A tale of two visions Using urban design to resolve the battle for Hastings Point, NSW Far North Coast (Tweed Shire Council)
hastings point locality plan
Noni Ruker Urban Designer Director Ruker Urban Design
Hastings Point
hastings point locality plan
the team
legally supported development capacity
medium density development allowable under the LEP
land purchased on development expectation
within the context of existing coastal cottages hastings point locality plan
the central problem
hastings point locality plan
an angry and proactive community
Retain existing houses
No 3 storey / 4th storey decks or large scaled buildings
Zoning to maximum of small houses No residential flat buildings and no resort style
Future control plan to tighten and scale back current development potential, to reduce property values
Ban camping
Old houses dilapidated some teetering on footpath edge
Options up to & including 3 storeys, redevelop rundown housing, 3/4 storey unit buildings
Maximise density as under current zoning Residential flat buildings and resorts
No future control plan enough controls already
Improve availability of camping
Hastings Point – a coastal village, a hamlet? hastings point locality plan
exploring differences
Environmental dominance; a settlement nestled within nature - Beach style that reflects and blends into local vistas Development consistent with holiday
atmosphere
Dwelling mix - aged housing, flats, tourist accommodation & villas & single houses, No shopping centre
New improved design – not like many current developments Ambience / Soft engineering/Look pleasant from the street with lots of coastal vegetation
Contemporary, Climate responsive homes Lightweight materials; avoid too much brickwork, garish tiling, glass, bright metallic materials, etc
hastings point locality plan
finding common ground
recognizing that there are many ways to design a building
alternatives WE REQUESTED PEOPLE TO: • have an open mind • leave aside current views • talk with each other
hastings point locality plan
better building design
SOLUTIONS buildings designed to suit the place
methodology
along street scale same as large houses BUT maximum impact on neighbours
suitable for caravan parks
better building materials, roof forms BUT doesn’t fit zoning of 2b
fits with coastal fishing village BUT doesn’t match demand
hastings point locality plan
provides housing choice BUT Commercial style urban buildings not for a SMALL settlement
built form current and planned
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Alternatives DO exist that had not been considered: Smaller scale multi-dwelling buildings and large houses 1.
Hastings Point is a SMALL SUBURBAN coastal settlement not an urban settlement
2.
Buildings WILL change (unless heritage order)
3.
Lowest scale possible is a house (0.55:1 to 0.65 at 3 storey's)
hastings point locality plan
built form alternatives
alternatives
better building design
SOLUTION buildings that suit the area
1. GOOD DESIGN PRACTICE coastal design:
building footprint building massing open space/landscaping building materials building amenity
2. SPECIFIC TO HASTINGS POINT structure planning: natural constraints; flooding, ASS visual qualities character areas ecological protection quality of streets and open spaces
hastings point locality plan
coastal building design
reduced building footprint and length
Break up building length Long side Amalgamated sites have maximum frontage of two dwellings = 14-20m Frontage can appear as a large house Series of interconnected forms hastings point locality plan
Amalgamated sites don’t break up building along the street
articulating openness and enclosure reduce building massing
Building designed in 3 dimensions Different levels respond to site conditions, privacy, outlook Materials define 3 dimensional forms Open and closed responds to internal layout, site conditions and sun access hastings point locality plan
Building designed as a series of planes All levels the same regardless of site conditions 3 dimensions not considered All open
retaining existing trees and more landscaping
Tall open planting does not provide scale for people.
Retained vegetation Existing planting in provides maturity and Hastings Point provides character to the landscape. scale to the buildings and amenity to the street.
hastings point locality plan Planting in new housing in scale with the buildings
Low level planting not in scale with buildings.
response to climate/orientation Different rooms have different facades
Building designed as a series of planes
Different levels have different designs
All levels the same
Ability to manually adjust External skin
3 dimensions not considered
Domestic scale
Commercial scale
N, S, E, W different
Direction of view predominates design
hastings point locality plan
alternatives
better design of buildings
SOLUTIONS responding to place
1. GOOD DESIGN PRACTICE Interrelationship of building and site parts: Building footprint Building massing Open space Building materials Building amenity
2. SPECIFIC TO HASTINGS POINT structure planning: natural constraints; flooding, ASS visual qualities character areas ecological protection quality of streets and open spaces hastings point locality plan
responding to place
acknowledging overarching aspects of the place
hastings point locality plan
visual qualities
built form ‘nestled’ within the landscape is a key characteristic
It is acceptable to see buildings within the view……….
hastings point locality plan
visual qualities
some lots will be affected by views
hastings point locality plan
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3storeys are acceptable
•
Proponents to demonstrate proof of suitability
Northern Entry
Creek Street Peninsula Street
different areas require different built form and landscaping
overall it is a small coastal settlement set within nature‌‌. Centre
Mid-South Coast Road
Southern Entry
hastings point locality plan
the village heart • • • • •
hastings point locality plan
retain mix of uses provide housing choice retain/protect all public park areas nature parks camping and caravan parks
a mix of coastal building types matching a small settlement
Building types • shop top housing • houses/dual occupancies • town houses • Small residential flat buildings subject to proof of suitability
hastings point locality plan
NEW DESIGN CODE for all buildings Building massing to be similar to houses from along streets • • • •
Broken down building form Must have at least three component forms 15m maximum length for first form 12m maximum length for second form
Representative of a small coastal settlement • • • • •
hastings point locality plan
15m maximum length for a form Amalgamations maximum 15m frontage Materials express forms Massing expresses forms Building layout informs massing
the key was to recognize place and to re-evaluate building design with the community and stakeholders
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2
hastings point locality plan
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the key was to recognize place and to re-evaluate building design with the community and stakeholders
1
2
hastings point locality plan
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3
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4
acknowledging Hastings Point as a small coastal village whilst also allowing for development
hastings point locality plan
acknowledging Hastings Point as a small coastal village whilst also allowing for development
hastings point locality plan