URBAN DESIGN CREATING A MASTER PLAN FOR ALBANY Designing one of the biggest urban projects undertaken in New Zealand requires careful handling. Albany City Developments explains why a comprehensive Master Plan is essential. By Caroline Somerville, Development Manager, Symphony Group, Auckland hen the Symphony Group saw the potential in building a new city centre on more than 43 W hectares of land in Albany on Auckland’s North Shore, it quickly became clear that a Master Plan was required. It is predicted that over time the new centre will attract 6,000 residents and provide a workplace for more than 15,000 people. The scale, the greenfields nature and location of the land has provided a host of opportunities for Symphony and its subsidiary Albany City Developments. These opportunities were recognised early on by the North Shore City Council who initiated a Plan Change to accommodate their vision. Gary Noland, General Manager of Albany City Developments, says a comprehensive and workable Master Plan is essential to the success of any new city project. As such, an urban design team with international experience has been commissioned to bring international standards to the project. ‘We are looking for a high standard of quality and it starts with the Master Plan,’ he says. ‘All aspects of Albany City are being developed together in a manner that best promotes sustainability, business and living, with local residents benefiting from a wide The Master Plan for Albany incorporates international urban design best practice to ensure the development will range of recreational facilities.’ stand the test of time. Mr Noland describes the development as a forward-thinking project with innovative solutions being sought for all aspects. Unique opportunity Symphony has purchased the leasehold Urban designer Common Ground, appointed have been incorporated in established urban interest in the land (between the northern to assist in the development of the Master areas such as Melbourne or Barcelona,’ motorway, North Harbour Stadium and the Plan, says the Albany City site is the only Common Ground Director James Lunday Albany Supa Centre) and parts of this will opportunity of its kind in Australasia involving says. ‘Albany City will be shaped by the be retained and developed by the company. a brand new CBD development. Master Plan through design principles, public The leasehold interest on other parcels may ‘As a planned new community, Albany City realm strategy and community development be sold to third parties for development. will offer social and cultural networks that plans.’ BUILD April/May 2007 37 The Master Plan illustrates how the North Shore City District Plan can be interpreted while the Design Guidelines provide a framework to encourage creative urban design solutions to individual sites. This framework gives developers another resource to ensure the overall site is developed in a cohesive way. A Design Control Committee will also be set up to manage the review process and update the Master Plan and Design Guidelines as required. The North Shore City Council’s Plan Change is expected to alter the current zoning status and significantly increase the development’s future potential. The council has considered detail such as street patterns and streetscapes, building frontages and specific land uses. The drafting of the Master Plan and Design Guidelines will be finalised after the final Plan Change Decision is released, around May 2007. level for certain areas, and specifies locations Mr Noland says other developments are Focus on public transport where parking can be provided on-site. progressing well, including a retirement The accessibility of the land has been a Symphony has already lodged resource village with a bowling green, cinema and key consideration in the Plan Change, consent applications for a number of pool complex, and a hotel. ‘We are in the with public transport a major factor in developments. For example, an application final negotiation stages with an international development. The land is bounded by the has been lodged for a 794 block residential hotel operator for a 3.5-star hotel, which will busy State Highway 1, State Highway 17 apartment tower complex, designed to provide an excellent complement to the North and Oteha Valley Road. The Albany Bus international standards by Jasmax architects, Harbour Stadium facilities,’ he says. Rapid Transit Park and Ride Station was and peer-reviewed by Australian-based The North Harbour Stadium itself is also the completed and opened in November 2005, architects Fender Katsalidis. subject of a Master Plan, which will see more currently providing 350 public carparks with A 20,000 m2 development on Oteha Valley recreational facilities for the local community. provision for up to 1,200 spaces. The service Road has been designed to take advantage of Another amenity will be the Westfield Mall, currently operates at capacity, highlighting significant volumes of both pedestrian and incorporating about 45,000 m2 of specialty the connections between Albany City and vehicular traffic in the area. This will form the shops, restaurants and cinemas in Stage One the Auckland central business district. The first of many retail developments in Albany alone. introduction of a maximum parking standard City to be completed under the new planning ‘Albany City is certainly one of the biggest in the Plan Change shows the North Shore regime. Another resource consent application urban design projects to be undertaken and we City Council’s focus on encouraging the use of has been lodged for the first of the office expect it to set an unprecedented benchmark public transport in the area. The Plan Change developments – a 3,500 m2 office building for urban design in New Zealand.’ also does not allow apartments at ground incorporating childcare and a café. 38 BUILD April/May 2007.