Central City Local Area Plan (LAP) and Central City Chapter 7
Presentation Overview • Purpose of the LAP • Overview of the Hamilton City Centre LAP process • Urban design rationale for PDP provisions • Key development sites • Opoia precinct
Involvement • LAP preparation – Oct 2010 • Chapter 7 District Plan – Sept 2011 • Response to submissions – Feb 2013
Purpose of the Hamilton City Centre LAP • Establish a vision for the Central City • Integrate existing strategies and development proposals • Identify character precincts and future development framework • Establish guiding urban design principles • Provide the basis for the District Plan Policy Development
Why a Design Led Policy Approach? Good design can add: • Economic value, leading to economic growth • A range of social, cultural and environmental benefits, e.g.: • attractive, safe environments that attract patronage • Walkable environments and associated health benefits • Enriched character • Reduce energy consumption
Relevant Strategic Policy • The FutureProof Sub-Regional Growth Strategy • Hamilton City Strategies; CBD Future 2020 Vision • Access Hamilton • Proposed Waikato Regional Policy Statement • Hamilton CityHeart Revitalisation Project • Hamilton City Council Operative District Plan
Key issues • CBD is large in comparison to population (low intensity) • Longitudinal nature of the Central City • Large block sizes reduce permeability • Lack of amenities • Lack of activity fronting streets • Vehicle dominance • Lack of connection / relationship to the River • Fragmented landownership
A Key Challenge – City Scale
LAP Structure • Vision for the Central City • Urban Structure • Precincts • Implementation • Development Sites
LAP Structure – Vision
LAP Structure – Urban Structure • Precinct Plan • Movement network (pedestrian) • Heritage and Character • Active facades • Land use • Height • Views and vistas • Vehicle movement • Development sites
LAP Structure – Urban Structure • Precinct Plan • Movement network (pedestrian) • Heritage and Character • Active facades • Land use • Height • Views and vistas • Vehicle movement • Development sites
LAP Structure – Urban Structure Character based approach to the amenity of streets Responds to: • Envisaged character of Precincts • Access Hamilton • City wide movement framework
LAP Structure – Precincts • Precinct Plan • Movement network (pedestrian) • Heritage and Character • Active facades • Land use • Height • Views and vistas • Vehicle movement • Development sites
LAP Structure – Riverfront Overlay Height bonuses enabled for public benefit, e.g.: • Open space • Through site links • Public art
LAP Structure – Implementation Local Area Plan Proposed District Plan (as notified)
LAP Structure – Implementation Local Area Plan Proposed District Plan (as notified)
Consultation and Engagement October 2010 to March 2012 • Workshops with Council’s Strategy & Policy Committee • Landowners / representatives of key development sites • The Property Council • Opportunity Hamilton • Local business ‘Breakfast Session’ with the Mayor • Council staff including planning, transport and urban design and Council asset managers
Consultation and Engagement March 2012 onwards • Open days with the wider community (below) • Further workshops with Council’s Strategy & Policy Committee • Further meetings with council staff including planning, transport and urban design and Council asset managers • Council planning consultants – specifically EMS Consultants • Two workshops with the HCC’s Urban Design Panel.
Chapter 7 Rules and Standards Overview of rationale and analysis
New buildings, alterations and additions • Restricted discretionary activity • Costs are variable (e.g. not all good design is the most expensive design) • Benefits are experienced both by the developer and the wider community (users of the environment)
New buildings, alterations and additions Benefits: • Increased public amenity and safety, resulting in increased property value and investment uptake • Attracting a variety of businesses, including those which attract highly skilled workers • Greater choice and adaptability, allowing building stock to respond to economic trends • enhancing local character, sense of place and ownership • Environmental benefits
Maximum Height Control and Bonuses Responds to: • FutureProof economic assessment • Envisaged character of Precincts • City profile • Views • Existing view shafts and views • Optimisation of sun access • Wider social, cultural and environmental wellbeing of the city
Maximum Height Control and Bonuses FutureProof economic assessment
Maximum Height Control and Bonuses Incentives: • Pedestrian arcades or plazas • Areas of pocket parks, playgrounds or seating for public use • Public art or sculpture approved by Council • Through-site links • Certification for • Green Star – Design
Building Intensity (FAR)
Through-site links Responds to: • Large block sizes • Economic and social benefits of a more walkable city
Through-site links
Riverfront Promenade
Active Facades
Residential apartment size Review of best practice provisions
Key Development Sites Key attributes considered included: • Gateway location • Location in relation to transport • Landownership • Relationship to River • Site size • Potential for community benefit • Envisaged surrounding land uses – e.g. residential in vicinity to a supermarket site
Key Development Sites - Alexandra St
Key Development Sites - Alexandra St
Key Development Sites – Bryce Street Changes since notification of PDP: • Supermarket has closed • Existing concept plan does not reflect the pending change in use • However, no specific submissions seeking amendments
Opoia Precinct • Identified as a key area for residential growth based on its physical relationship with the Central City and Waikato River • Affords excellent amenity and is within close walking distance to the centre of the city • Identified for Residential High Density in the Operative District Plan • Currently the area consists predominately of low density residential development
Opoia Precinct “Create opportunity for a high amenity, medium density residential precinct that, over the medium to long term, grows as a key destination within the Central City, supported by riverside dining opportunities and small scale retail .”
Opoia Precinct “Create opportunity for a high amenity, medium density residential precinct that, over the medium to long term , grows as a key destination within the Central City, supported by riverside dining opportunities and small scale retail .”
Opoia Precinct
Opoia Precinct • The PDP provisions acknowledge that there are a number of potential development issues: • commercial viability of the Central City • Lack of existing connectivity with the surrounding environment • issue with the number of vehicular movements and the inability for the roading access cope with increased volumes. • Recommended that commercial office activities be removed; however, it is considered that a small number of local amenities such as a café or similar would not otherwise detract from the city centre • Other issues be addressed by a comprehensive structure planning approach
Opoia Precinct Potential benefits include: • Investment opportunities • Social and cultural benefits associated with greater access to the Waikato River, open space, community infrastructure and dining • Increased number of residents within close proximity to city centre • Greater capital investment in local infrastructure and amenities
Conclusions • Strong analytical and research basis for the proposed Chapter 7 provisions • A design-led approach • Proactive approach to promote the wellbeing of the city over the long term • The benefits significantly outweigh the costs.
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