Advanced Design 2- Semester 2 2014 Architecture Reclaimed: Building on the Margin Book Three: Proposal By: Yuk Chi Pang Supervisors: Lindsay Mackie and Chris Barton
Legislation/ Proposal Influence 1854: Public Reserves Act implemented. This act would “not prejudice rights of persons claiming water frontages” The government did not want to retain reclaimed land 1875: Auckland Foreshore Grant of 1875 introduced. This allowed the governor to grant several lots or parcels of land to the Auckland Harbour Board, on behalf of Her Majesty. Reclamation and Harbour works must be subject to authorisation by the Governor in the Council. 1877: Crown re-vested lands after the abolition of provinces which included reserves in the Land Act of 1877 1892: Land act of 1892 set definitive requirements for a chain (66 feet or 20 metres) to be exempt from sale and private acquisition on any shoreline. Additionally, rivers, creeks and bays is defined as crown land for 33 feet. 1948: Land Act of 1948 introduced, wherein the crown would hold authority over water margins located in private subdivisions (specifically in the countryside) 1970’s: The Robbins Development introduced. It is unsuccessful and stopped with changing of council members. 1987: Department of Conservation formed by the Conservation Act of 1986. They then assume control over water margin strips 1989: Planning Consent for Bayswater Marina granted by Waitemata Harbour Planning Authority, just so long as the marina is continually used for marine purposes. 1993: Government moved to allow leasing and licensing of marginal strips as an alternative to sale proposals. By leasing land, Department of Conservation still controlled land but allow flexibility and usage of land. This applies to wharfs, beach houses, hydro dams/lakes, boat sheds and jetties. 1995: Ngataringa Bay- A Handbook for Community Action released. Artists impressions of how to engage with the current Bayswater site. Comes to no avail, as the majority of site becomes a car parking lot 1996: Conservation Amendment Act introduced. This act provided restrictions that the leasee had to maintain with marginal strips. It was critical to ensure that public access/ circulation was maintained to a degree. Additionally leasee must notify the public of any changes. 2002: Queens Strip (marginal distance between shoreline and land) for the Bayswater Marina is 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 ha ) under a 105 year lease. This provided rights of public access within the site 2009: Environment Court reject Bayswater Marina Holdings Ltd. Proposal for development in the reclamation land. 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.
Bayswater Specific 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 are proposed. 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. Naval base established in Devonport. 1850’s: Allan and James O’Neill become politically influential within the Auckland region as a result, they purchase the current site and name the site O’Neill’s Point. Additionally Maori labels nearby areas “Onewa” as a homage to the O’ Neill family and their contributions to society. During this time, Bayswater Primary School established 1860- Devonport Ferry Services established, linking Devonport/Takapuna region with the City Central via Steam-Powered Ferry 1860’s-1900’s: Bayswater Marina site (Or nearby area) is used as a basalt/ timber/ gum trading outpost 1891: O’Neill’s Cemetery opened in Bayswater 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. Provides a link from the North Shore to Auckland City, especially for the introduction and popularization of automobile use. 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 1994 to 1996: Bayswater Marina 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 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. 2000: A $250 million development application is lodged to develop residential units (apartment blocks, seven-level clubhouse, hotels) and improve public transport. It is promptly rejected. 2007: Bayswater harbour crossing development, allowing automobiles to travel from the Devonport-Takapuna region to Auckland 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 communities 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. 2010 to today: Takapuna Boating Club in conjunction with local architects are beginning to work on heritage restoration projects within the Clubhouse
Maori Intervention 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 1840: Treaty of Waitangi signed, acknowledging Maori land ownership and giving the Maori rights of British subjects. Queen’s Chain introduced by Governor Hobson. New Zealand’s capital city changes from Kororareka (Russell) to Tamaki Makaurau (Auckland), as Ngati Whatua offers land to Governor Hobson, in exchange for protection (from their rivalry with Nga Puhi) and to attract naval trade. 1863: Ngai Tai live in Te Onewa region, with largest settlements in Northcote- Devonport regions. This region is communally shared with Ngati Whatua and Te Kawerau-A- Maki tribes. Additionally, Maori pledged allegiance to the Crown otherwise they would have to relocate to the Waikato 1978: Ngati Whatua O Orakei occupy Bastion Point in a protest, criticising land policies and sanctions imposed by the New Zealand Government. Results in the arrest of 200+ protestors and tarnishes the image of New Zealand authorities. 1988: Government returns Bastion Point land to Ngati Whatua, after tribunal rules that the land is rightfully Ngati Whatua’s property. 2006: Crown signs agreement with Ngati Whatua and other Iwi to resolve overlapping land ownership disputes. Simon Herbert, representing Bayswater Marina Ltd. Pays $3.7 million to the crown to freehold the reclaimed land. His intention for the Bayswater Marina is to take advantage of the site for it’s proximity. 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
Timeline (Framed) Adding on from the timeline in Book 2, I have categorised them into three sections. These comprise of Legislative influence, Maori influence and Bayswater-Site Influence. This exercise allowed me to identify and organise the history into political, social and physical matters. Afterwards, I concealed the individual timelines and dissected (and framed) the key words/ phrases of each entry. Going forward, this analysis helped “trim the fat� and get to the most important aspects of each individual issue. From the ideals of these framed key words/ phrases became the point of departure where I would investigate relevant precedence.
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 Matrix (Framed) Continuing from my previous SWOT matrix, I have concealed the individual information and dissected (or framed) the key words/ phrases of each entry. Going forward, this analysis helps to “trim the fat� and get to the most important aspects of each individual issue. Especially with the SWOT analysis being a pivotal diagram that will generate my design enquiries. From the ideals of these framed key words/ phrases became the point of departure where I would investigate relevant precedence.
Specere, David Adjaye + Associates According to David Adjaye, Specere is an architectural “prosthesis� that frames and shelters the user from the environment in a carnal manner. A blackened-timber box is placed in a desolate scenic location and acts as a moment of pause for passerbys. The box observes and frames the Bakethin Reservoir and the mountains in the distance. The shelter consists of Stained Douglas Fir Timber frames that are aligned closely. The dense arrangement of these members negate the prevailing winds of the site hence protecting the user from the environment. Specere is a simple, yet bold approach in creating a protected space that facilitates a moment of pause/ reflection, within a rugged environment.
1- Steel Pier 2- Shoot-the-Chutes leading into the Lagoon 3- Ballroom (Largest Ballroom in the World) 4- Lilliputia (Midget Colony) 5- Fall of Pompeii (Simulation of geological disaster) 6- Submarine Ride Simulator 7- The Incubator Building (Premature Babies are kept on show) 8- “End of the World” ( a mirror image of Creation) 9- Circus 10- “Creation” (Dome that showcases/ represents the universe) 11- Flight of Manhattan 12- Canals of Venice (Simulation of Venetian canals) 13- “Coasting Through Switzerland” (A compressed replica/ resort of Switzerland) 14- “Fighting the Flames” (Regulated simulation of a burning city) 15- Japanese Teahouse (Re-imagination of a Japanese Teahouse) 16- Leap Frog Railway (High Speed Train ride, that simulates “Animal Copulation”)
Dreamland, Coney Island. Koolhaas introduces Dreamland as a “typology of pleasure” in his manifesto Delirious New York. (Koolhaas 1978) Dreamland was an amusement park and pleasure pier located on Coney Island, Brooklyn that existed from 1904-1911. Through the numerous attractions, it became an infamous fabricated entertainment venue that drew people out of the reality of the city. Engraining recreation and entertainment into the architecture is an intriguing proposition as the edifices takes a back seat to the multiple experiences that arise from the various activities on offer. The circulation of Dreamland is crucial as the walks variate between “level and inclined” within a ring path(Koolhaas 1978). This is eliminates congestion and allows the park to be viewed in its entirety, through multiple view shafts. Overall, Dreamland was an highly desirable venue as the users of the space would engage with the many attractions Dreamland had on show.
50m
Aker Bryyge, Oslo Aker Bryyge is an urban space labelled by Danish Urban Designer Jan Gehl and Kim Herforth Nielsen as a desirable waterfront urban area (3XN Architects 2010). Aker Bryyge is comprised of a diverse range of activities such as shopping, restaurants, culture at ground level, with offices and residential units at the top. The buildings are of a generous height, but the heights and density allows the space to be of an urban scale that is not overbearing towards the users. On ground level, there is a primary piazza that allows users to head towards the waterfront, through shared streets that view directly into the seaside. Additionally, circulation is enhanced in this site through boardwalks that provide uninterrupted views whilst belonging to the idiom of the city. As a result, Aker Bryyge proudly labels itself as a ‘small city’ rather than a mere shopping destination.
Osanbashi Pier (Yokohama Ferry Terminus), Foreign Office Architects The Yokohama Ferry Terminus is an example where a synthesis between the environment and architecture occurs. It is a deceptive piece in that the building programs are hidden, thus requiring the pedestrian to discover by their own means. The manipulation of many timber-paved slopes create a pedestrian friendly topography which allow for circulation and informal (public) spaces. Burrowed into these slopes are the formal (private) spaces of the ferry terminus. The paths that link within each burrowed centre are connected by more timber-paved walkways and contain apertures that filters light from the exterior environment. The result of this pier creates a landscape of activity that fluctuates between private and public realms.
The Danish Maritime Museum by Bjarke Ingels (BIG Architects) Bjarke Ingels introduces this project with this statement “To be and not to be.” An obvious play on William Shakespeare’s famous play, Hamlet. After Kronborg castle was recognised as a UNESCO world heritage site, the proposed site of the Danish Maritime Museum was marginalised into a dry dock south-west of the castle. Ingels cunningly left the site as a void, and built the programmes of the Museum underneath promenades that would link the pedestrian into the Kronborg. This multi-tiered approach deceives the public by allowing the views of Kronborg to be unaltered, however when they examine the promenade, they are greeted with an descending edifice that is concealed above ground level and draws attention away from Kronborg Castle. Ingels has truly altered a political negotiation into a successful piece of architecture that compliments affected factions.
Judges Bay, Auckland CBD Judges Bay is a small reservoir located in Auckland’s CBD that negotiates between land and water. One can see that the forms that currently occupy the site are isolated barges that look towards the Waitemata Harbour. These small forms provides vantage points/ beacons for which one can pause and appreciate the environment without interruption. When occupying the barges, they provide a full exposed experience of the natural surroundings. These examples of floating architecture are useful especially when analysing the construction and infrastructure of small scale floating edifices.
Darwin’s Islands by C.J. Lim/ Studio 8 Architects Darwin’s Islands by C.J. Lim/ Studio 8 architects with Mutanda and Chak is a fictitious short story depicting main characters Pan and Oliver, on a ethereal seafaring voyage to explore a distant archipelago within London’s River Thames. (Lim and Liu 2011)The use of storytelling through both creative writing and collage to communicate an architectural intervention in London is used by Lim to “provoke conversation and intrigue” in an otherwise prosaic context. (Lim, CJ Lim at UCD School of Architecture Lecture 2012) This allows the audience to interpret the poetic atmospheres and spatial representations in which Lim poetically displays.
Moat Mooring Zone
Elevation/ Section
Queen’s Atoll Rowing Club
Hammock Units and the Floating Cinema
Ngataringa Bay
Ferry Terminus Frame Folly 1
Obelisk: O’Neill’s Point
Frame Folly 2
Frame Folly 3
Osprey Frame Folly 4 Watchtower
Floating Marae
Xenakis Building/ Frozen Water Rink
Designated Ferry Path
You Are Here
“You Are Here”- Collage Collage is used as a method of recycling and manipulating old images to produce a new image. By manipulating various sketchbook drawings, photographs and patterns, the resulting image is a collage (named “You Are Here”) which narrates the ideas of my first two books. The intention for this image is to be a speculative representation of the design intervention to activate the Bayswater Marina Site. “You are here” narrates through imagery a “utopian-esque” resort, that relates to the deceptive inquiries of the Bayswater Marina Site.