Alex brown context

EXCESSIVE DESIGN AD2 CONTEXT BAYSWATER ALEX SULLIVAN-BROWN

OPEN GREEN SPACE GREEN CARPARKING ROADS RESIDENTIAL BUILDINGS PUBLIC BUILDINGS

2014 Construkt have proposed a medium-intensity development of approximately 120 dwellings which will primarily be town house-type houses and include a few apartments. The designs of these buildings have been influenced by historic boat clubs previously on site and their heights have been capped at 12 metres. Just 17% of the 3.4ha waterfront site will be built on with the existing marina, hardstands, public boat ramps and ferry terminal, all being designated for public space. The inclusion of residential development on the site will improve public access and elevate the quality of the public spaces. It offers a desirable lifestyle and an attractive public area by the water.

OPEN GREEN SPACE GREEN CARPARKING WATER ACCESS RESIDENTIAL BUILDINGS PUBLIC BUILDINGS

2014 The above image is a digital quality of space analysis for the current Construkt medium density proposal. Each of the varying colors are separate interlinking elements which add up to the entire quality of space. The image shows clearly how the outside edge of the site has been well considered in terms of open public space however the inside housing lane has not been well designed. The layout of the residential units shown above won’t allow for sun optimization as they are placed too closely together however they have integrated open green spaces in well with the urban environment.

OPEN GREEN SPACE GREEN CARPARKING ROADS RESIDENTIAL BUILDINGS PUBLIC BUILDINGS

1999 The previous Bayswater owner Martin Jones died while the council was in the process of approving a proposal for comprehensive marine village integrating a boutique hotel, up to 200 apartments, 7000m² of restaurants, retail shops and a ferry terminal. The public would get a boardwalk round the outer edge but would be compensated by other public spaces including a village square, two other open areas placed between shops, apartments and proposed marine club. The village square & plazas were designed to be sheltered from prevailing winds and there would also be a viewing platform above the ferry terminal, allowing for panoramic views of the city.

OPEN GREEN SPACE GREEN CARPARKING WATER ACCESS RESIDENTIAL BUILDINGS PUBLIC BUILDINGS

1999 The space analysis for the higher density hotel and apartment building proposal gives evidence of excessive design. The overall urban layout is very congested and disorganized and the boardwalk strip is only nine meters. The large amounts of public space have been used to balance out the masses of excessive tight residential corridors and the majority of area of the site is paved over with not much incorporation of open green space. The proposal has plentiful interaction with water however the marginal strip is not large enough and the residential space in between buildings has the potential to become undesirable and uninhabitable.

OPEN GREEN SPACE GREEN CARPARKING ROADS RESIDENTIAL BUILDINGS PUBLIC BUILDINGS

2006 The width of the marginal strip was raised from nine to fifteen metres in the current Construct Marina Village proposal. The decision to aim for a 15m public access strip along the reclaimed land was in response to concerns that the public’s current ability to access the entire reclamation might be hindered by potential development. 15m was enough to maintain public access as the strip was seen as a wonderful asset for locals and visitors alike who cherish access to the coastline. This is an important coastal area with high recreational value and the public interest is now properly protected.

OPEN GREEN SPACE GREEN CARPARKING WATER ACCESS RESIDENTIAL BUILDINGS PUBLIC BUILDINGS

1999 + 2014 This image is a comparison shot of the two varying density proposals and how both their public and residential building spaces add to overall quality. It’s visible that residential and public buildings contribute to an urban space differently with public space being the more dominant contributing factor.

Public open urban areas enhance the quality of space on site and allow residents to have full access to their surrounding environment. Balancing both residential and public buildings will be fundamental in proposing a new density design solution for Bayswater Marina as well as persuading the community to understand your own design justifications and implementations.

OPEN GREEN SPACE GREEN CARPARKING ROADS RESIDENTIAL BUILDINGS PUBLIC BUILDINGS

NEW DIRECTION From analyzing the two previous proposals excessive design flaws, some common ideas arise. It seems the public don’t want to lose any personal connection to their land and the developer wants to be able to provide a promising public amenity as well as make a viable profit. Finding a balanced equilibrium between both the community and developer is essential in designing new density living zones. The above image is a simple massing of how we could balance these two elements. By doubling the current margin strip to thirty meters, intertwining vast amounts of open green space, enhancing ground floor public space and allow for twelve story residential zone; will answer for both the community and developer issues mentioned previously.

OPEN GREEN SPACE GREEN CARPARKING WATER ACCESS RESIDENTIAL BUILDINGS PUBLIC BUILDINGS

NEW DIRECTION The above quality of space analysis shows the new high density proposal ticks all the right boxes in terms of solving common issues between community and developer. The overall quality of each space is exceptionally higher than both previous proposals discussed earlier. The public will surely have nothing to complain about if you give them all this public and recreational space for social interaction. If the residential living areas are correctly designed and become beautiful functional sculptural spaces then there is nothing left to be critical towards. You must consider both parties and solve both of their issues until they finally make a compromise in excellent design.

OPEN GREEN SPACE GREEN CARPARKING ROADS RESIDENTIAL BUILDINGS PUBLIC BUILDINGS

OPEN GREEN SPACE GREEN CARPARKING WATER ACCESS RESIDENTIAL BUILDINGS PUBLIC BUILDINGS

UNITARY PLAN According to the Unitary Plan Bayswater has been categorized as coastal marina zone with a side strip of informal recreation and public open space. Restrictions and building controls are in place on both these categories so if someone were to follow the unitary plan for a generic urban plan, the final result would be misleading. Heights are capped at 9m above ground on land and 5m above sea level on water with the total building footprint not being able to exceed 15 percent of total site area.

These restrictions result in more open public space but less residential housing. The generic unitary plan design focuses on protecting the site and not considering the developer so it’s quite deceptive.

COMPARISON By analyzing the above four individual Bayswater proposals we can understand that excessive design is degrading our new urban zones. Layouts must be simple and provide for both public and residential sides of the argument and solve community and developer needs. The site is special and needs more consideration than what the Unitary Plan is currently providing. The high rise solution proposed is the most viable option in obtaining balance between public and residential space. Very well designed dense high rise apartments are the solution for Auckland’s population growth issue and by ignoring residential units on the site, its potential would diminish significantly.