Huang hai xin context research

VE UA ERA KAW

MARINE TERR

AVE

RD OOD NORW

ANA MO ARA

AVE

KE

P DE

14

RD GA RIN ATA NG

PE TE R

BL A

RD GA RIN ATA NG

SI R

14

Costal Conservation Area

Bayswater Wharf

14

WATERVIEW RD

WATERVIEW RD

FIR

FIR

CA LLIO PE

RUTL AND RD

Stanley Bay Wharf

RD

CAUTLE Y ST

WIL LIA MB ON DS T

ST

RD INT PO

RU SS ELL

Y NLE STA

GLE NR D

CAUTLE Y ST

WIL LIA MB ON DS T

ST RU SS ELL

GLE NR D

E AV

RD

E AV ND CO SE

E AV

CA LLIO PE

Stanley Bay Wharf

SU MM ER ST

ST

ST

E AV ND CO SE

RD INT PO

SU MM ER ST

MARINE TERR

E R AV WATE BAYS

ST LEY WES

P DE

EY ST WESL

KE

E AV

RD

VE NA VE INE GU

BL A

ST

OUTH CR YM PL

EY KL BIR

RD

PE TE R

ST O IN SS CA

ST

ANA MO ARA

OU R

ST

ST LEY WES

ST

VE UA ERA KAW

D ST SFOR BERE

BALF

NE DOW

VE NA VE INE GU

EY ST WESL

RD

LANS

EY KL BIR

RD

OUTH CR YM PL

RD OOD NORW

Y NLE STA

VID DA

VE SA RT BE RO

AY

AY

OU R

E R AV WATE BAYS

T DS OR SF RE BE

VE SA RT BE RO

YB

YB

D ST SFOR BERE

BALF

SI R

ST

ND SA

E AV

ND SA

O IN SS CA

TH SY RO

TH SY RO

ST

TH OU SM RT ST PO

RD

TH OU SM RT ST PO

RD

VID DA

VE SA RT BE RO

ial t n e d Resi e 4A Zon Residential Zone 2B (Costal) ST

Marina

NE DOW

Bayswater Wharf

LANS

Residential Zone 2B (Costal)

T DS OR SF RE BE

VE SA RT BE RO

RUTL AND RD

Marina

AUCKLAND CITY

AUCKLAND CITY 26

Cadastral Base Updated February 2011

30

Scale 1:10000

31

26

Cadastral Base Updated February 2014

32

30

31

32

Scale 1:10000

Political policy - Current District Plan Auckland council’s current district plan indicates the marina zone, surrounded by residential 4A and 2B zone. 4A zone is quite common low density residential zone in northshore. The 2B zone applies to the coastal conservation areas which enjoy a high standard of natural amenity. This indicate local council pay attention on ensuring that these values are recognised and protected. Council will seek to protect the qualities of the zone when assessing resource consent. Therefore, council will expect same environmental results for reclaimed land costal development. In addition, the club building is defined as historic building.

se hou ban e l g bur u s Sin g usin o h ed se Mix hou e l g Sin

Marina

Public open space (informal receation)

Political policy - Proposed Auckland Unitary Plan (PAUP) The PAUP defines the former 4A zone (400m2 per household unit) to be mixed housing suburban (300m2 per household unit). This means the density become higher. Thus, there is an opportunity to change of use from marina to medium density residence. Increasing density is one of the main object of PAUP. Another change from former plan to current plan is the eastern part to be separated as informal recreation public open space. This is a limit raised by territorial authority so that proposed design must take into account.

Sites and Places of Value to Mana Whenua Historic Heritage Place Pre 1944 Building Demolition Control Historic Heritage Place Marina Historic Heritage Extent of Place

Political policy - Proposed Auckland Unitary Plan (PAUP) 90% of residential house surrounding to be covered by pr 1944 building demolition control rule. One area is identified by sites and places of value to mana whenua. Another club building is identified as historic heritage building. In addition, the whole public open space and the wharf are protected by ‘historic heritage extent of place’. Protecting heritage place is a way to respect culture, and a way to celebrate the local history. This needs to be considered carefully and will seriously affect the design proposal.

1 million

Managers & Professionals

Social economic From 2010, Bayswater average house price increase to nearly 1 million, which is much more than Auckland average house price. Certain amount residents do not have ownership of the property and numbers of renting is higher than other area. A number of residents occupation are managers and professionals who have higher income than NZ average. Therefore, the residents here are richer than other Aucklanders. The local residents have powerful purchasing capacity that will contribute to the development. In addition, residents who for community and personal service percentage are outstandingly higher than other area.

Bicycle Ferry

Social aspects (Entertainments and activities) Bayswater’s residents have more twenties and fifties but have less seniors than average. These ages of residents have energy and financial ability on entertainment. Especially, high percentage of European ethnicity will contribute to some exciting sports such sailboat. Bayswater have more singles, so that more opportunity for takeaway because single may not cook at home every time. More couple than any other area in Auckland which may contribute to cinemas and romantic restaurant. Last but not the least, less locals using vehicles but more locals prefer bicycles. This may be the key aspect that needs to explored further.

Event Centre

Marina

Community facility Community facilities are important for local residents and neighbours. For example, event centre and marina may attract people to come to use. There are several event centres are located surround Bayswater with far distance. Most of them enjoys beautiful views. In terms of Bayswater itself, there is a chance to create a event centre space, and it will be located in the centre point of CBD and Takapuna. In terms of marina facility, most of marinas locate at CBD waterfront, but only one Bayswater marina locates at north side. It will be more effective if bayswater marina can be further developed and release CBD pressure.

Famous Restaurant

Cinema

Main Shopping Centre

Entertainment aspect By the analysis of locals income, age, ethnicity etc, more locals are assumed to like entertainment. However, Bayswater is lack of these type of places. For example, people living in peninsula will have to take a long way to find famous restaurant. In other areas, the cinemas and shopping centres are distributed evenly and usually cover 5km diameter. But Bayswater is out of that range. By the view of demand and supply. Bayswater may be able to play a role of providing entertainment service to locals and neighbour like devonport. Developer can also see potential profit by providing these activities.

Museum

School zone

Education aspect There are some museums locate in CBD and one in devonport. As educational place, museum is always seems to be quiet. It is difficult to attract visitors, especially small or medium scale museum. There is no doubt that developer would not get much profit from the public educational type of project. However, the schools like Takapuna Grammar and Belmont intermediate are top Decile rated. They definitely affect the house price in school zone. Developer may receive much higher profit by developing residential dwellings, especially medium to high density multi units.

End at harbour bridge

Auckland proposed cycle facility The existing and proposed Auckland cycle facility are quite exciting for northshore residents. But for Bayswater residents. Although Bayswater only have 2,300 approx population, it should not be ignored. Considering the previous analysis on high percentage residents using bicycle. It is necessary to have one cycle path. In addition, the cycle path stopped at end of harbour bridge, makes the northshore cycle system isolated with central Auckland cycle system. Thus, imaging a connection way may be next task.

Low Density

20 min Walk (8km/h) 10 min Bicycle (15km/h) 2.5km

High Density Distance and Link From princes wharf to Bayswater marina, the straight distance is only 2.5km. No barrier in between. It will take 20 minutes to walk or 10 minutes by bike. Rather than sitting at marina and waiting ferry, by connecting two points together, people can experience wonderful adventure. Opportunity for people commute between Bayswater and CBD; Opportunity for walking and bicycle exerciser; And the biggest opportunity for low density Bayswater to attract visitors form high density CBD. That is what profit driven developer want as well.