Urban Design Package
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AO TAWHITI UNLIMITED DISCOVERY ŌTAUTAHI, AOTEAROA URBAN DESIGN PACKAGE - DECEMBER 2016 This urban design package is prepared for Ao Tawhiti Unlimited Discovery and relates to the site 177-185 St Asaph Street, Christchurch. The design for the site is being led by Stephenson & Turner in conjunction with Hayball and: – Ministry of Education / Ao Tawhiti Unlimited Discovery – The Property Group (Planning Consultants) – Mark Newdick Landscape Architect (Landscape Design) – Stephenson & Turner (Building Services Engineers) – NOVO Group (Traffic Consultants) – Acoustic Engineering Services (Acoustic Consultants) – Lewis Bradford (Consulting Engineers) – Tonkin + Taylor (Structural Engineer) – TBIG (Project Managers) AO TAWHITI UNLIMITED DISCOVERY - CHRISTCHURCH, NEW ZEALAND — URBAN DESIGN PACKAGE HAYBALL + STEPHENSON & TURNER B INTRODUCTION 2 TECHNICAL RESPONSE 36 Ao Tawhiti Introduction 3 Traffic and Pedestrian Movement 37 Planning Context 4 Ground Plan Response Shadow 38 Study Diagrams 39 CPTED 40 URBAN CONTEXT ANALYSIS 5 Planning Non Compliance 41 The Site 6 Site Context 7 Site Context 8 Site Context 9 Bus Routes 10 Site Movements and Location 11 Site Masterplan Landscaping 12 DESIGN RESPONSE 13 Vision 14 Design Concept 15 Design Concept 16 School Principles 17 3D Massing 18 Facade Development 19 Facade Development 20 North Elevation 21 East Elevation 22 South Elevation 23 West Elevation 24 Building Section 1 25 Building Section 2 26 Roof Plan 27 Materials Palette 28 3D Views 29 3D Views 30 Landscape Development Principles 31 Landscape Strategy 32 Landscape Strategy 33 Artists Impression - Mollett Street - Main 34 Entry Artists Impression - St Asaph Street 35 AO TAWHITI UNLIMITED DISCOVERY - CHRISTCHURCH, NEW ZEALAND — URBAN DESIGN PACKAGE HAYBALL + STEPHENSON & TURNER 1 INTRODUCTION AO TAWHITI UNLIMITED DISCOVERY - CHRISTCHURCH, NEW ZEALAND — URBAN DESIGN PACKAGE HAYBALL + STEPHENSON & TURNER 2 INTRODUCTION AO TAWHITI INTRODUCTION INTROduCING AO TAWHITI UNLIMITED DISCOVERY Ao Tawhiti Unlimited Discovery is a Designated, Special Character school under the Education Act 1989. Its fundamental tenet is that the child is central in directing his or her own learning so that the enthusiasm and love of learning is retained. This results in a different approach to teaching and learning, with tailored lesson plans and greater flexibility. Parents and students are actively involved in designing a curriculum plan and ensuring its implementation. The school had its genesis is 2001, with the establishment of inner city primary school Discovery 1. Secondary school Unlimited Paenga Tawhiti (Unlimited) followed in 2003. Both schools operated from Cashel Street in the Christchurch CBD in a range of buildings until February 22nd 2011 when the CBD was cordoned off due to the earthquakes and subsequent demolitions. The schools were required to move to separate facilities at the Halswell Residential Campus in Aidanfield. In January 2013, Unlimited moved again, this time to premises at the former Teachers’ College site at the University of Canterbury’s Dovedale Campus. Discovery 1 remains at Halswell. There was elation when in March 2013 the Minister of Education advised the schools that they would merge. The search for a site that was suitable for a single, central school commenced, with the clear intention of taking Ao Tawhiti Unlimited Discovery back to its city roots. The acquisition of adjoining sites at 177 and 185 St Asaph Street was announced in 2016. The move back to the CBD will enable Ao Tawhiti Unlimited Discovery to once again be a school where learning is naturally and easily integrated into the entire city and beyond. The school have always been a city-based school that actively uses the city’s available resources to support curriculum. Being back in the city will allow this vision to once again be easily realised. Ao Tawhiti students will use the city like a classroom eg: civic facilities such as parks, libraries, swimming pools and public transport (approximately 95% of the students at Unlimited travelled to school by bus). Pre earthquakes, they were active participants in central city and civic life and as urban learners cannot wait to get back to the CBD. This school building differs from the previous CBD facilities in that it will house all ages in one single building. Unlike other multi-level schools, where strata often segregate age classes, Ao Tawhiti Unlimited Discovery offers a ‘whole of site’ experience to the students in an age appropriate fashion. As with all publicly run schools, funding for this project is constrained. The building needs to be practical, affordable, and deliverable in a swift and efficient fashion. Getting the students back into the city in a building which meets the school’s needs while contributing positively to the public realm are the key drivers for this project. AO TAWHITI UNLIMITED DISCOVERY - CHRISTCHURCH, NEW ZEALAND — URBAN DESIGN PACKAGE HAYBALL + STEPHENSON & TURNER 3 INTRODUCTION PLANNING CONTEXT SITE LOCATION PLAN THE PLANNINGN CONTEXT The site sits within designation V5 (The Frame – South) in the new Christchurch District Plan. Ōtākaro Limited is the designation holder, that role formerly resting with Cera. The purpose of the designation is to provide for: 1. Open space landscaping 2. Walking/cycling tracks 3. Facilities for health education and innovation 4. Offices 5. Retail/ food and beverage 6. Amenities 7. Car parks 8. Ancillary activities Ōtākaro Limited has sold the land to the Ministry of Education for education purposes but still holds the designation. As the Ministry of Education does not hold the designation, it needs to obtain a resource consent for the building rather than rely on an Outline Plan process, and therefore the zone rules apply. The land is zoned Central City (South Frame) Mixed Use (CCSF). The school activity does not require consent, as it is a permitted activity,Proposed but theSite building itself requires restricted discretionary resource consent, with matters of urban design, noise, and traffic (due to the building being over the 17m height limit) being the matters over which council has restricted discretion. A number of pre-application meetings with CCC officers have been held, discussing matters including urban design (which is being further addressed through this Urban Design Panel process), traffic, and CPTED. The main non-compliances with District Plan rules relate to the number of cycle parks provided on the site, and a minor breach of the height limit. A technical breach of the noise rules may occur but will be mitigated through design and no effects are anticipated. Following a number of discussions with CCC, the agreed position is that 10 covered secure cycle stands can be supported (Above) Annotated map showing the 'precinct' level Sun Path Diagram Wind Rose proposal for the city, as outlined in the Christchuby Councilrch traffic planners, as the balance of the required cycle parking can be met using the Bus Exchange and other civic Central Recovery Plan (CCRP). The proposedcycle site facilities. is The requirement to provide a school traffic management plan will be offered as a condition of resource consent located in the South Frame, an area envisagedand supported to through the school’s charter with parents. "enable low density campus style urban development which will ultimately accommodate a mix of health, education and related commercialThe building breaches the 17m height line by 5.5m. This is shown is pages 21 - 24. activities" (CCRP 2012). (Left) Climate diagrams showing, from left,This the enables the hall on the top floor to be at full height and provides for better use of the building. No additional students will typical sun paths experienced on the site over the course of a year; and the wind rose identifyingbe accommodated the as a result of the increased height. prevailing winds. Additionally, the new Christchurch District Plan has a dimensional requirement for ground level floor plates to facilitate adaptive reuse which requires a minimum depth of 10m for a ground floor which fronts the street. The ground floor falls short of that. As the building is owned by the Ministry of Education, and the intention is for it to be used for school purposes for the long term, council officers have indicated they are relaxed about that breach of the rules. PROJECT CLIENT Ao Tawhiti School Ministry of Education 177-185 St Asaph Street SKETCHThe TITLE building’s engineering plant is likely to result in a technical breach of district plan noise rules. The building has been SCALE A1 @ 1:3000 SCALE A3 @ 1:6000 Sitedesigned Location Plan so that it fully PREPAREDmeets BY: Authorthe Ministry’s learning related noise standards. As the school is unlikely to be occupied overnight it would not havePROJECT any NO noise effect onSKETCH potential NO future residential neighbours. These could occur as a permitted Published:16/12/2016 10:27:36 AM Filename:activity22251.01-SKO-120-B.pdf on some of the nearby22251.01 sites whichSKO-120-B are zoned CCSF but not designated V5. AO TAWHITI UNLIMITED DISCOVERY - CHRISTCHURCH, NEW ZEALAND — URBAN DESIGN PACKAGE HAYBALL + STEPHENSON & TURNER 4 URBAN CONTEXT ANALYSIS AO TAWHITI UNLIMITED DISCOVERY - CHRISTCHURCH, NEW ZEALAND — URBAN DESIGN PACKAGE HAYBALL + STEPHENSON & TURNER 5 INTRODUCTION THE SITE THE SITE Like the former Cashel Street sites, the new St Asaph Street site provides excellent access to the Bus Interchange. As 95% of the students at the former inner city Unlimited School used public transport to access