Advanced Design 2- Semester 2 2014 Architecture Reclaimed: Building on the Margin Book Two: Context By: Yuk Chi Pang Supervisors: Lindsay Mackie and Chris Barton
Pre 1800’s:
1950- 2000 1959: Auckland Harbour Bridge constructed. Provides a link from the North Shore to Auckland City, especially for the introduction Approx. 925 AD: According to Maori folklore, Kupe arrives and discovers the Waitemata region and popularization of automobile use. Approx. 1350 AD: More Tainui Canoes arrive, bringing more Maori into the Devonport region 1959: North Shore Ferry Company Established to replace the existing Ferry services. Includes the reclaimed land of O’Neill’s Point Approx. 1400’s- 1500’s AD: Rangitoto Erupts, changing the geological features of Auckland region. as a minor ferry port 1790’s: Last significant Maori settlements in Devonport area eradicated by rival tribes 1970’s: The Robbins Development introduced. It is unsuccessful and stopped with changing of council members. 1978: Ngati Whatua O Orakei occupy Bastion Point in a protest, criticising land policies and sanctions imposed by the New Zealand 1800- 1850: Government. Results in the arrest of 200+ protestors and tarnishes the image of New Zealand authorities. 1987: Department of Conservation formed by the Conservation Act of 1986. They then assume control over water margin strips 1827: Jules Dumont d’Urville, a French explorer is said to have travelled to the Devonport region, thus becoming the first European 1988: Government returns Bastion Point land to Ngati Whatua, after tribunal rules that the land is rightfully Ngati Whatua’s properexplorer to enter Waitemata ty. 1840: Treaty of Waitangi signed, acknowledging Maori land ownership and giving the Maori rights of British subjects. Queen’s Chain 1989: Planning Consent for Bayswater Marina granted by Waitemata Harbour Planning Authority, just so long as the marina is conintroduced by Governor Hobson. New Zealand’s capital city changes from Kororareka (Russell) to Tamaki Makaurau (Auckland), tinually used for marine purposes. as Ngati Whatua offers land to Governor Hobson, in exchange for protection (from their rivalry with Nga Puhi) and to attract naval 1993: Government moved to allow leasing and licensing of marginal strips as an alternative to sale proposals. By leasing land, Departtrade. ment of Conservation still controlled land but allow flexibility and usage of land. This applies to wharfs, beach houses, hydro dams/ 1841: Takapuna/ Devonport Land Subdivisions are proposed. Allocating more residential units within the area and restricting the lakes, boat sheds and jetties. current farmland environment. Due to the influence of the English presence, Villas and Bungalows become the prominent style of 1994 to 1996: Bayswater Marina reclaimed (from original ferry port) to become provisions for both yacht and car parking for the housing that exists through to today. Naval base established in Devonport. Auckland city ferry and private boats. Majority of buildings are designed on behalf of famed New Zealand yachtsman and explorer Sir Peter Blake. On the site, buildings such as piers, security towers, marine stores and public toilets are erected. 1851- 1900 1995: Ngataringa Bay- A Handbook for Community Action released. Artists impressions of how to engage with the current Bayswa1850’s: Allan and James O’Neill become politically influential within the Auckland region as a result, they purchase the current site ter site. Comes to no avail, as the majority of site becomes a car parking lot and name the site O’Neill’s Point. Additionally Maori labels nearby areas “Onewa” as a homage to the O’ Neill family and their con- 1996: Conservation Amendment Act introduced. This act provided restrictions that the leasee had to maintain with marginal strips. tributions to society. During this time, Bayswater Primary School established It was critical to ensure that public access/ circulation was maintained to a degree. Additionally leasee must notify the public of any 1854: Public Reserves Act implemented. This act would “not prejudice rights of persons claiming water frontages” The government changes. did not want to retain reclaimed land 1860- Devonport Ferry Services established, linking Devonport/Takapuna region with the City Central via Steam-Powered Ferry 2000- Current: 1860’s-1900’s: Bayswater Marina site (Or nearby area) is used as a basalt/ timber/ gum trading outpost 1863: Ngai Tai live in Te Onewa region, with largest settlements in Northcote- Devonport regions. This region is communally shared 2000: A $250 million development application is lodged to develop residential units (apartment blocks, seven-level clubhouse, hotels) with Ngati Whatua and Te Kawerau-A- Maki tribes. Additionally, Maori pledged allegiance to the Crown otherwise they would have and improve public transport. It is promptly rejected. to relocate to the Waikato 2002: Queens Strip (marginal distance between shoreline and land) for the Bayswater Marina is allowed to be decreased for the devel1875: Auckland Foreshore Grant of 1875 introduced. This allowed the governor to grant several lots or parcels of land to the Auck- opment. From 20m to 9m land Harbour Board, on behalf of Her Majesty. Reclamation and Harbour works must be subject to authorisation by the Governor in 2003: North Shore City Council successful in getting the Queen’s Strip recognised and protected the Council. 2004: Department of Conservation leases the Bayswater site (approx. 3.4 site) under a 105 year lease. This provided rights of public 1877: Crown re-vested lands after the abolition of provinces which included reserves in the Land Act of 1877 access within the site 1885: Devonport Steam Ferry established. Provided trips from North Shore to Auckland City. Back in these days, North Shore was 2006: Crown signs agreement with Ngati Whatua and other Iwi to resolve overlapping land ownership disputes. Simon Herbert, seen as a holiday destination as the majority of Aucklanders lived in the Central Business District and Tamaki regions representing Bayswater Marina Ltd. Pays $3.7 million to the crown to freehold the reclaimed land. His intention for the Bayswater 1891: O’Neill’s Cemetery opened in Bayswater Marina is to take advantage of the site for it’s proximity. 1892: Land act of 1892 set definitive requirements for a chain (66 feet or 20 metres) to be exempt from sale and private acquisition 2007: Bayswater harbour crossing development, allowing automobiles to travel from the Devonport-Takapuna region to Auckland on any shoreline. Additionally, rivers, creeks and bays is defined as crown land for 33 metres. CBD as an alternative to the Auckland Harbour Bridge is proposed. The proposal is immediately criticised for its inappropriateness to the community. Joel Cayford states that Lake Road would have to be of “motorway standards” which in turn will devastate the local 1900- 1950: communities 1910: Bayswater Ferry Terminus established to help people of Bayswater and Belmont to travel to Auckland City 2008: Resource Consent granted for $7.5 million Ferry terminal redevelopment, designed by Archimedia. The terminal is located 1914: Takapuna Boating Club established in Bayswater adjacent to the Takapuna Rowing Club, rather than the tip of the peninsula. 1923/4: Bayswater Salt Water Pools built adjacent to the Takapuna Boating Clubhouse in Bayswater. 2009: Environment Court reject Bayswater Marina Holdings Ltd. Proposal for development in the reclamation land. 1948: Land Act of 1948 introduced, wherein the crown would hold authority over water margins located in private subdivisions 2010 to today: Takapuna Boating Club in conjunction with local architects are beginning to work on heritage restoration projects (specifically in the countryside) within the Clubhouse 2012: A deed of settlement grants Iwi the purchase of Navy land in the Devonport-Belmont-Bayswater region for $90 million. Iwi proposes that the land be developed, preferably into housing 2013: Proposed Unitary Plan (For Coastal- Marina Zone) is released, stating that the site is protected for public spaces/ access. Simon Herbert considers purchasing the freehold for the land (from the Crown) and initiates development plans with the Auckland Council and local planners for the Bayswater Marina to become residential. Bayswater and Belmont Communities react by calling Herbert’s and Council relationship and motives as “an absolute betrayal” 2014: Proposals (by Construkt) for Bayswater Marina redevelopment are made accessible via social media. These master plans and artist’s impressions changes the site with residential units and increased public space and amenities. Additionally it includes Auckland transports site and Archimedia’s proposal for a new ferry terminus (dating back to 2007). The public reaction has sparked a public hearing in April, which was hosted by North Shore MP Maggie Barry. A noteworthy proposal of the Bayswater Marina Village is that it allows more engagement to the water for sea-faring activities and improved public circulation within the site. It is met with mixed reactions, with concerns over car parking opportunities, detrimental transport linkages (especially the ever-congested Lake Road), threats towards local businesses and privatisation through residential opportunities.
Written Timeline (Updated from Book One: Site): 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. This is a continuation from the previous timeline submitted in Book One: Site, as this version contains additional and revised notes. Additional topics include land acts/ reforms as well as Maori entitlement to nearby land in the 1900’s and 2000’s.
N Current Site 1:2500
N Council Property 1:2500
N Simon Herbert’s Land via Freehold Ownership 1:2500
N Queen’s Chain 1:2500
Mapping Exercise: Land Ownership Maps- Who owns the land? A layering of mapping diagrams were prepared to investigate the current ownership of the land. The maps were interpreted from Episode 15: Bayswater Marina Village from “All About Auckland” blog. A production of images were prepared and were then layered through transparent plastic. This is to show the progression and boundaries of each faction’s individual stake of the land.
N Zoning: Water 1:2500
N Natural Heritage: Extent of Volcanic Viewshafts 1:2500
N Historic Heritage: Extent of Place 1:5000
N Coastal Zone: Mooring 1:2500
N Public Open Space: Informal Recreation Space 1:2500
N Natural Resources: Marine Zone 2, [Special Ecological Area] 1:2500
N Natural Resources: Natural Hazards, [Coastal Inundation] 1:2500
N Zoning: Coastal Marina 1:2500
N Infrastructure: Designations, [1430] 1:2500
Key
Unitary Plan Overlay
Meaning of Overlay
Zoning: Water
Areas that contain large spaces of water. (Seas, creeks, rivers, lakes) In this instance, Waitemata Harbour is the mapped as the water.
Natural Heritage: Extent of Volcanic Viewshafts
To preserve public views & visual integrity to areas with dominant volcanic cones. As a result height limits under a “blanket height” of 8m are permitted actions. Anything over is immediately non-complying.
Historic Heritage: Extent of Place
General area is a site of historical significance. The site of the first land reclamation (section with current Takapuna Rowing Club) falls under this category. The affected areas of the site have been determined by the council as significant to heritage due to the following criteria: Historical, Social, Mana Whenua, Knowledge, Technology, Physical Attributes, Visual and Context. Further rules of heritage conservation is outlined in the most current version of the ICOMOS charter.
Coastal Zone: Mooring
Spaces within a water zone that allows for boat moorings and anchorage. This is shaded at areas south west of the site. This zone progresses from the site into the Waitemata Harbour. It’s proximity to the Bayswater Marina makes it an appropriate site for boat mooring.
Public Open Space: Informal Recreation Space
Minimising and allowing building proposals to improve public spaces and access. This is achieved through location, design and scale of particular buildings, and must compliment the spacious nature of public spaces. There is an allowance for small scale informal marine structures (boat sheds, piers) whilst allowing greater opportunities for public spaces.
Natural Resources: Marine Zone 2, [Special Ecological Area]
The intention for this overlay is twofold. The first is to protect areas of significant biodiversity from inappropriate use and development. The second is to conserve ecosystem and natural resources of a particular area. In this instance, the ecosystem must be nurtured in the site. Development must take into account of the current ecosystem and must sustain or make it better
Natural Resources: Natural Hazards [Coastal Inundation, 1m+ 2m Water Level Rise]
Coastal Inundation is when a site suffers from a predicted “1 in 100 year” increase in sea level. For the Bayswater Marina site, it is estimated that the site will be flooded by 1-2m in the event of this hypothetical sea rise. In the unitary plan, the council takes note that it is possible for the site to be submerged and will require a means to navigate through this.
Zoning: Coastal Marina
Provides for the development and operation of local coastal marinas. Activities will have to be able to comply to Coastal Marine Area regulations (CMA) and Mean High Water Springs boundaries (MHWS). Infrastructure that allows marine and port facilities are permitted (moorings, port ancillary structures) whereas infrastructure that compliment (observatory zones, board-walks, boat ramps and wave attenuation devices) are discretionary restricted
Infrastructure: Designations [1430]
Designations allow for infrastructure projects to proceed, with certain limitations (height restrictions, building footprint, roof angles etc.). It needs written approval from the council before any third party can begin developing the designated plot of land. 1430 is the issue number of the designation. It is assumed that this is where Archimedia are proposing the new Bayswater Ferry Terminus
Mapping Exercise 2: Council’s Perception of Bayswater Marina Site- Unitary Plan Overlays A layering of mapping diagrams were prepared to investigate the effect the unitary plan influenced the site. After watching Episode 15: Bayswater Marina Village episode on the “All About Auckland” blog, a controversial topic that was frequently referenced was the unitary plan, and it’s leverage in the development of the “Bayswater Marina Village.” The maps were interpreted from the Unitary Plan GIS mapping service, and continuously layered through transparent plastic. These accumulative overlays depict the council’s environmental parameters that developers and designers must adhere to.
Physical model of Construkt’s proposed master plan A physical model of Construkt’s master plan has been replicated at a 1:2500 scale. This was done to envision Herbert’s proposal, as a constructed form/3D form which transcends the drawn masterplan drawings. The site is modelled with white card, with the built forms modelled in black acrylic. They were utilised as a stark contrast from the environment, to ensure that the forms of infrastructure was purely dominant. A thinner creed of white card was used to replicate the public spaces and permeability of Construkt’s proposal, in a third dimension.
Public Parking Space Current Site
Housing
Public Parking Space Bayswater Marina Village Development
Public Space: 0.3642 Hectares (9.0% of site) Parking: 3.6628 Hectares (91.0% of site)
Housing: 0.6846 Hectares (17.0% of site) Public Space: 2.55 Hectares (63.4% of site) Parking: 0.79 Hectares (19.6% of site)
Pie Graph: Relationship between Current Site Use and Proposed Site Use A comparison of the Gross Floor Areas (GFA) was conducted between the current Bayswater Marina site and Construkt’s masterplan of the Bayswater Marina Village. The spaces were outlined under Public Space (primarily green areas), Parking (Spaces where parking was available on land) and Herbert’s proposed housing units. It is seen from the maps, that Herbert’s development is more of a push to implement public space within the site, in terms of calculated area. With the introduction of housing, it seems that Herbert is keen to also receive generous income. Total Site= 4.027 Hectares, measured on Auckland GIS Map Viewer
Skit 1, Part One- “Simon Says...”: A satirical diagram showing Simon Herbert’s pitch for the Bayswater Marina Village. It is based on the children’s game “Simon Says”, where one directs orders to a crowd, and see if the children comply and understand. In this scenario, Simon Herbert describes the potentials of the development to the crowd. However, instead of children, Simon plays this game to perplexed elderly citizens. The notations with the starting letters “Simon Says” are the perceived positive aspects of development that are meant to entice the audience.
Skit 1, Part Two- “Simon Says...”: A satirical diagram showing Simon Herbert’s pitch for the Bayswater Marina Village. It is based on the children’s game “Simon Says”, where one directs orders to a crowd, and see if the children comply and understand. In this scenario, Simon Herbert describes the potentials of the development to the crowd. However, instead of children, Simon plays this game to perplexed elderly citizens. The notations without the starting letters “Simon Says” are the negative aspects of development that are meant to deceive the audience.
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Pro Development: 1. Simon Herbert, Property Developer:
“All I want to do is swim in pools of cash. Is that so hard to accomplish in this day and age?” 2. David Sanders, Planner, Auckland City Council:
“I love Auckland, but why can’t people just accept the merits of the new unitary plan?” 3. Alan Howard- Smith, Auckland Transport:
“The congestion in the streets will not be resolved by delusional pensioners. Not now, not ever.” 4. Craig Harris, Crowns Representative:
“The Crown does not need to notify these peasants when it comes to land transactions. These people are absolute cry-babies!” 5. Architect:
“We design for the people, but more importantly, the profit.” 6. Urban Designer:
“We can make it into a proud park with public activity that stands for the values of the community, rather than an enlarged car park.”
6.
Skit 2: Humans of Bayswater Marina- Pro Development A satirical skit in the style of Humans of New York, wherein the emotions of affected parties in the Bayswater Marina Village debate are depicted as generalised and stereotypical quotes. The pro development members are weary of the public input This skit generalises the emotions of the factions encouraging development at the site. Their feelings are based on personal feelings (especially relating to urban change and economic potential)
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5. Against Development:
1. Gay Richards, Bayswater Community Committee, A tad Socialist:
“A whiff of privatising Bayswater Marina?! Over my dead body!” 2. Paddy Stafford-Bush, Former Devonport Community Board Chairperson:
“The Marina is to be used for the benefit of the neighbourhood. Regardless of whomever purchases the land.” 3. Old Man, Bayswater Resident:
“How come you couldn’t re-evaluate the land? Oh! it’s because the initial valuer has died. These young-blood developers are truly crooks!” 4. Greens Activists:
“Some Environmental Jargon claiming Bayswater Marina is a disaster waiting to happen (silting estuaries, dredging diminish the quality of coastal communities). Unfortunately, it will be utterly useless because let’s face it, Greens have very little influence in the media” 5. Old Man 2, Bayswater Resident:
“Who in their right mind doesn’t consult with the neighbours, especially for changes that won’t affect our aging generation?” 6. Old Woman, Bayswater Resident, Possible Business Owner:
“It is preposterous! Who will hire my boats when construction starts?” 7. Old Man 3, Bayswater Resident:
“I just don’t see myself yachting or fishing in these shores if THAT goes ahead.” 8. Old Man 4, Bayswater Resident:
“Where will I park my car, so that I can walk my dog around this area? I can only tolerate so much with these new hips.” 9. Old Man 5, Bayswater Resident:
“Cyclists have ruined Lake Road. These blimmin’ hipsters don’t know how efficient the roads were back in my day.” 10. Old Man 6, Bayswater Resident:
“Cafes and restaurants?! Ridiculous! They better have food that’s soft on my prescription dentures!”
6.
7.
Skit 2 (Cont.) : Humans of Bayswater Marina- Against Development A satirical skit in the style of Humans of New York, wherein the emotions of affected parties in the Bayswater Marina Village debate are depicted through generalised and stereotypical quotes. This skit generalises the emotions of the factions attempting to halt development at the site. Their complaints are based on personal feelings (especially to urban change) and questionable methods of land attainment (valuation, council’s role and Crown’s influence)
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? - Due to neighbouring cliff face, site may be prone to landslides
Threats
- Architectural/ urban intervention can aid in the activation of this unique site. Extraordinary creative opportunities (Miharo)
- Political interferences/ instability. Decision making process may be conflicting/ 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 - Utilisation of natural resources. Can it be sustainable? E.g. can wind power, wave power generators that can provide and sustain the proposed built form? - Introduction of new technologies and innovations. (Kaupapa and Ataahua, shown in design intent)
- Geological damage (tsunami, landslide, floods, earthquakes etc.) Coastal Inundation actually occurring. - Changes to council planning requirements. Revisions with Unitary Plan being the most severe - Disapproval from neighbours. Home owners from Sir Peter Blake Parade, Norwood Road, Marina Terrace etc. and local businesses may disapprove of developments - Insensitivity to Maori community.
- Growth of Auckland brand (Big Little City incentives), which leads to increased visitors (both domestic and international)
- Insufficient funds - Sudden building code alterations
- Visually, little to no Maori influence, given its historical links to local iwi/ sub tribes.
-Pre-existing ecosystem already established - Intimate relationship to environment
Opportunities
- Current use as a parking lot. Is it really appropriate for such a unique site to be a dominant car park? - Detrimental environment. E.g. salt air can (and has) corrode certain building elements, especially untreated steel.
- Improvement to current amenities and ecosystem - Heritage buildings that cannot be compromised - Profit. Lucrative opportunities for local businesses, the Bayswater Holdings Ltd. And the Auckland City Council
-Community mistrust
- Activated space, allowing for better public access, experience
-Legislation reforms/ introduction of new land acts that may compromise development plans
-Potential of community pride/ spirit - 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 -Lake Road, the spinal road between Devonport and Takapuna, which connects to Bayswater will be even more cluttered.
-Better public transport circulation. Can Ferries/ Buses thrive under a dedicated environment, and generate more money and services?
SWOT Analysis Matrix (Updated from Book One: Site) 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. This is a continuation from the previous timeline submitted in Book One: Site, as this version contains additional notes.