St John’s site, Karori Design Brief June 2019 1: Purpose 2: Process 3: Vision 4: The site

The purpose of this brief is to outline the A Request for Proposal, with two distinct The vision for this development is that The site fronts Karori Road to the north and design objectives and considerations for the assessment phases, is sought to address this brief. it contributes positively to the vibrancy, Campbell Street to the east. The access way redevelopment of the properties situated at The first phase undertaken by Council is to assess attractiveness and economic vitality of Karori to the Karori Events Centre and the Mobil site 235 Karori Road and 6 Campbell Street, Karori an outline proposal including; how the proposal Town Centre. adjoin the site to the west. There are residential Wellington. This site-specific design brief intends to meet Council objectives, an initial properties to the south. East of Campbell Street, The expectation is for a mixed use should be read in conjunction with all relevant delivery process, organisational capability and the adjoining area is predominantly residential. development – up to 4 storeys – with ground District Plan requirements. high level business plan and site massing studies North of Karori Road the site faces onto floor predominantly public use – retail, identifying a feasible development option. commercial buildings including Karori Mall. hospitality and/or professional services A second assessment phase will entail identified and some combination of residential and The development consists of two land parcels, parties receiving a more detailed briefing; this commercial above. being: phase will require the delivery of a resolved The Karori Medical Centre has expressed an 1. 235 Karori Road, Karori, Wellington, design concept to further illustrate that the interest in considering relocating into a new previously known as the St. John’s Church parties can deliver the outcomes required. building on this site. Their requirements are site. The property is 1014 square metres more Further detail around the delivery process in the order of 700sqm. More detail of their or less, legally described as Lot 2 Deposited and financial offer will be addressed and brief will be explored at Stage 2. We ask that Plan 488864 held in Record of Title 701993. documented. respondents do not contact the Medical Centre Land is zoned Commercial 8B on WCC If a final proposal receives formal Council for further information as this will be explored District Plan. approval, execution of a binding agreement will in the second phase of the RFP process. 2. 6 Campbell Street, Karori, Wellington. The be sought between the parties. Further details of property is 541 square metres more or less, the process are outlined in the RFP Document. legally described as Lot 3 Deposited Plan 4528 held in Record of title WN269/298. Land is zoned Commercial 8B on WCC District Plan. The sites are zoned ‘Centres’ in the District Plan. The height limit is 12 m; however there is discretion to go up to 18m.

2 DESIGN BRIEF St John’s site, Karori DESIGN BRIEF St John’s site, Karori 3 5: Development delivery 6: Objectives of Project 7: Urban design requirements

The Council seeks to: To enliven the Karori town centre – supporting a This is a prominent site in Karori that marks the If vehicle servicing is required, this should be daytime economy gateway into the town centre. The development from Campbell Street. Service areas should be • Provide a high quality development which will activate and provide for passive surveillance unobtrusive – delivery bays, refuse bins and other adds to the character of the Karori Town The community has the aspiration that Karori grows from being a dormitory suburb to a for this locality. such elements shall be located discretely and centre; place that has a greater diversity in its daytime concealed from public view and neighbouring Good design needs to define the edges of the • Provide a development which adds to the economy; that it is a humming hub for the residential properties. development that face out to the public spaces economic vibrancy of the Karori Town centre; western suburbs. The opportunity is to support the local economy. Attached: The community’s and streets. Natural surveillance of the adjacent Any car parking, servicing and vehicle access • Provide a mixture of uses that are compatible aspirations around The Four Shifts. public spaces is important. The development is should be located away from the Karori Road with the ‘Centre’ zoning; to activate all four sides of the site; Karori Road, frontage and have minimal visual impact. Provide a positive urban design response that Campbell Street, the access way between Karori • Ensure any development which fronts public enhances the existing context Diversity adds interest and vitality both to the space has active frontages; and Road and the Karori Events Centre and a new link Given the prominence of the site in Karori and town centre and the wider neighbourhood. between Campbell Street and the Events Centre. • Ensure any outdoor areas are attractive to reinforce the sense of arrival into the town Protection of the amenity of the adjoining and safe. centre, good architectural design is essential. The highest level of amenity should be considered residential areas is important. Undesirable The building will be built to the street edges and along Karori Road – the primary street. activities include drive-through restaurants, Development delivery models need to provide also activate the other edges. yard-based retail, garages and engineering assurance to the Council that the objectives The pedestrian access to the Events Centre from workshops, light industrial, storage facilities, as set out in this brief are going to be met. Deliver on aspirations of affordable housing Karori Road along the western boundary needs open land, commercial car parking or activities Considerations for the Karori site may be an The Council’s 10 year strategy for Housing careful consideration. Given the orientation, which create disturbance to neighbouring assisted ownership scheme (rent-to-own) with sets the vision of “All Wellingtonians well there could be an introduction of complementary housed” and the development on this site properties outside the hours of 7am to 10pm. financial support and / or capped purchase open spaces that provide activity to spill out from provides an opportunity to provide residential These should not be considered for the site. prices or co housing options which provide the building and help activate this access way. accommodation options that contribute to environmentally, financially and socially the delivery of the strategy’s outcomes. www. A new pedestrian right of way is proposed sustainable approaches. There may be other wellington.govt.nz/your-council/plans-policies- adjacent to the southern boundary, connecting models that provide benefit which this proposal and-bylaws/policies/housing-strategy Campbell Street through to the Karori Events seeks to draw out. Centre. It is expected that the building alongside Create a mixed use development feasibility that could set a precedent for small scale developments this right of way will help activate the laneway. A mix of uses provides for diversity, adding interest and vitality to the town centre and the wider neighbourhood. This proposal is the opportunity to test the convention of single use developments which are predominant. Embrace best practice – sustainability principles A green building is one that is designed, built and operated in ways that reduce or remove any negative impact on the environment and the people using it. Green buildings make more efficient use of resources such as energy and water, and provide healthier environments for people to live and work in.

4 DESIGN BRIEF St John’s site, Karori DESIGN BRIEF St John’s site, Karori 5 8: Assessment criteria Appendices

The following criteria will be used to assess the The four SHIFTS the people of Karori want to see happen in the future – SNAPSHOT first stage of the RFP: TheThe four four SHIFTS SHIFTS the peoplepeople of of Karori Karori want want to tosee see happen happen in the in futurethe future - SNAPSHOT - SNAPSHOT

Development Criterion – RFP Phase 1 Weighting Proposal Section 1. Development Proposal 50% Section 2 & 2A How proposal meets the objectives of the project;  • To enliven the Karori  town centre – supporting NOW: NOW: NOW: NOW: a daytime economy NOW:Now: x We have green assets such as parks and the NOW:Now:x Karori lacks a strong sense of identity and can feel x KaroriNOW: can feel like a ‘domitory suburb’ where a x KaroriNOW: feels physically split by the main road and • Provide a positive urban x• W Wee have haveouter green green green assets assetsbelt, such which such as representparks as parks and a the andbig outer the x• Kar Karoriinward-lookingori lacks lacks a stronga strongand isolatedsense sense of from identity of identity Wellington and and can City can feel lotx of Karori people can who feel work like in athe ‘domitory city go to suburb’ sleep where isolateda x from Karori the feels city physically split by the main road and x x design response that greenouter belt, opportunitygreen which belt, representfor which us represent a big opportunity a big for us feelinward-looking(where inward-looking many of andits andresidents isolated isolated escape from from Wellington to Wellington for City Therelot are of peoplea lot of peoplewho work here in in the the citydaytime, go to sleep We have isolateda diverse from population, the city but we don’t seem to x enhances the existing opportunity We have for the us potential to help lead sustainable City(whereshopping (where many and many ofentertainment) itsof itsresidents residents escape escape to to for for butx there There are are gaps a lot in ofthe people economy here and in nothe hubs daytime, mix much,x We and have are sometimesa diverse population, felt to be an butelitist we don’t seem to • We haveliving the in potential Wellington to help lead sustainable to work from place (‘city end’ vs ‘Karori west’) context x living We have in Wellington the potential to help lead sustainable shoppingshopping and and entertainment) entertainment) but there are gaps in the economy and no hubs mix much, and are sometimes felt to be an elitist • Deliver on aspirations living in Wellington to work from place (‘city end’ vs ‘Karori west’) The future: The future: of affordable housing THE FUTURE: THE FUTURE: THE FUTURE: THE FUTURE: • Create a mixed use • Karxori Karoriis a nature-lover’s is a nature-lover’s paradise paradise and a andliving a living • x Kar Karoriori is is a ahumming, humming, entertaining entertaining and activated x There’s a buzz about working here x You walk around out integrated and humming centres development feasibility THEcentre FUTURE: centrefor outdoor for outdoor activity activity THEhubhub FUTURE: for for the the western western suburbs suburbs x Home-workersTHE FUTURE: and start-ups have spaces they with aTHE coffee, FUTURE: meeting different people saying hello that could set a x• W Karoriex are We living is area nature-lover’s and living leading and leading a low-carbonparadise a low-carbon and future a living future x• x Our Karori Our heri heritage istage a humming, shines shines alongside alongside entertaining iconic iconic andarchitecture architecture activated lovex There’sworking ain buzztogether about working here x We arex an You inclusive walk around place where out integrated generations and and humming centres precedent for small scale centre for outdoor activity andhuband creative forcreative the useswestern uses of of space spacesuburbs x Wex support Home-workers our local andbusinesses start-ups that have provide spaces theycultures arewith mixing a coffee, meeting different people saying hello developments TheThe four four SHIFTS SHIFTS the the people people of of Karori Karori want wantx to Weto see are see living happen happen and leading in in athe low-carbonthe future future future - - SNAPSHOTSNAPSHOTx Our heritage shines alongside iconic architecture everythinglove working we need in together x We are an inclusive place where generations and • Embrace best practice – and creativeCurrent uses Wellington of space City Council xactivities We support (specific our local businesses to Karori) that provide cultures are mixing sustainability principles everything we need x Reserves, playgrounds and open spaces – x Council facilities and programmes x Owns Karori bus depot site x Council facilities and programmes Bulk and location study operations and management plans: - RecreationCurrent centre Wellington City Council activities (specific to Karori)- Recreation centre - Zealandia - Community centre 2. Outline Business Plan 25% Section 2& 2A x Reserves, playgrounds and open spaces – x Council facilities and programmes x Owns Karori bus depot site - Communityx Council centre facilities and programmes - Outer Green Belt – Wrights Hill, Makara - Karori Library - Karori Library 3. Organizational 25% Section 2 operationsPeak, and Johnston management Hill plans: - - Recreation Karori Pool centre - Karori- Pool Recreation centre Capability and - Zealandia- Play Spaces x - Terawhiti Community artificial centre turf - Sportsgrounds- Community centre Capacity - Outer- Karori Green Cemetery Belt – Wrights Hill, Makara x - Karori Karori Park Library   - Play Spaces- Karori Library Total weightings 100% x Peak,Recycling Johnston Hill x - Karori Pool x Grants and- funding Karori –Pool community, recreation, NOW: NOW: NOW: NOW: Ben Burn Park NOW: NOW: NOW:- x Play Wastewater Spaces and stormwater infrastructure NOW:x x Terawhiti artificial turf environmental- Sportsgrounds purposes x We have green assets such as parks and the x Karori lacks a strong sense of identity and can feel Now:x Karori can feel like a ‘domitory suburb’ where a x Now: Karori Helping feels clubs physically respond split to by future the mainloss of road Campus and x We have green assets such as parks and the x Karori lacks a strong sense of identity and can feel x Karori- Karori improvements,can feel Cemetery like a including‘domitory Karori suburb’ Wastewater where a x x Karori Karorifacilities feels Park (e.g.physically netball/tennis split by courts)the main road and x Social housing- Play – 38 Spaces household units across four outer green belt, which represent a big inward-looking and isolated from Wellington City • Karlotori of can people feel likewho a work ‘domitory in the suburb’city go to where sleep a lot • isolatedKarori feelsfrom physicallythe city split by the main road outer green belt, which represent a big inward-looking and isolated from Wellington City x lotRecycling of peopleTreatment who Plant work in the city go to sleep x xisolated Ben Grants Burn from and Parkthe funding: city Karorix properties Grants and funding – community, recreation, The criteria used to assess the second stageopportunity of for us (where many of its residents escape to for x of Therepeople are who a lotwork of peoplein the city here go in to the sleep daytime, There x Weand have isolated a diverse from population,the city We buthave we a diversedon’t seem to opportunity for us (where many of its residents escape to for xx There Wastewaterx Karoriare a lotStream and of people stormwater management here ininfrastructure the daytime, x x We -have Arts a anddiverse culture population, (Futuna concertbut we series)don’t seem to x Citizen’s environmentalAdvice Bureau funding purposes the RFP will be developed following xreview We have the potential to help lead sustainable shopping and entertainment) arebut a lot there of people are gaps here in inthe the economy daytime, and but no there hubs mixpopulation, Helping much, clubsand but are respondwe sometimes don’t toseem future felt to to mix loss be much,an of elitistCampus and x shopping and entertainment) - Karori Event Centre grant x We haveliving the in potentialWellington to help lead sustainable butareimprovements,to gapsthere work in arefrom the gaps economy including in the and economy Karori no hubs Wastewater and to nowork hubs from mixplacearefacilities much, sometimes (‘city and(e.g.end’ are vsfeltnetball/tennis ‘Karorisometimes to be anwest’) elitist feltcourts) toplace be an(‘city elitist end’ Social housing – 38 household units across four of responses received from the market and x Support for visitor attractions – e.g. Zealandia,  living in Wellington toTreatment work from Plant x placevs Grants ‘Karori (‘city and end’west’) funding: vs ‘Karori west’) Karori properties communicated to those parties involved. x Karori Stream management - Makara Arts Peak,and culture Wrights (Futuna Hill Fortress, concert Futuna series) x Citizen’s Advice Bureau funding THE FUTURE: THE FUTURE: TheTHE future: FUTURE: THEThe FUTURE:- future: Karori Event Centre grant THE FUTURE:x Karori is a nature-lover’s paradise and a livingTHE x FUTURE: Karori is a humming, entertaining and activated THE• x Ther FUTURE: There’se’s a buzz a buzz about about working working here here THEx x• YouFUTURE:Y Supportou walk walkPlanned around around for visitor out out Wellington integratedattractions integrated and –and e.g. humming hummingCity Zealandia, centresCouncil activities (specific to Karori)  x x x x Karoricentre is a nature-lover’s for outdoor activity paradise and a living Karorihub is fora humming, the western entertaining suburbs and activated • x There’sHome-workers Home-workersx Outer a buzz Green andabout and Beltstart-ups start-upsworking Management have herehave spaces spaces Plan they Review they love x Youwith centresMakara Town walka coffee, centrewitharound Peak, meetinga publiccoffee, outWrights integrated spacedifferent meeting Hill improvements Fortress, people anddifferent humming saying Futuna (2018/19)people hello centres x Town centre public space improvements x Town centre public space improvements (2018/19) centrex We for areoutdoor living activity and leading a low-carbon future hubx Ourfor the heritage western shines suburbs alongside iconic architecture x Home-workersworkinglove (2018)working in together inand together start-ups have spaces they x xwith We saying Sale area coffee, anofhello St inclusive John’smeeting Churchplace different where site people(2018), generations sayingfor future and hello (2018/19) x Traffic improvement programme (speed limits, x We are living and leading a low-carbon future x Our heritage shines alongside iconic architecture love working in together x We are an inclusive place where generations and and creative uses of space • x We Wex support support Implementation our our local local businesses of businesses Wellington that thatPlay provide provide Spaces • culturesWredevelopmente are anare inclusive mixing place where generations and x Sale of St John’s Church site (2018), for future parking controls, cycleways) and creative uses of space x cultures are mixing Weeverythingeverything supportPolicy, we our weincluding: need localneed businesses that provide x cultures KaroriPlanned Poolare mixing car park Wellington extension (subject Cityto LTP Councildevelopment activities (specific to Karori)x Implementation of Wellington Play Spaces Policy, Current Wellington City Councilx everything Outer activities- Green City-end we needBelt (specific neighbourhood Management to play PlanKarori) space Review x Townfunding) centre public space improvements (2018/19) x Town centre public space improvements including:x Town centre public space improvements (2018/19) (2018) (2018/19), subject to LTP funding x Sale of St John’s Church site (2018), for future (2018/19) - City-endx Traffic neighbourhood improvement play programme space (2018/19), (speed limits, x x Current Wellington City Councilx activities (specific to Karori) x Reserves, playgrounds and open spaces – Council facilities and programmes x Implementationx Owns Continued Karori bus support of depotWellington of site Zealandia Play and Spaces community Councilredevelopment facilities and programmes x Sale of St John’s Church site (2018), for future subjectparking to LTP controls, funding cycleways) x Reserves,operations playgrounds and management and open plans:spaces – x Council- Recreationfacilities and centre programmes x Owns Karori bus depot site x Council- Recreation facilities centre and programmes Policy,conservation including: projects x Karori Pool car park extension (subject to LTP development x Implementation of Wellington Play Spaces Policy, operations- Zealandia and management plans: - Recreation- Community centre centre x -- Recreation Community centre centre - City-end Support neighbourhoodfor 2017 Makara play Peak space Master Plan funding) including: - Zealandia- Outer Green Belt – Wrights Hill, Makara - Community- Karori Library centre including new tracks and entrance upgrade -- Community Karori Library centre (2018/19), subject to LTP funding - City-end neighbourhood play space (2018/19), - Outer Peak,Green Johnston Belt – Wrights Hill Hill, Makara - Karori- Karori Library Pool x Pump track installation at Karori Park, Mud -- Karori Karori LibraryPool 6 DESIGN BRIEF St John’s site, Karori x Continued support of Zealandia and community DESIGN BRIEF St John’s site, Karori 7 subject to LTP funding Peak,- PlayJohnston Spaces Hill -x Karori Terawhiti Pool artificial turf Cycles -- KaroriSportsgrounds Pool - Play- Spaces Karori Cemetery x Terawhitix Karori artificial Park turf conservation projects -- Sportsgrounds Play Spaces - x KaroriRecycling Cemetery x Karorix Ben Park Burn Park x Support for 2017 Makara Peak Master Plan x - Grants Play and Spaces funding – community, recreation, x Recyclingx Wastewater and stormwater infrastructure x Benx HelpingBurn Park clubs respond to future loss of Campus including new tracks and entrance upgrade x Grantsenvironmental and funding purposes – community, recreation, x x Wastewaterimprovements, and stormwater including infrastructure Karori Wastewater x Helpingfacilities clubs (e.g. respond netball/tennis to future courts) loss of Campus x Pump track installation at Karori Park, Mud environmental Social housing purposes – 38 household units across four improvements,Treatment including Plant Karori Wastewater facilitiesx Grants (e.g. and netball/tennis funding: courts) Cycles x SocialKarori housingproperties – 38 household units across four x x Treatment Karori Plant Stream management x Grants- and Arts funding:and culture (Futuna concert series)  Karori Citizen’s properties Advice Bureau funding x Karori Stream management - Arts- Karoriand culture Event (FutunaCentre grant concert series) x Citizen’s Advice Bureau funding  -x Karori Support Event for visitor Centre attractions grant – e.g. Zealandia, x SupportMakara for visitorPeak, Wrightsattractions Hill –Fortress, e.g. Zealandia, Futuna  Makara Peak, Wrights Hill Fortress, Futuna Planned Wellington City Council activities (specific to Karori) x Outer Green Belt Management Plan Review x TownPlanned centre public Wellington space improvements City (2018/19)Councilx activities Town centre public(specific space improvements to Karori) x Town centre public space improvements (2018/19) (2018) x Sale of St John’s Church site (2018), for future (2018/19) x Traffic improvement programme (speed limits, x Outer Green Belt Management Plan Review x Town centre public space improvements (2018/19) x Town centre public space improvements x Town centre public space improvements (2018/19) x Implementation of Wellington Play Spaces redevelopment x Sale of St John’s Church site (2018), for future parking controls, cycleways) (2018) x Sale of St John’s Church site (2018), for future (2018/19) x Traffic improvement programme (speed limits, Policy, including: x Karori Pool car park extension (subject to LTP development x Implementation of Wellington Play Spaces Policy, x x Implementation- City-end of neighbourhoodWellington Play play Spaces space redevelopmentfunding) Sale of St John’s Church site (2018), for future parkingincluding: controls, cycleways) Policy, including:(2018/19), subject to LTP funding x Karori Pool car park extension (subject to LTP development x Implementation- City-end neighbourhood of Wellington play Play space Spaces (2018/19), Policy, - x City-end Continued neighbourhood support of Zealandia play space and community funding) including:subject to LTP funding (2018/19),conservation subject projects to LTP funding - City-end neighbourhood play space (2018/19), x Continuedx Support support for 2017 of Zealandia Makara Peak and communityMaster Plan subject to LTP funding conservationincluding projects new tracks and entrance upgrade x Supportx Pump for 2017track installationMakara Peak at Karori Master Park, Plan Mud includingCycles new tracks and entrance upgrade x Pump track installation at Karori Park, Mud Cycles  Medical Centre PARKVALE ROAD RAINE STREET

Bridge club ANZ

Mall DISTRICT PLAN DISTRICT PLAN CENTRE AREA LIMIT CENTRE AREA LIMIT KARORI ROAD Pedestrian public space Library Centre Public Space improvement project St-John’s site 1550m2 Mobil Fuel Station

Recreation Centre

New Laneway BEAUCHAMP STREET CAMPBELL STREET

#8 Campbell Street

Art & Craft Centre Karori Community Centre Event Centre

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Karori // St-John’s site WCC // Urban Design - Build Wellington March 2019 // Appendix 1

8 DESIGN BRIEF St John’s site, Karori DESIGN BRIEF St John’s site, Karori 9 RECORD OF TITLE UNDER LAND TRANSFER ACT 2017 FREEHOLD Search Copy

Identifier 701993 Land Registration District Wellington Date Issued 28 January 2016

Prior References 147336 Estate Fee Simple Area 1014 square metres more or less Legal Description Lot 2 Deposited Plan 488864 Registered Owners Wellington City Council

Interests Subject to a right to convey electricity (in gross) over part marked B on DP 488864 in favour of Wellington Electricity Lines Limited created by Easement Instrument 10146133.2 - 28.1.2016 at 3:00 pm

RECORD OF TITLE UNDER LAND TRANSFER ACT 2017 FREEHOLD Search Copy

Identifier WN269/298 Land Registration District Wellington Date Issued 25 May 1920

Prior References WN45/119 Estate Fee Simple Area 541 square metres more or less Legal Description Lot 3 Deposited Plan 4528 Registered Owners Wellington City Council

Interests

Transaction Id 57046425 Search Copy Dated 29/04/19 11:32 am, Page 1 of 1 Client Reference woneill001 Register Only

10 DESIGN BRIEF St John’s site, Karori DESIGN BRIEF St John’s site, Karori 11

Transaction Id 57046425 Search Copy Dated 29/04/19 11:29 am, Page 1 of 1 Client Reference woneill001 Register Only J008705