Draft Auckland Unitary Plan - March 2013 Part 6 Appendices» Appendix 10 Historic character statements The following provisions form part of the district plan. Appendix 10.1 Historic character ­ business Appendix 10.1.1 Balmoral historic character area The area The overlay follows Dominion Road from Balmoral Road to approximately halfway between Rocklands Avenue and Halston Road. This area also includes parts of Wiremu Street. Statement of values The area has moderate historical value as a commercial centre which developed following the First World War through to the 1950s. The arrival of the electric tramway in 1920 served as a catalyst for this development including many of the character defining buildings in the area. The construction of St. Luke’s shopping mall in 1971, and the demolition of 14 shops in Balmoral during a road­widening initiative, led to a period of decline for the centre. However, historic Potters Park and War Memorial Hall, outside the historic character area, have helped Balmoral retain its identity as a local centre through community use Balmoral has recently developed social associations in relation to its Asian community. This community has invested in many of the buildings within the Balmoral commercial centre, establishing businesses that serve the neighbouring suburbs. These social associations are reflected through the use of colourful signage, paint finishes and neon lighting, which enliven the shop fronts of the suburban centre. The Balmoral commercial centre has moderate value for its aesthetic and physical attributes. It retains the most cohesive group of commercial buildings on Dominion Road, which results largely from the consistency of age of the building stock. The built form of this centre is representative of the typical architectural style, materials and construction predominant in the 1920s. Balmoral also has several notable examples of the ‘shop­ with­dwelling’ type that were typical of many commercial centres around this time. Periods of significance ­ key characteristics 1920s­1930s typically masonry construction generally two storeys stripped classical style good examples of the type of mainstreet commercial buildings being built throughout New Zealand during this period 1930s­1960s more varied in scale, materials and form, reflecting changes in the height limit as well as setbacks for road widening and parking requirements there is some poor quality development comprising buildings set back from the street edge and car­ parking between buildings and on the street. Reference: Matthews & Matthews Architects Ltd, et. al. (2008) Balmoral Shopping Centre: Character Heritage Study. Note The period(s) of significance and key characteristics defined in this statement are indicative only. It should not Page 1 of 19 Draft Auckland Unitary Plan - March 2013 be understood or interpreted that these are the only circumstances under which a place may have historic character value. Any place located within the boundaries of a historic character area should be considered to have historic character value unless otherwise indicated. Appendix 10.1.2 Eden Valley historic character area The area The overlay follows Dominion Road from Grange Road to its junction with Onslow Road. The area also includes parts of Carrick Place, Walters Road, Valley Road, Ewington Avenue, Burnley Terrace, Prospect Terrace and King Edward Road. Statement of values The area has moderate historical value as an early commercial centre. It rapidly developed on the early 20th century in response to the opening of an electric tramway in 1908. At the height of its traditional period of development, 1920­1930, the centre became the hub of Mt Eden township, providing services, supplies and entertainment to surrounding residential areas. A steadily increasing residential population led to continuous development on Dominion Road, with more recent periods of development reinforcing the suburban identity of the area. Eden Valley has moderate value for its aesthetic and physical attributes. Another important physical attribute of Eden Valley is the intersection of Dominion and Valley roads which is defined by notable and distinctive late Victorian and Edwardian buildings on three corners. Periods of significance ­ key characteristics 1900­1914 • buildings are typically either timber or brick (sometimes plastered) construction • Italianate architectural style is common • generally one­two storeys • continuous shop fronts • timber shop front joinery. 1920­1930 • greater range of architectural styles for shop fronts including Stripped Classical, Art Nouveau, Art Deco and Spanish Mission • experimental new materials, such as terrazzo and steel window joinery. Reference: Boffa Miskell, et al (2004). Character/Heritage Study: Eden Valley/Dominion Road. Note The period(s) of significance and key characteristics defined in this statement are indicative only. It should not be understood or interpreted that these are the only circumstances under which a place may have historic character value. Any place located within the boundaries of a historic character area should be considered to have historic character value unless otherwise indicated. Appendix 10.1.3 Ellerslie historic character area The area The overlay follows Main Highway from Arthur Street to the Southern Motorway. This area also includes parts of Hurst Street, Robert Street, Ladies Mile and Ramsgate Street. Statement of values The Area has considerable historical value as an early township that developed near Great South Road and is associated with the Onehunga­Auckland railway. This area also has important historical associations with the construction of the Auckland­Mercer railway, which represents a significant period of development and an Page 2 of 19 Draft Auckland Unitary Plan - March 2013 important aspect of regional history. At the height of its traditional period of development 1920s­1950s, the Ellerslie commercial centre was developed, though the immediate environs were still largely rural. Ellerslie also has important historical associations with the construction of the Southern Motorway. Construction of the first section of the motorway took place in the 1950s, effectively dividing Ellerslie into two distinct entities and eliminating its status as a main road strip­shop commercial development. Ellerslie adapted to this radical change in character by concentrating commercial development at the junction of Ladies Mile and Main Highway. A steadily increasing residential population has led to continuous development in the commercial centre, facilitating the area’s commercial viability and reinforcing its identity as an important local centre. Ellerslie has strong social associations with horse­racing, which developed out of the area’s early history as rural farming allotments. Although not as strong as they were originally, these associations are still relevant to the identity of the community and an integral part of Ellerslie’s formation and history. These social values can be seen in the built environment through plaques, street architecture and other structures. Physical attributes which help define the character of the area include several notable and distinctive buildings in the commercial centre around the intersection of Ladies Mile, the Southern Motorway and the new Ellerslie­ Panmure Highway. Although there is a contrast between the commercial core with its continuous facades and the single residential properties on the side streets, the streetscape and built form has cohesion and is well integrated. Periods of significance – key characteristics 1920s­1950s • timber or brick construction, sometimes rendered • generally one­two stories • most buildings are post­war utilitarian in style • verandahs • frontages of glass and aluminium joinery • sense of enclosure Reference: Boffa Miskell, et. al. (2004) Character & Heritage Study: Ellerslie. Note The period(s) of significance and key characteristics defined in this statement are indicative only. It should not be understood or interpreted that these are the only circumstances under which a place may have historic character value. Any place located within the boundaries of a historic character area should be considered to have historic character value unless otherwise indicated. Appendix 10.1.4 Grey Lynn historic character area The area The overlay is generally located within the wedge created by the junction of Selbourne Street and Great North Road. This area also includes parts of Williamson Avenue, Coleridge Street, Tuarangi Road and Surrey Crescent. Statement of values The area has moderate historical value as an early commercial centre. It rapidly developed during the early 20th century in response to the opening of an electric tramway in 1903. Many of the existing buildings date from 1919­1928, and Grey Lynn was fully developed by the beginning of the Great Depression in 1929. Grey Lynn has moderate social value as the location of Auckland’s first pensioners' housing block built by Auckland City Council in 1951, now demolished. Later blocks of pensioner units survive and are now owned by Page 3 of 19 Draft Auckland Unitary Plan - March 2013 Housing New Zealand. These units give this community a different demographic to that of neighbouring West Lynn. This difference is reflected in the type of shops and in the signage and general maintenance of the buildings in the commercial centre. An important physical attribute of Grey Lynn is its distinctive landscape quality. The area is located on a ridgeline, which provides