the final plan seen in sheet two and more to the point why? The why is explained in depth on sheet four with this sheet (sheet three) explaining the how. The primary objective being rather than leaning more towards open space with sprinkling of developments towards the southern end of Wynyard Quarter (which is the Sea+City idea) , I have opted for more maximum development utilizing as much floor space as possible per development site right throughout the Quarter while still allowing for a more moderate approach to open space. I decided on leaning towards more maximum development and a moderated approach to open space for a few reasons: Reason one, to allow as much economic return back to the city as possible while still creating enough open spaces for people to enjoy 24 hours a day, 7 days a week, 365 days a year. Reason two, to provide a residential space close enough to the still growing Central Business District (in hope of cutting some commuting times) Reason three, the location of Wynyard Quarter is often exposed to the harsh weather elements (as I discovered on my field work). Maximum open space would be somewhat redundant if no one used it due to Aucklands 5 seasons in 4 minutes weather or not enough development in the area to attract people away from the Viaduct to the Wynyard Quarter That not enough development leads to Reason four; while open space is nice to relax on, if there is no place to go to the loo or grab your caffeine fix nearby so you can enjoy that Flat White at the park then the open space can not be used to its maximum utilisation. So enough supporting development would help maximise open space usage So with the reasoning above, this is how I came to drawing up the concept plans for the future urban environment of Wynyard Quarter.

The What
With reference to the Master Site Map on sheet two and to cater for the development maxim approach I divided up Wynyard Quarter into sub sectors or blocks each having their own purpose while forming part of the larger jigsaw puzzle designed to build a mix commercial/residential/open-space/events urban environment. As for heritage to Wynyard Quarters industrial past, two blocks have been dedicated (North Wharf Development Project and the Marine Cluster) in the plan allowing the heritage to be remembered. Wynyard Point is home to seven of the sub sectors/blocks and is designed to house the main residential and public green open space area for Wynyard Quarter. However, commercial retail/hospitality usage on the ground floors of the buildings in these subsectors is designed to aid in supporting maximum utilisation of the open space at the tip of Wynyard Point, the Plaza Style Eastern Wharf Promenade and the Wynyard Park Strips/Arcade. The street design for this area is planned for very short term parking (30mins) with a low speed limit (40km/h) to encourage more pedestrian use and a shared zone at the top end of the U Tower. Also located on the western side of the point is a Marine Strip designed to cater for boat birthingthe marine strip (not cluster) is deemed private space and separated from the general public. Wynyard Point Park is the premier (and largest) open green space where people can walk or sit on the grass; surrounded by native flora and public art works, this green space as well as other areas serves as the primary esplanade between the water and land. The Wynyard Park Strips and Arcade serve as green streets to allow continual pedestrian movement up and down Wynyard Point connecting to North Wharf, the Marine Cluster, Jellicoe Street and Plaza, and the Eastern Wharf Promenade. The next sub-block is the North Wharf Development Project and Marine Event Centre on the eastern side. This development plan I have imported straight from the Sea+City Plan into my concept plan(s) while acknowledging the work by the Auckland City and Regional Councils. Sea+City plans was not be discounted as it blended/fits into my wider Wynyard Quarter Concept Plan. Te Wero Bridge I have also imported into my plan and am leaving as the Sea+City plans recommend Complimenting the North Wharf Development and Marine Events Centre is Special Zone One. Special Zone One is a dual five storey structure connected by a glass arc roof forming a public arcade that connects North Wharf to Special Zone Two. The western side of Special zone one houses mix retail and office spread throughout the multi storey structure, with the eastern side designed to be a commercial retail/small size convention/conference centre to support the neighbouring hotel and Marine Events Centre. Alternatively, the eastern side can within its five storey structure hold a mini-mall if demand warrants it. What is special about SZ1 is the glass arcade allowing a straight connection from North Wharf to SZ2, this arcade sheltered from the weather is designed to foster a French Style arcade setting with boutique retail stores, cafes and restaurants lining the multi-storey arcade. This kind of development is designed to foster a unique sub environment within the main environment with the arcade one of a few areas designed for 24 hour trading. To the south of SZ1 is SZ2home of the largest of all the structures (at 10 storeys). SZ2 like SZ1 is a dual structure with a glass middle, this time a glass lattice structure the height of the two connecting structures. SZ2 has three primary functions; the first being it holds the bulk of the commercial office within the Wynyard Quarter Urban Environment (office such as the ASBs new headquarters), second reason is that SZ2 holds a plaza type park nestled between the two office structures and in front of the glass lattice structure. This park is public space and allows workers from the towers to enjoy timeout from their work and visitors to enjoy their flat whites in an outdoor environment. The plaza (Centre Point Park) connects directly to North Wharf via The Arcade. The Glass Lattice Structure is the same height as the dual office towers and acts as a multi level bridge between them, however, the main focus of the lattice structure is to act as a public art gallery housing public art displays which is the third primary function of SZ2. Moving to the eastern side of Wynyard Quarter is the proposed hotel and Quay Promenade. The concepts for the proposed hotel are found in plans held by Sea+City and in general those plans can be easily implemented into the plan here. The Quay Promenade is a plaza type open space allowing greater pedestrian movement betweenthe north and southern end of Wynyard Quarter.

Wynyard Quarter Redevelopment (Looking West to East)

Moving to the central spine (between Dalby Street Extension and Beaumont Street), three subzones are located. The Retail/Office Studios subzone is two low rise structures (three stories max) formed around a circular key roundabout. These buildings are designed to house either retail/small office/hospitality or even civic functions while creating a town centre feeling created by the shared zoned roundabout and/ or park similarly seen at Botany Town Centre where the Cock n Bull is located. This subzone in conjunction with North Wharf and Jellicoe Street Plaza plus the Marine Cluster and relocated Fish Market allows a continuously flowing commercialised service yet green landscaped strip designed for easy pedestrian movements. At the south western tip of the Wynyard Quarter Study Area is the transport hub. The current industrial urban environment is extremely poor in public transport service as well as inadequate parking spaces for the increased volume of cars servicing the new urban environment. Thus a multi-modal transport hub is created to help cater for the ease of access to the new urban developments. A covered bus bay allows buses to carry commuters and visitors in and out of the Wynyard Quarter to either Downtown Auckland or other destinations such as K Road, Ponsonby, Newmarket and the North Shore, while at the same time a parking structure/office building sits behind the bus bay. The parking structure/office tower is designed to be three levels underground plus two levels above ground for parking up to 300 cars of which 100 are leased, with another 4 stories above the car park housing general office or civic space. The idea of the parking structure is to discourage visitor cars entering the northern subsectors of Wynyard Quarter allowing it to be more pedestrian friendly. The lack of long term free parking (all street parking is very short term and paid ($6/ half hour) while the parking structure would attract a fee of $4/hour would normally also encourage either public transport use or parking at the building. Finally, on the western flanks of Wynyard Quarter is the Marine Cluster, the relocated fish market and relocated Great Barrier Island Car Ferry. The Fish Market is an icon of Wynyard Quarter and is currently heavily utilised by the fishing industry and those who purchase their products from the market. However, the Fish Markets current location is deemed unviable in the future plan for Wynyard Quarter (due to noise and smell) and so is relocated to western flank where it is still within easy reach of main transport routes, while being better suited in servicing the fishing trawlers and the newly built docks. The Marine Cluster is a public open space with dual capabilities of both being a park as well as a service centre for the marina zone next door. It is not decided as of yet whether the cement silos stay as part of a heritage site to Wynyards industrial past and be used as part of the public open space such a climbing walls or a jumping platform or the silos be demolished and something else put in their place. Relocated at the end of Jellicoe Street is the pier for the Great Barrier Island Car Ferry; the pier can also act as a stop for the Waitemata Harbour passenger ferry service as well.

Isometric View of Wynyard Quarter Redevelopment (Looking from North to South)

Benjamin Ross, Master of Planning Practice, University of AucklandID: 4305995

Urban Design Strategy The Analytical Process of Why I Came up with the Concept Plan for Wynyard Quarter
The Why
Why did I development this new urban development plan?
Drawing from the Strengths and Weaknesses chapter of Assignment One, I have acknowledged both the strengths and weaknesses of the current urban environment form in Wynyard Quarter and either remedied the weaknesses or built on the strengths in creating this new urban environment plan. Knowing the fact that the main weakness of Wynyard Quarters current urban environment form is that the environment is an industrial one not suited to residential/commercial/open-space/events, the entire area had to be redesigned so that the new urban environment was more people-friendly. Thus this mix of ad-hoc styled development plan was created to be more people-friendly. The ad-hoc development plan built on the two key strengths of the Wynyard Quarter, that being the wide streets and large plot sizes to allow my objective of maximum development with more moderated green-spaces to be realised. The large plot sizes allowed for either large floor planned multi-storey structures to gain maximum economic return and social utilisation on the plots or decent sized green spaces for the public and workers to enjoy their flat whites and relax while absorbing the view of the newly opened up waterfront. The large streets can allow multi-functional use such as primary thoroughfares in and out of Wynyard Quarter or the creation of landscaped street plazas or shared use zones. Jellicoe and Beaumont Streets are also wide enough to allow a tramway to be built upon them, utlitising the old railway tracks on North Wharf so a rapid link between the Wynyard Quarter Transport Hub and the Viaduct Harbour via Jellicoe Street Plaza and Te Wero Bridge can be later installed (Future proofing required).

New Urban Environment Concept Plan Annotated

Main Residential Zone along with Marina Zone. Gives a sense someone actually lives here. Western Wynyard Park and Arcade form green streets for pedestrians connecting to other areas of Wynyard Quarter

Large Open Space allowing to enjoy the waterfront

Eastern Wharf Promenade Plaza like strip to enjoy the waterfront

Marine Cluster (to be further designed)

North Wharf Redevelopment Project

Relocated Fish Market, maintaining an icon of the Quarter

Jellicoe Street Plaza Markets located here

Transportation Hub, serving as the primary access point to Wynyard Quarter

Te Wero Bridge Connecting to Viaduct Harbour

(Special Zone #2) High Density Office Towers with Glass Lattice Central Structure. Centre Point Park also located here

Special Zone #1 Multi-level and purpose Structure with glass arcade running down its spine. Arcade serves as passage way between North Wharf and SZ2

Jellicoe Street (North Wharf is to the right, the cement silos that would be the Marine Cluster to the rare. Special Zone One would be located to the left of the street. Note the wide street layout suitable for the Jellicoe Street Plaza.

Sea+City Project and Design

References and Acknowledgements

http://www.seacity.co.nz/North%20Wharf%20brochure.pdf (if that does not work click http://www.seacity.co.nz/index.cfm ) (Accessed April to May 2010) http://www.udn.co.nz/pages/popups/wynyard_point_concept_design.pdf (Accessed April to May 2010) Photos are Authors Own unless otherwise stated I would like to personally acknowledge the fine work of the Sea+City Project Group for their designs on the Wynyard Quarter which were incorporated mostly into my concept plans. Also acknowledgement to the Auckland City Council for their Wynyard Point Concept Design 2006. This project is not intended to critique the work of Sea+City nor the various councils but rather put an alternative incorporated concept plan forward for Wynyard Quarter

Benjamin Ross, Master of Planning Practice, University of AucklandID: 4305995