Yukchi pang book1 site

Advanced Design 2- Semester 2 2014 Architecture Reclaimed: Building on the Margin Book One: Site By: Yuk Chi Pang Supervisors: Lindsay Mackie and Chris Barton

Site model A 1:500 physical site model was prepared to understand the site features. Modelled characteristics include the site topography, building footprints and public roads. White cardstock was the main material due to the neutrality of colour whilst maintaining a solid feel. From the construction of the site model, an observation I found was that the site sits 3-4 metres above sea level, with the cliff face rising to 18 metres. The site model will be used in further stages in design where scaled form iterations can be placed onto the model and visualise how it sits within the environment.

1841 map of original subdivisions. Allen O’ Neill & John Logan Campbell

1842 map of Waitemata Harbour. Prepared by James & Luke H. Hansard, London

1857 map of Waitemata Harbour. Prepared by Captain J.L. Stokes, Commr. B Drury and officers of HMS Achron and Pandora

1850’s map of geological features of Devonport littoral.

Warren Wilcox

1884 map of Auckland region. Prepared by Ministre des Travaux, Paris

1940’s map of Urban Land Use of Takapuna.

1959 photograph of O’ Neill’s Point

1996 photograph of Bayswater Marina and land reclaimation on O’ Neill’s Point

Site Maps/ Photography Study An analysis into historical site maps and site photographs was conducted to understand the many historical traces/ layers of the site. The organisation of these images helped understand the many perspectives of the people, and their built influence towards the site. From these images, the site was previously underwater (according to maps in 1800’s) then gradually the land was reclaimed over time, with the most recent reclamation in the 1996.

Pre 1800’s: Approx. 925 AD- According to Maori folklore, Kupe arrives and discovers the Waitemata region Approx 1350 AD- More Tainui Canoes arrive, bringing more Maori into the Devonport region Approx. 1400’s- 1500’s AD- Rangitoto Erupts, changing the geological features of Auckland region.

1790’s- Last significant Maori settlements in Devonport area eradicated by rival tribes 1800’s: 1827- Jules Dumont d’Urville, a French explorer is said to have travelled to the Devonport region, thus becoming the first European explorer to enter Waitemata 1841- Takapuna/ Devonport Land Subdivisions. Allocating more residential units within the area and restricting the current farmland environment. Due to the influence of the English presence, Villas and Bungalows become the prominent style of housing that exists through to today 1850’s- Allan and James O’Neill become politically influential within the Auckland region as as a result, they purchase the current site and name the site O’Neill’s Point. Additionally Maori names nearby areas “Onewa” as a homage to the O’ Neill family 1885- Devonport Steam Ferry established. Provided trips from North Shore to Auckland City. Back in these days, North Shore was seen as a holiday destination as the majority of Aucklanders lived in the Central Business District and Tamaki regions 1900’s: 1910- Bayswater Ferry Terminus established to help people of Bayswater and Belmont to travel to Auckland City 1914- Takapuna Boating Club established in Bayswater 1923/4- Bayswater Salt Water Pools built adjacent to the Takapuna Boating Clubhouse in Bayswater.

1959- Auckland Harbour Bridge constructed. Provided a link from the North Shore to Auckland City, especially for the introduction of the automobile.

1959- North Shore Ferry Company Established to replace the existing Ferry services. Includes the reclaimed land of O’Neill’s Point as a minor ferry port 1989- Planning Consent granted by Waitemata Harbour Planning Authority.

1994 to 1996- Bayswater Marina further reclaimed (from original ferry port) to become provisions for both yacht and car parking for the Auckland city ferry and private boats. Majority of buildings such as Piers, Security Towers and public toilets are erected 2000’s: 2000: A $250 million development application is lodged to develop residential units (apartment blocks, seven-level clubhouse, hotels) and improve public transport 2002: Queens Strip (marginal distance between shoreline and land) allowed to be decreased for the development. From 20m to 9m 2003: North Shore City Council successful in getting the Queen’s Strip recognised and protected 2004: Department of Conservation leases the Bayswater site (approx. 3.4 site) under a 105 year lease. This provided rights of public access within the site 2008: Resource Consent granted for $7.5 million Ferry terminal redevelopment, designed by Archimedia. The terminal is located adjacent to the Takapuna Rowing Club, rather than the tip of the peninsula.

2009: Environment Court reject Bayswater Marina Holdings Ltd. Proposal for development in the reclamation land. The reclamation area’s special zoning only designated 250 apartments 2010- Now: Takapuna Boating Club in conjunction with local architects are beginning to work on heritage restoration projects within the Clubhouse 2014: Bayswater MArina pays $3.7 million to the crown to freehold 3.4 hectares of reclaimed land. Subsequently, proposals (by Construkt) for Bayswater Marina redevelopment, with most recent public hearing in April. A notable proposal is the Bayswater Marina Village that allows more engagement to the water for sea-faring activities and improved public circulation within the site

Written Timeline A written timeline was prepared to understand the history of the site. The image notes key developments in the region, related with geological, political, social and urban aspects. Over time, these decisions and actions have shaped the physical appearance of the site and thus makes the site a unique peninsula overlooking the Waitemata Harbour.

Site Photos/ Sketchbook Site photos and panoramas were produced to understand the current visual complexities of the site. Taken throughout site visits, panoramas provide broad images of the site (through the addition of cumulative images) whereas photos “freeze� specific moments in the space The sketchbook includes various site drawings of actual site forms, as well as distinctively strange follies. Follies were drawn as a playful way to translate my emotions of the site into strange manifestations of building forms. (E.g. beacons, observation huts, spa pools, ice rinks etc..)

In addition to drawings, I have compiled footnotes, free writing exercises and interviews to determine clarity and process information within the early stages of design.

The initial production of these images aided me in understanding the site and provides a framework for distinguishing specific aspects to delve into.

Fierce gusts invade Goosebumps swell in discontent The night is coming Waves surrounding me Oscillation of the deep I stand to forget

A pearly lattice Floats onto the crisp shoreline An anomaly

Metropolis glares The isthmus whispers within I wish I was her

Winter evening sky Teal green on the horizon An inverted sea A harbour voyage As waves crash into the bow The seas christen me

Haiku Poems The intention for a Haiku poem is to capture atmospheric qualities of the site, and cut these specific qualities into a set of short lyrics. These lyrics have a distinct 5-7-5 syllable structure. These poems were prepared to understand the essence of my initial site visits. The perspective of these poems range from personal experiences on the site, and various items (describing their possible underlying stories and actions) located on the site.

In accordance to my initial site visit path, I have related the poems to their respective episodes within the site.

N 1:2500 Site

Existing Site- 1950’s

Existing Site- After 1990’s reclaimation

106 m

60 m 12 m 211 m

75 m

150 m

73 m

29 m

145 m 60 m

Site Dimensions

Vegetation locales

Existing Planter Spaces

Existing Public Green Space

Existing Car Parking

Existing Boat Parking Spaces

Public Transport Route

Diagrammatic layering A layering of diagrams was prepared to engage with the logical observations of the site. By layering with transparent paper, it is clear to see the traces and relationships that arise with each passing diagram at a 1:5000 scale (digital copy @ 1:2500).

Site 1950’s: First reclamation Site 1990’s: Current reclamation

Site Dimensions: Measurements (Determined from initial Revit site model and GIS map) Foliage: Understand the current areas of trees Planter Locale: Understand the current areas of planter locations Public Space: Understand the current allocation of public space Parking: Understand the storage spaces for both land and sea vehicles Public Transport: Understand the circulation of current public transport amenities Built Forms: Understand existing infrastructure

Built Forms

Security Tower (after the 1996 reclaimation)

Bayswater Boating House, 1914

Pier A (after 1996) Pier B (after 1996)

Charter House (after the 1996 reclaimation)

Pier C (after 1996)

Pier D (after 1996) Public Toilets (after the 1996 reclaimation) Takapuna Grammar Rowing Club (after 1959)

Kayak Store House (after 1959, in conjunction with Takapuna Rowing Club) Pier E (after 1996)

Parking Pay Booth (2008)

Public Toilets (after the 1996 reclaimation) Pier F,G, H Ferry Terminus (after the 1996 reclaimation)

Bayswater Marina Lounge/ Offices (after the 1996 reclaimation)

Existing Buildings

Building Analysis A study was conducted to determine the various buildings pre-existing on the site. The buildings were noted through form and establishment date. From this analysis, the buildings were reminiscent of follies due to scale, diversity in building forms and limited functions. It was apparent that these buildings are a collective representation of the stylistic influence of the developer’s era where their history is embedded into the architectural compositions.

An observation of this exercise showed that there is a miscommunication with these forms. The newer buildings try to capture the old villa-esque colonialist forms especially the pier and ferry terminus, whereas the authentic colonialist’s (Old Takapuna Boating Club) buildings decay.

Another observation is that there is a visual and physical lack of Maori influence, whether it is intended or not.

Prosthesis: (noun) An artificial device to replace or augment a missing or impaired part of the body

Elevation @ 1:2

Elevation @ 1:2

Elevation @ 1:2

Elevation @ 1:2

Elevation @ 1:2

Elevation @ 1:2

Prosthesis From an initial site observation I noticed that the site is incredibly exposed, with little or no enclosures. An example of an enclosed space was one of the boat houses as it was an incarcerating space. This space was dingy yet was filled with slatted apertures which distilled the prominent harbour views. As a result, a set of physical apparatuses would categorise the many voids of the site and redistribute these voids into a human scale.

The modelled voids are mimicked into a human scale from distinct voids found around the site Slat-Jean: Void taken from the boat storage folly Horizon Slit- Jean: A horizontal slit that trims the horizon, found from boat windows Circular Focus-Jean: Void of camera lens. Due to site’s location, it attracts photography aficionados Fish Spine-Jean: Void created from the shape of a gutted fish, found near rock wall Voronoi Rock- Jean: Void mimicked from the crevasses found within the rock wall Triangulated- Jean: Void mimicking several discarded fishing baskets

Prosthesis Experiments These models were intended to confront the threshold of internal and external atmospheres and to distinguish imperceptible episodes of reality. To test these prosthesis models, I went to several vantage points (which overlooked the surroundings) and took several photographs that captured the view. From these experiments, the permeability of these devices varies through the many voids. Lesser sized voids caused the eye to focus and blur the surrounding views whereas larger voids were distinctive and a clear way to frame to view.

Strengths - Prominent Location. Encompassing views of Auckland City, Harbour Bridge, Ponsonby, Ngataringa Wharf, Waitemata Harbour, Rangitoto Island. Very intense panoramic views.

- Ferry Public Transport option. People take ferries to and from town on a frequent weekday basis - Diverse historical significance. Takapuna Boating Club, Takapuna Rowing Club, Ferry services are all examples of some of the oldest organisations in the Auckland region.

Also significance in Maori culture as Kupe discovered this region.

- Functional purpose for boat owners. Boat parking is accessible and safe - Exposure to the environment. On a desirable day, site is very open towards the environment -Low lying building heights and forms. Provides an appropriate human scale

Weaknesses - Reclaimed land. Prone to environmental damage and may require special building procedures - Low lying. High tides may be hazardous to the site conditions - Weak in land public transport network. No designated bus route or infrastructure - Little to no enclosure. On a bad day, it makes the site undesirable - Weak green spaces on site. Flat bed of grass is unacceptable -Ferry terminus infrastructure seems primitive and uninviting. Are pontoons and follies appealing? especially in bad weather?

Opportunities - Architectural/ urban intervention can aid in the activation of this unique site. Extraordinary creative opportunities (Miharo)

- Political interferences/ instability. Decision making process may be conflcting/ lengthy/ costly. Uprising of community can be vocal and aggressive

- Introduction/ relinquishing/ unification of Maori culture within site

- Unforeseen geological damage (Soil corrosion)

- Better linkages. Especially for cyclists, buses, pedestrians, land and sea vehicles

- Geological damage (tsunami, landslide, floods, earthquakes etc.)

- Changes to council planning requirements

- Utilisation of natural resources. Can it be sustainable?

- Introduction of new technologies and innovations. (Kaupapa and Ataahua, shown in design intent)

- Disapproval from neighbours. Home owners from Sir Peter Blake Parade, Norwood Road, Marina Terrace etc. and local businesses may disapprove of developments

- Growth of Auckland brand (Big Little City incentives), which leads to increased visitors (both domestic and international)

- Insensitvity to Maori community.

- Due to neighbouring cliff face, site may be prone to landslides

- Improvement to current amenities and ecosystem

- Sudden building code alterations

- Visually, little to no Maori influence, given its historical links to local iwi/ sub tribes.

- Profit. Lucrative opportunities for local businesses, the Bayswater Holdings Ltd. and the Auckland City Council

- Heritage buildings that cannot be compromised

- Current use as a parking lot. Is it really appropriate for such a unique site to be a dominant car park?

- Activated space, allowing for better public perception

-Pre-existing ecosystem already established - Intimate relationship to environment

Threats

-Community pride - Detrimental environment. E.g. salt air can (and has) corrode certain building elements, especially untreated steel.

- Political instability over the future use of site.

-Old buildings are increasingly run down, especially Takapuna Boating Club mansion. Requires restoration and may be costly/ undo-able at times

- Insufficient funds

SWOT Analysis A SWOT analysis was prepared to summarise the site qualities. The SWOT analysis outlines my current perceived perception of towards the site, which will provide a framework for future design reference. The content is influenced by the various media shown throughout the book, and is succinctly written in the form of bullet points. Additionally, some of these bullet points poses questions that will be relevant in future designing as they can provide further opportunities to delve into that transcends architectural design and into social and political interventions.