Context
Bayswater Marina has undergone many different propositions from different parties associated with the site. HISTORY OF PROPOSED USES FOR BAYSWATER MARINA 1946
1989
1995
1996
1998 FERRY TERMINAL MARINA CLUB RESIDENTIAL UNITS BOUTIQUE HOTEL CAFE/BAR/RESTAURANTS CARPARK MEMORIAL MUSEUM
1999
1999
2000
2001
2002
PARK
Specific trends in site development came into vogue in certain years - around the time of the America’s Cup a scheme for a boutique hotel dominated whilst residential units came and went, most strongly becoming the developmental focus around 2013 and 2014. Parks were generally ignored as a potential use for the site until 2001, when the North Shore City Council advocated the need for open, public space.
RETAIL
In the early 90’s most residents, such as Paddy Stafford-Bush of the Devonport Community Board remained uneasy with the scale of the proposed developments, suggesting much smaller scale schemes in contrast. 2003
2007
2008
2013
2014
There are certain programmes that have remained consistent throughout the years at Bayswater Marina. The need for an improved ferry terminal has been continuously stressed over the past few decades however in reality it appears that very little work has been done to realize this vision. Residential units are the most profitable and straightforward development proposed by Simon Herbert and his team, however they are also the most heatedly contested by residents of the Bayswater area, as they will restrict the current public and recreational feel of the space. A need for creating a recreational hub of cafes, bars and restaurants is noted. There was a proposition for a community cafe located on the edge of land and over water in the original 1988 scheme for the Bayswater Marina, but it was abandoned for unspecified reasons.
Demographics Family Types in Bayswater and Auckland Region
Ethnic Groups
0
0
0
European
25
100
Under 15
100
75
50
75
Bayswater Auckland
The majority of residents are of European descent and consist of couples with children in the middle age group.
$50,000 and above 100
50
75
25
50
75
Male Female
These statistics give a better indication of the state of Bayswater as a suburb.
$30,001 - $50,000
100
50
$20,001 - $30,000
25
25
Couple with child(ren)
Other
$10,001 - $20,000
15 - 64
Couple with child(ren)
Middle Eastern/Latin American/African
$5000 or less $5001 - $10,000
Pacific Peoples Asian
The current proposal for Bayswater Marina has been criticized for focusing more on the potential future residents of the area rather than the community already existing.
0
65 and over
Couple without child(ren)
Maori
Income for People Aged 15 Years and Over
Age group and Sex
Bayswater has a high average income per household, indicating that it is a rather well off area of families for whom the site has perhaps been a staple in both their lives and that of their children.
Types of people using the site SMOKERS
BOATIES
ROWERS
WORKERS
COMMUTERS
WALKERS
FISHERMEN
The investigation into the cigarettes leftover on site indicated that smokers are one of the few occupants of the site that use it in a non-transient way. However, though the site appears empty, there are a variety of people that continue to use it. Most common are the “boaties” who rent the multitude of berths available at the Marina. A few small shops are scattered near the entrance to the site, mostly catering to those in the marine industry. FIshermen are sometimes situated on the breakwater, however the area has seen significant decrease in the fishing sector as the once prevalent flounder have been diminishing since the late 80’s.
Keeping the site for future generations to appreciate
Keep Bayswater available as a public space for the community at large to use and appreciate
Maintain laid back Kiwi approach to marina sites, oppose privatization and keep NZ values related to coastal development
Pros The residents who have remained “loyal” to the site will be allowed to maintain a connection with it
Protect the heritage and character (ethos) of the site from being lost through commercialisation
Less development means less of a negative environmental impact
Those already using the site/happy with it will not have their lives inconvenienced by the massive change
Developing the site will make Auckland a more livable city in the long run, not developing will slow down process Not developing the site means a lost opportunity to Site will still remain a large create more housing loss of revenue to Auckland city in Auckland A lost opportunity to create a new, fun and improved site for children in future generations
Cons
Creating residential units can foster a new community environment and better relationships with those new to the site
No development means that no progress can be made on improving the current site conditions Not changing any aspect of the site will mean the site remains barren for years to come
Keeping the site as is will mean it remains unattainable/ isolated from the rest of Auckland The existing marina is weathering and deteriorating, developments will help improve this
Ngataringa Bay 2000 members
My initial views on the site dispute tended to side with that of the residents, as those who have physically used the site and made such an emotional attachment to the land, they should surely be the ones most informed about what to do. However, upon weighing the opinions of the residents, it appears that they firmly come under the category of “NIMBY” or “BANANA”s. “NIMBY” (Not In My BackYard) and “BANANAS” (Build Absolutely Nothing Anywhere Near Anything) are problematic stances as they do not allow the city to grow, something that Auckland city is in dire need of to complete with other world class cities.
Will lose the large, open space feel unique to this piece of land in the Auckland isthmus
A lot of money will be brought in the site and thus improve socioeconomic factor of Bayswater A developed site will improve Auckland’s image in the long run
Provide Bayswater/ North shore with a new livable area
Developing Bayswater marina will provide new housing and most importantly, new/more jobs
Pros
New cafes and bars will make the area a more interesting place to visit for younger generations
The site will potentially become more accesible for other Aucklanders/ tourists
The current stance of the residents - to keep the site undeveloped, is unacceptable. The solution is that something must be done with the site.
Will provide more activities on site rather than the strictly functional ferry terminal currently there
Activated shop fronts will add a vibrant appeal to the community
The development will lead to less recreational activities being available (less space)
A large scale development will have adverse effects on the surrounding environment/nature
Whilst this view sides with the developer, their proposed scheme does not appear to address many important issues of waterfront urban design.
Residential housing will conflict with the marina activities present on site
Cons
A residential zone will limit the amount of night time activity/noise that can be produced on site
The waterfront will feel like a very “private� space with residential units, there will be no way to make it feel truely public again
Large scale developments may take away from the essential character (ethos) of the place
Whilst residential units are profitable and straightforward, a site as interesting and contested as Bayswater Marina should have a grander scheme attached to it, in order to boost city popularity and create a new beacon on the Auckland skyline. Rather than considering the vitality and opportunity of a new horizon line for Auckland city, the developers appear to be looking no further than their wallets.
Developments focuses on the residents of the settlement not the community at large
Simon Herbert, current owner
Site studies showed a reclamation conflict on the small scale between nature and manmade materials. However, political reclamation on a larger scale is also ever present. April 2001
July 2001
May 2002
May 2002
August 2002
September 2002
August 2004
May 2006
February 2014
The marginal strip/”Queen’s Chain” has been a topic of heated dispute. 5m
The Foreshore and Seabed Bill contains an amendment to the Conservation Act that removes the requirement to provide a 20m marginal strip giving coastal access on reclaimed land when the Crown sells or leases it.
10m
15m
This would overturn the successful lobbying to have North Shore City Council take High Court action when the DoC reduced the width of the marginal strip at the Bayswater marina to 3.6m. Ngataringa Bay Society is largely concerned about the loss of recreational value for future generations and restricted access to the body of water as significant as Waitemata Harbour.
History of disputed marginal strip lengths
History of Reclamation ‘95
‘96
‘97
‘98
‘99
‘00
‘01
‘02
‘03
‘04
‘05
‘06
‘07
‘08
‘09
‘10
‘11
‘12
‘13
Over the years several parties have laid claim to the site, contributing to the long established conflict of reclamation unique to Bayswater.
‘14
Local Yachtsmen
North Shore City Council
Interested parties have been quick to pull out of negotiations once the complexity of the site negotiations was revealed, such as the America’s Cup syndicate who arrived in the late 90’s.
Bayswater Marina Ltd
America’s Cup Syndicate
The land has been contentious for ten years and there is concern that it was sold without public consultation.
Simon Herbert
Waitemata Harbour
Takapuna Grammar Rowing Club
Own Bayswater Marina Have laid a claim to Bayswater Marina Have indefinite ownership
Maori Tribe
Own a specific area
Bayswater Marina was granted freehold title to 3.34 ha of reclaimed land for $3.725 million in 2014. The Bayswater Marina is now privately owned with a freehold title, which has outraged the local community.
The site has inspired a strong emotional connection to its surrounding community. Their continuous vigil against site development can only be the result of a passion for the site that the developers have not as yet demonstrated. What is it about the Bayswater site that is so appealing to the locals? Interviewing local residents has given 5 main points of interest for the reasons behind the importance of this specific piece of land. In any future development, it would be prudent to heed the opinions of the people, so as to maintain the true “ethos� of the place, and create an informed and intelligent design.
Milk bars emerged during the prohibition era in America. Their popularity was boosted by the stationing of American troops during the WWII. NZs were by this time more open to trying other types of food/ drink because of the weakening of links with the British food tradition.
An expansion of leisure and beach culture emerged. Smaller families, shorter working hours and slick tourism marketing encouraged people to take family holidays at the beach/lakeside.
1920
1950
1960
European immigrants established sophisticated new pseudo-European coffee shops. These filled a social gap by remaining open until the early hours of the morning, as places to talk, read the newspaper, or just to watch/ listen to others.
Kiwis back from their extended ‘OE’ (Overseas Experience) had enjoyed a more cosmopolitan lifestyle overseas and patronised an emerging café culture. Coffee was becoming available in an increasing range of styles.
1970
The dominance of the dance hall did not last. Changes to the licensing laws meant that pubs and taverns could stay open longer and the major breweries very quickly took advantage of the opportunity to offer live entertainment
1980
Coffee carts and tiny hole-in-the-wall espresso bars pump out takeaway coffees while their customers linger on the footpath. The emphasis is less on the establishment, but instead on the skill of the barista
1990
2000
The Situationist International consisted of a group of Parisian artists and intellectuals who would meet in a café and start drifting around the city according to the rules of ambience, the path of least resistance and the appealing or repelling character of certain places.
Beyond
This entailed a “playfull-constructive behaviour” focused on the effects of the urban environment on the feelings and emotions of individuals. This coffee + smoking + drifting mentality has been lost in the NZ social vernacular, but was once very prominent during the 1950’s. NZ social culture has undergone much development, but what is the next trend to anticipate in terms of urban design?
Proprietors saw their café as a lifestyle option rather than merely a business. Many had good taste in music, food, coffee and art. The ‘three Rs’ of ‘rugby, racing and beeR’ were dominant.
An upmarket experience is now being catered for. Popular, niche cafes and restaurants are being used as major anchor points to draw people into the central city (in areas such as the Britomart Pavilions and Wynyard Quarter) by providing a sophisticated, varied cultural experience in a small, easy walkable area.