Simon arms sitecontext

SITE CONTEXT REPORT BAYSWATER MARINA WAITEMATA HARBOUR AUCKLAND

SIMON ARMS 5837512

SOCIAL CONFLICT

PUBLIC SPACE

URBAN DEVELOPMENT

D E V E L O P E R’ S P R O F I T

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PAST DEVELOPMENTS AND ITS REACTION

Bayswater marina isn’t shy in its short past of failed development plans, the site bodes at least three attempted developments over the past fifteen years all being declined by the resource management act and shrugged off by the public. The reclaimed land was bought at a price of $3.725 million to freehold the land from its one-hundred and five year lease to the Bayswater Marina, with the land initially being reclaimed for recreation and marine activities. Recent attempts of development has seen mass apartments and residential areas thus providing large concern and anger over the local community as a loss of public amenities and space would occur. Thus the most recent development proposal by Construkt under owner Simon Herbet ensures more than 80% of the land remains available to the public and maintaining a fifteen metre public access strip which a recent poll concluded 70% of locals are approving.

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AUCKLAND CBD PRIVATE AND PUBLIC THRESHOLDS

Every building boundary has a threshold, in which each private and public threshold is created equally and respectively. A commercial complex for example will have its private offices defined by an elevator or locked door and a public courtyard or foyer with free to open sliding or electronic doors, each created in conjunction with each other and without one another would be inadequate in existence. Thus life around buildings is not merely pedestrian traffic but a small interaction or relationship with each building. Auckland as an example is heavily bordered by these private thresholds, with small areas of public space on the waterfront or wharfs and parks deeper in the city. This private and public threshold is a distinct and defined line which in further investigations I attend to blur and curve.

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BAYSWATER PRIVATE THRESHOLDS

As said, a private threshold is a very defined border or shelter protecting the private and exclusive activities that occur inside its threshold. At the Bayswater marina site these thresholds are easily recognisable and distinguishable by a locked door or a metal gate, this barrier or rejection of entry is a ideology in which the site does not need to a certain extent. The blurring of this threshold will create more space available to the public and amenities while creating such things as residential, commercial or industrial space.

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THE PROCESS AND SOCIAL CONFLICT

The reasons for societal interest in land use and land use change are plenty, land use can both reflect and determine the economic activity and how communities develop 1. Developments on the Bayswater site will affect the built environment in which will affect the quality of the natural environment, that being water quality, air quality and the functioning of the marina. Land use change becomes an important theme at Bayswater as it was initially reclaimed for recreational activities, yet now being developed for residential areas.

It becomes a major issue at it affects not only individuals but communities and local parties that have impacts on the local economics and social well being 2. The process of recent developments does not consider this issue as much as it should and thus does not respond to the communities or local parties needs. It is then presented to the public and is quickly rejected causing anger and unneeded drama, it is a flawed process that requires crucial rethinking and more interaction with the public.

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FOUR ATTRACTIONS OF AN URBAN VILLAGE - DEVONPORT

Heritage/History; A strong urban village will generally have a distinct and long history or past that builds up layers or recognition of the site and people. Devonport has a strong Maori and Naval defence history, with Pa sites situated on Mount Victoria and North Head and Naval defence bunkers and weapons at the same locations. It creates a rich narrative for the community that is socially attracting.

Compact/Use of Public transport; A compact nature or design allows pedestrians to walk the village and thus mitigates the need for vehicles. This creates in reaction a more social space as interaction and social moments are encouraged by confrontation while walking, it also encourages shopping and dining which Devonport is also rich in.

Geography; A village does not need million dollar views or mountains to create a strong urban village but it needs to use its geography for a positive and create its social culture depending on its geography. Devonport being in a central location in the Waitemata Harbour it has a strong link to the sea while containing two large mountains which look over the village and city. Devonport is socially based around these three geographical points, North Head point, Mount Victoria and the beaches it creates.

Culture; Socially is the most important, without culture there is a lack of positive social interaction and social relationships.

Villages need their own culture that defines and creates a difference fro the rest of the city. Devonport being the arts village and arts centre of Auckland, it has a strong artistic culture which encourage galleries and jewellery galleries that provide an attraction to the area.

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FOUR ATTRACTIONS OF AN URBAN VILLAGE - TAKAPUNA

Heritage/History; Takapuna also has a rich history, being settled early by Maori and very early European settlers. Though, arguably it does not emit this rich history due to developments not recognising this potential.

Compact/Use of Public transport; The Takapuna district is not compact, being centrally dominated by a centre shopping and community point and expanding. The use of vehicles is large in comparison to walking yet public transport is well organised and is close to the ferry hub.

Geography; Boasting dramatic views of Rangitoto Island and other islands in the Hauraki Golf, the seaside suburb uses its strong beach geography to create social interactions and culture. With numerous beaches and Lake Pupuke it is a thrive for marine activities and recreations.

Culture; The seaside suburb is exactly that, a coast and marine culture that includes high brand fashion and shopping that is not far from the CBD of Auckland City. It contains a strong cafe and restaurant ring that attracts many not only from the North Shore but arguably isn’t as strong as an attraction to Devonport.

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SOCIAL ATTRACTIONS OF BAYSWATER MARINA

Social interactions and relationships is what creates a strong community and environment. The Bayswater site has four points that stand out as strong social attractions, that have potential and could be points for future proposals. The Takapuna Boat Club, past its glory days used to attract hundreds as it held marine races and activities but also includes a tidal pool to be used by the public. Restoration attempts has been made to restore the building to its former glory but failed, thus the club could be the centre point of a social hub that could be maintained by Bayswater Marina. The second social focal point on the site is the marina its self, housing many that live on site and frequent boat users through its landings it creates a marine hub and social stir that couldn’t occur on any other site.

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SOCIAL ATTRACTIONS OF BAYSWATER MARINA

The third, what I think are the strongest social attractors on the site, is simply its geography. Flat, centrally located and stunning views of the CBD, harbour bridge and Ngataringa Bay it could be a location for relaxation, restaurant dining, observation points and a tourist hub for views of Auckland. Finally the fourth, Takapuna Rowing Club, with its hard, tin like exterior like the Boat club past its glory days remains a second thought on site. The Rowing Club could potentially be transformed into a dramatic marine recreation hub that included rowing, surfing and kayaking that could attract not only locals but many from Auckland and further for dramatic water activities in front of the city.

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T H E ‘Q U E E N S C H A I N’

The ‘Queens Chain’ or Access Strip on the site is a strip of land that has been set aside for the rights of the public to use. Each individual has the rights to; - Enter, stay in or on and leave common coastal and marine area.

- Pass, repass in, on or over and across common coastal and marine areas.

- To engage in recreational activities in or on common coastal and marine areas.

An access strip does not have to be a standard length, usually twenty metres, it moves with the erosion of the coast or bank, thus private owners could potentially loose land through the strip. The Bayswater marina maintains a fifteen metre access strip, that has been through recent review and change. The strip or Queens Chain on Bayswater is an imporant link to the sea and coast which needs to be respected and enchanced.

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THE ENVIRONMENT

Bayswater marina, located centrally in the Waitemata Harbour has large effects on its surrounding bays and environments.

Ngataringa Bay, a mad-flat and stone bay provides a wide range of ecology that could be potentially harmed by further developments on the site that hides and shelters the bay. The environmental footprint or impact would have to be small for further proposals to not dramatically effect the surrounding bays, sea and marina itself. The car park currently on the site is a large collector of oil from cars, that subtlety run into the storm drains of Bayswater that leak toxins into the Harbour.