​​​​1.4.5 Key Development Site Design Guidance

1.4.5.1 Purpose

These design guidelines apply to new buildings, including, where appropriate, alterations and additions to existing buildings on Key Development Sites identified in Volume 2, Appendix 5, Figure 5-9.

The intention of the guidelines is to provide landowners, applicants, Council regulatory staff and decision makers with an indication of desired outcomes for the sites based on the objectives and policies of the Central City area. Key design principles have been provided for each site to promote and encourage good urban design outcomes.  The priority outcomes, concept plans, sections and precedent images are indicative only, and represent one way in which the key design principles for development may be applied.

1.4.5.2 How to use the Design Guide

Applications for new buildings, including, where appropriate, alterations and additions to existing buildings on Key Development Sites identified in Volume 2, Appendix 5, Figure 5-9 shall provide an assessment of how the proposed design will promote the key design principles and, in doing so, achieve the objectives and policies of the Central City area.

1.4.5.3 Key Development Site 1 – Cobham Drive

Located in the City Living Precinct, bounded by Clarence and Anglesea Streets and Cobham Drive (refer to Figure 1.4.5a).

a) Site Characteristics

i. Flat, Central City-edge fringe, 2991m2.

ii. The site occupies a prominent corner location at the southern entry to the Central City with potential to create a memorable corner reinforced by the design of the building.

iii. The site is currently underutilised accommodating a 730m2 building with the remaining site occupied by grade car parking (refer to Figure 1.4.5b).

iv. The site has a north-facing frontage, which faces onto a no-exit street (which has potential to be upgraded to enhance local amenity.

v. The potential for the site to be a pedestrian destination from the Central City is limited, however, there is potential for the site to be an anchor to activities in the existing blocks to the north.

vi. There is the potential to improve site access from Clarence Street, improving access to the arterial transport network.

b) Key Design Principles

i. Maximise the development potential of the site.

ii. Provide for a diverse range of activities, including appropriate ground floor activities that address Clarence Street (e.g. small format retail, dining).

iii. High-quality living environment shall be encouraged through appropriately sized and located internal living spaces with adequate external outlook space, orientated to maximise solar gain.

iv. Locate internal shared open space adjacent to Clarence Street and design this as a destination. Council has the potential to provide for 90 degree parking along Clarence Street, adjacent to street facing and courtyard dining.

v. Provide for retail, commercial office and other uses that add to the vitality of the City Centre.

vi. Provide for car parking away from the street (e.g. internal, above ground or below ground).

c) Short term priority outcomes

i. Landowners / applicants to develop a site masterplan to review the bulk and location options, and assess the usability of landscape strips currently edging arterial transport corridors.

ii. Develop the site to establish an attractive built form entry to Hamilton’s Central City.

iii. Subject to funding, Council to upgrade the street amenity (paving, trees, carparking) at the same time as building development occurs.

Note
Landowners/applicants of the key development site and Council are encouraged to liaise together, to work towards a common vision for the key development site (led by the landowner/applicants) and the adjoining public realm (along Clarence Street, led by Council), to achieve the Key Design Principles outlined above.

d) Medium to long term priority outcomes

i. Build on the precedent set by the primary redevelopment and encourage the revitalisation of Clarence Street.

e) Proposed mix of uses on site

i. Net retail and commercial approximately 5,600m2 (approximately 225 employees/235 employees per hectare).

ii. Net residential: approx. 36 1-3 bedroom residential units; approx. 90-100 residents (approximately 100 dwellings per hectare).

f) Figures 1.4.5c to 1.4.5i show indicative concepts and future development preferences that are consistent with the design principles for this site.

Figure 1.4.5a: Location map of Key Development Site 1


 

Figure 1.4.5b:
Existing situation on Key Development Site 1 (2014)


  
Figure 1.4.5c: Indicative concept plan for Key Development Site 1 – long term vision

 
Figure 1.4.5d: Indicative concept cross section A-A for Key Development Site 1



Figure 1.4.5e: Indicative concept cross section B-B for Key Development Site 1
 
 

Figure 1.4.5f: Future development preference – indicative visualisation of potential future development showing active ground level, courtyards, streetscape improvements and five to six storey development emphasizing the gateway location


 

Figure 1.4.5g: Future development preference – architecture that responds to the site and its gateway locationFigure 1.4.5h: Future development preference – five storey commercial/mixed use with activate frontages along Clarence Street


Figure 1.4.5i: Future development preference – plaza space within the site

 



1.4.5.4 Key Development Site 2 – Corner of Alexandra and Hood Streets

Located in the Downtown Precinct, bounded by Alexandra, Hood and Anglesea Streets (refer to Figure 1.4.5j).

a) Site Characteristics

i. Flat, Central City site, 10,300m2.

ii. Large block pattern.

iii. Currently dominated by car and service yards, and low density commercial uses (refer to Figure 1.4.5k).

iv. Located adjacent to an existing car parking building in close vicinity to Garden place and Victoria Street.

b) Key Design Principles

i. Maximise commercial development potential of the site, providing high quality offices with shared open space.

ii. Provide active frontages at ground level through appropriate commercial retail activities; increase public realm by requiring a 2m setback on Anglesea Street.

iii. Provide ongoing opportunity for existing uses including car sales, albeit in a higher amenity environment.

iv. Provide for through site links to assist in breaking up blocks, building upon wider proposals for future pedestrian connections.

v. Provide for underground parking where required.

c) Short term priority outcomes

i. Upgrade of Alexandra and western Hood Streets.

d) Medium to long term priority outcomes

i. Comprehensive development of sites, including provision of shared private public space and a pedestrian through link at mid block, between Anglesea and Alexandra Streets.

e) Proposed mix of uses on site

i. Net retail and commercial approx. 21,800m2 (approximately 870 employees).

ii. No residential component is envisaged.

Figures 1.4.5l to 1.4.5r show indicative concepts and future development preferences that are consistent with the design principles for this site.

Figure 1.4.5j: Location map of Key Development Site 2  

Figure 1.4.5k: Existing situation on Key Development Site 2 (2011)

 

Figure 1.4.5l: Indicative concept plan for Key Development Site 2 – long term vision

 

Figure 1.4.5m: Indicative concept cross section A-A for Key Development Site 1  


Figure 1.4.5n:
Indicative concept cross section B-B for Key Development Site 1
 

Figure 1.4.5o: Future development preference – Indicative visualisation of potential future development showing through-site links, active ground floor uses, improved streetscape, increased landscape amenity and high quality built form

 

Figure 1.4.5p: Future development preference – high quality, car showroom with offices above

 

​Figure 1.4.5q: Future development preference – 3D model showing potential built form, with through-site links, internal courtyards and veranda coverFigure 1.4.5r: Future development preference – internal public courtyard


1.4.5.5 Key Development Site 3 – Victoria on the River

Located in the Downtown Precinct, on Victoria Street (refer to Figure 1.4.5s).

a) Site Characteristics

i. Flat, riverside site, approximately 3,800 m2.

ii. Located on Victoria Street, within the restaurant and cafe hub of the city.

iii. Located adjacent to and with good views over the river; currently underutilised (predominantly parking) in relation to its strategic position within the city (refer to Figures 1.4.5t and 1.4.5u).

iv. Potential to contribute to the revitalisation of the city centre and, in particular, enhance the relationship with the Waikato River.

b) Key Design Principles and Priority Outcomes

i. Maximise development potential of the site:  provide for restaurant, cafe, small scale offices and similar uses at ground level, and for commercial and residential living at upper levels.

ii. Provide for a Riverfront promenade as outlined below in the indicative concept plan Figure 1.4.5v and in Figure 1.4.6b: Future Vision (2021).

iii. Provide north-south pedestrian access along the river’s edge (through building setbacks), implemented over time with adjoining sites.

iv. Respect the existing built form pattern along Victoria Street through appropriate scale.

v.  Residential and commercial units to have access to high amenity outdoor space.

vi.  Provide access from Victoria Street through to public open space, adjacent to the river's edge.

vii. Provide for vehicle parking away from Victoria Street preferably underground, undercroft (sleeved) or at upper levels (subject to viability).

c) Short term priority outcomes

i. Masterplanning and redevelopment of site as a comprehensive development; access to public open space adjacent to rivers edge.

d) Medium to long term priority outcomes

i. Provision of access to lower river walkway, continued access along adjacent sites.

ii. Access to construction of, a pedestrian bridge across the river.

e) Proposed mix of uses on site

i. The site has the possibility to provide for up to approximately 10,000m2 of gross floor space.

ii. Land use at ground level should be limited to retail and small scale office activities.

iii. Land use at upper levels may be commercial and/or residential.

Figures 1.4.5v to 1.4.5cc show indicative concepts and future development preferences that are consistent with the design principles for this site.

Figure 1.4.5s: Location map of Key Development Site

Figure 1.4.5t: Existing situation on Key Development Site 3 (2011) Figure 1.4.5u: Existing situation on Key Development Site 3 (2011)


Figure 1.4.5v:
Indicative concept plan for Key Development Site 3 – long term vision

 
Figure 1.4.5w: Indicative concept cross section A-A for Key Development Site 3

Figure 1.4.5x: Indicative concept cross section B-B for Key Development Site 3


Figure 1.4.5y: Future development preference – upper level riverfront promenade and recreation space

Figure 1.4.5z: Future development preference – internal laneway/shared lane with active frontages Figure 1.4.5aa: Future development preference – courtyard dining along an internal laneway with active frontages

Figure 1.4.5bb: Future development preference – Indicative visualisation of potential development showing a high quality through-site link connecting Victoria Street with the riverfront, active ground floor frontages, veranda ​cover and landscaping 

 

Figure 1.4.5cc: Future development preference – indicative visualisation of future promenade along Victoria on the River, with access down to the river walkway and to a future river crossing

 


1.4.5.6 Key Development Site 4 – Warehouse/Kmart/Transport Centre Site

Located in the Downtown Precinct, bounded by Anglesea, Ward and Tristram Streets (refer to Figure 1.4.5dd).

a) Site Characteristics

i. Flat Central City site, 46,160m2.

ii. Currently dominated by low density, large format, commercial use with little or no relationship to the surrounding public realm (refer to Figures 1.4.5ee and 1.4.5ff).

b) Key Design Principles

i. Maximise development potential of the site, providing flexibility and ensuring a high quality public realm is delivered, particularly along Ward and Bryce Streets.

Practice Note: Make full use of development potential, include a mix of uses and focus on the contribution of the building to the public realm.

ii. Provide frontages which promote activity and passive surveillance to provide for good pedestrian amenity on high pedestrian routes.

Practice Note: Provide active frontages to Key Development Site 4 where:
1. The buildings with public road frontage and frontage onto a through site link shall:
• Provide at least 75% of the primary active frontage, and at least 50% of the secondary active frontage or through site link, as clear glazing (or equivalent) at ground floor level.

• Be capable of use for displaying goods and services to passing pedestrians.

• Not have painted, covered or otherwise altered glazed areas so as to render them ineffective in achieving the purpose of this rule.

2. Vehicular access across active frontages shall not use any more than 10% of the defined frontage.

3. The principle public entrance to a building shall be provided from the active frontage.

4. All storage areas should be situated within or to the rear of the buildings.

iii. Provide for a north-south pedestrian through site link between Bryce Street and Ward Street through Key Development Site 4.
Practice Note: Enable a legible pedestrian connection and through site link that responds to or enhances pedestrian permeability, between street Ward Street and Bryce Street, taking into consideration the Transport Centre, traffic movements and potential pedestrian crossing points along those streets.

iv. Enhance crossing points between north and south blocks over Bryce Street while enabling traffic flows and access to parking along Bryce Street.

v. Provide appropriate built form to create a gateway to the Downtown Precinct.

Practice Note: The built form on the corner of Tristram and Ward Streets should reinforce the gateway function through appropriate height, architectural form and detailing.

vi. Protect the public transport function of the Transport Centre

Practice Note: Maintain vehicle access points for the safe and efficient movement of the public transport vehicles to and from the transport centre.

c) Short term priority outcomes

i. Upgrade of Anglesea and Ward Streets.

d) Medium to long term priority outcomes

i. Comprehensive development of sites, to deliver a gateway building and attractive, safe streets and pedestrian spaces (including through site connectivity) which connect to the wider movement network.

e) Proposed mix of uses on site
i. A wide range of activities are appropriate for the site including retail, commercial office, cafes and restaurants, education, car parking buildings, residential apartments and other uses that add to the vitality of city centre.

Figure 1.4.5dd:
Location map of Key Development Site 4
Figure 1.4.5ee: Existing situation on Key Development Site 4 (2011) Figure 1.4.5ff: Existing situation on Key Development Site 4 (2011)

Figures 1.4.5gg to 1.4.5kk show indicative concepts and future development preferences that are consistent with the design principles for this site.

Figure 1.4.5gg: Indicative concept plan for Key Development Site 4 – long term vision

Figure 1.4.5hh: Future development preference – indicative visualisation of potential development showing an improved streetscape with increased pedestrian priority, active ground floor uses, enhanced landscaping and high quality built form contributing to a ‘human scale’ along the street.

 

Figure 1.4.5ii: Future development preference – activated through site link, human scale developmentFigure 1.4.5jj: Future development preference – high quality built form, improved streetscape and landscaping​
​Figure 1.4.5kk: Future development preference – local dining along street edge/laneway


1.4.5.7 Key Development Site 5 – Countdown Site, Anglesea North​​​​

Located in City Living Precinct, bounded by Anglesea, Vialou and Liverpool Streets (refer to Figure 1.4.5ll).

a) Site Characteristics

i. Flat Central City fringe site, 15,600m2.

ii. Site is occupied by large format food retail with a service station on the corner (refer to Figure 1.4.5mm)

iii. Located on a prominent entry corner and potential future gateway to Hamilton’s Central City.

iv. Site design and surrounding street radii based on vehicle access.

v. One block away from significant open space (west of Tristram Street).

vi. Building is set back from the street with carparking in front.

b) Key Design Principles

i. Continue to support the existing supermarket activities on site, as a building block for future high density residential living within the northern city area.

Practice Note: Supermarket activities have the potential to support future residential development on and around the subject site and are therefore encouraged (although not essential), either in their current form, or within an alternative more compact form in the future.
ii. Provide for high amenity pedestrian routes around and through the site.
Practice Note: Where practicable, pedestrian routes through the site be provided to increase permeability. These routes should be free of conflict with vehicles, have good CPTED qualities, high landscape amenity, visual interest and be well connected to a wider pedestrian network of desire lines.

iii. Comprehensive redevelopment of the site should support the gateway function of the site.

Practice Note: The built form of the corner of Anglesea and Liverpool Streets should reinforce the gateway function through appropriate height, architectural form and detailing.

iv. Provide building frontages which promote activity and passive surveillance to provide for good pedestrian amenity and support the shift to a mixed use area.

Practice Note: Building frontages, particularly at ground level, should provide for interest through the use of architectural features and textures. Passive surveillance of the street should be provided by active uses and glazing at ground level, pedestrian entry and exit points. Storage and services areas which detract from good building frontage should be placed internal to the site and away from the public street frontage.

c) Short term priority outcomes

i. Develop a public realm masterplan to establish the projects that will reinforce Council led change in land use and encourage different modes of travel – walking and cycling (refer to Figure 1.4.5nn).

d) Medium to long term priority outcomes

i. Continue to implement the public realm masterplan that has been developed, including the creation of a northern entry boulevard along Anglesea Street with pedestrian and cycling provision.

ii. Celebrate and mark the city entrance through development of an appropriate marker building at the corner of Anglesea and Liverpool Streets.

e) Proposed mix of uses on site

i. Retail, commercial office, education, and other uses that add vitality to the city centre.

Figure 1.4.5ll: Location map of Key Development Site 5

 


Figure 1.4.5mm:
Existing situation on Key Development Site 5 (2014)

Figures 1.4.5nn to 1.4.5uu show indicative concepts and future development preferences that are consistent with the design principles for this site.

Figure 1.4.5nn: Indicative concept plan for Key Development Site 5 – long term vision

Figure 1.4.5oo: Future development preference – integrated pedestrian and vehicle spacesFigure 1.4.pp: Future development preference – integrated pedestrian and vehicle spaces
Figure 1.4.5qq: Future development preference – high quality landscaping within carparks
Figure 1.4.5rr: Future development preference – improved pedestrian space/public realm providing opportunities for passive recreation


Figure 1.4.5ss:
Future development preference – Indicative visualisation of potential development showing high quality built form, active frontages and sleeved carparking. Figure 1.4.5tt: Future development preference – Indicative visualisation of potential development showing a gateway entrance to the Central City from the North, looking down Anglesea Street. High quality built form, improved streetscape and landscaping is promoted at gateway locations

 

Figure 1.4.5uu: Future development preference – indicative visualisation of potential development including possibility for enhancing connections with surrounding pedestrian and cycle linkage

1.4.5.8 Key Development Site 6 – Sonning

Located in the Downtown Precinct on the eastern side of the Waikato River (refer to Figure 1.4.5ww)

a) Site Characteristics

i. Flat, Central City fringe site, 9,700m2.

ii. Site is used for car parking and Sunday Farmers’ Market.

iii. Located on a prominent entry point to Hamilton’s Central City.

iv. Used as a pedestrian route between the Central City and Claudelands Event Centre.

v. Western boundary adjoins the Waikato River margins and bank.

vi. Northern boundary adjoins existing residential development.

vii. Access off River Road on northern part of the Eastern Boundary. Significant portion of the eastern boundary adjoins the bridge buttressing for River Road crossing the railway line and Claudelands Road.

viii. Southern boundary adjoins the railway line. A pedestrian footbridge connects Sonning to Claudelands Bridge.

b) Key Design Principles

i. Development must maintain the amenity of the adjoining residential area to the north.

ii. Active ground floor use to attract people to visit the site and enhance the viability of development.

iii. Provide for safe and more clearly defined pedestrian and cycle paths through the site, along desire lines.

iv. Potential for a sleeved parking building serving the site and providing parking for Central City visitors.

c) Proposed mix of uses on site

i. Promote a mix of uses such as retail, offices, apartments and/or visitor accommodation.

Figures 1.4.5xx and 1.4.5yy show indicative concepts and future development preferences that are consistent with the design principles for this site.

Figure 1.4.5ww: Location map of Key Development Site 6

 


Figure 1.4.5xx:
Indicative concept plan for Key Development Site 6  

Figure 1.4.5yy: Indicative concept plan for Key Development Site 6

 

Page reviewed: 28 Jul 2017 9:52am