NEW LYNN URBAN PLAN Section Three Section III - Framework - shaping the place Section Three page Introduction 92 Merchant Quarter Precinct 96 Crown Lynn Precinct 108 Delta Avenue Precinct 118 Western Gateway Precinct 126 The Mall Precinct 134 The Avenue Precinct 142 Bob Hill Precinct 150 Industrial Precinct 158 Southern and Western Residential Precincts 162 91 Section Three Framework – shaping the place Introduction The development framework identifi es The precincts are: Precincts 1-5 effectively represent the extent how the ‘hard asset’ goals and associated of the future town centre and the truly urban ‘key moves’ identifi ed in Section II can 1. MERCHANT QUARTER area, with 6-10 being either transition areas be delivered to meet the strategic vision between the urban and suburban areas or for New Lynn. It adopts a whole place 2. CROWN LYNN stable residential neighbourhoods. Whilst approach in which ten precincts are capable of being delivered independently from identifi ed, each with its own distinct role 3. DELTA AVENUE their neighbours the precincts complement to play in meeting the goals and delivering each other contributing to the whole. the vision. 4. WESTERN GATEWAY Issues, opportunities and physical The precincts, where possible and 5. THE MALL interventions have been considered for each appropriate, mirror those already precinct in the following precinct plans. established in the New Lynn Urban 6. THE AVENUE Projects are identifi ed and design principles Regeneration Framework however changes and parameters established to guide delivery. and additions have been made refl ecting 7. BOB HILL Council initiated Precinct Implementation the expanded study area. The precinct Plans will be developed to further outline boundaries have also been informed by 8. INDUSTRIAL the delivery approach, investment and the character area study in Section I and partnership opportunities and costs. the Development Strategic Objective in 9. RESIDENTIAL WEST Section II. 10. RESIDENTIAL SOUTH 92 NEW LYNN URBAN PLAN Section Three Framework – shaping the place continued 3 9 8 5 4 1 2 7 N 6 10 PRECINCT PLAN 93 Section Three Framework – shaping the place continued MANAWA WETLAND TRANSIT RESERVE INTERCHANGE NEW LYNN VISION 2030 OLYMPIC PARK 94 NEW LYNN URBAN PLAN Section Three Framework – shaping the place continued FIGURE GROUND 2010 2030 CONNECTIVITY 2010 2030 95 Section Three Merchant Quarter TRANSIT INTERCHANGE CLARK STREET EXTENSION GREAT NORTH ROAD MERCHANT QUARTER MERCHANT QUARTER PRECINCT 96 NEW LYNN URBAN PLAN Section Three Merchant Quarter continued Merchant Quarter REWAREWA The Merchant Quarter, bounded by the The Merchant is the oldest part of New STREAM Rewarewa Stream to the west, Hugh Brown Lynn and contains numerous built and Drive and Memorial Avenue to the north natural heritage assets including Ceramco and the railway line to the east and south House the former BNZ bank building and is bisected by Great North Road, a major a few signifi cant trees in Todd Triangle 5 3 arterial road long connecting New Lynn and (Space 2 below). Several of the heritage west Auckland to the rest of the Auckland buildings appear a little tired, however in C Region. The precinct has always been the most cases the opportunity to reinvigorate NEW LYNN LIBRARY ‘heart’ of New Lynn and today presents them remains. one of the most signifi cant mixed-use redevelopment opportunities in New The principal streets through the precinct EXISTING BUS Zealand. are Great North Road and Totara Avenue, STATION both currently dominated by traffi c. 1 Having a long history as a trade and retail Great North Road carries more than ‘hub’ the precinct still offers many of the 25,000 vehicles per day, including freight important services expected of a town traffi c, and represents a major barrier to A centre including a post offi ce, police pedestrian movement across the town station, library, banks, community centre centre. Totara Avenue currently takes 2 as well as numerous shops. Over the years through traffi c off Clark Street with some the retail offer has however declined in 20,000 vehicles using the street per day. terms of quality and range refl ecting the The extent of traffi c degrades this street SITE OF NEW TRANSIT N INTERCHANGE dominance of LynnMall. Construction which is otherwise well proportioned and 4 of the New Lynn Transit Interchange, has a distinct character. The planned reconstruction and extension of Clark construction of the Clark Street extension Street and the new shared space along in 2012 along the southern boundary of the B COMMUNITY CENTRE Totara Avenue West are all expected to help precinct line will relieve Totara Avenue of support businesses that remain as well as much of this through traffi c enabling it to attract new destination retail and leisure be reconsidered as a shared space street activities. The interchange, in the south (handling approx. 3,500 vehicles per day). eastern corner of the precinct, will see MERCHANT QUARTER PRECINCT ANALYSIS at least fi ve million travellers a year pass 1. MEMORIAL SQUARE through it and the precinct. A. NEW LYNN CAR PARK 2. TODD TRIANGLE B. COMMUNITY CENTRE CAR PARK 3. DELTA TRIANGLE C. McNAUGHTON WAY CAR PARK 4. COMMUNITY CENTRE FORECOURT 5. WAKA SQUARE POSTIVE EDGE NODE WEAK EDGE LANDMARK BUILDING STREAM HERITAGE BUILDING MARKER BUILDING CROWN OWNED LAND FOOTPATH SIGNIFICANT LEVEL CHANGES BARRIER CARRIAGEWAY CAR PARK GREEN SPACE Trains running in the trench through New Lynn The large amount of at grade car parking in the centre of New centre since March 2010 Lynn offers opportunities for redevelopment 97 Section Three Merchant Quarter continued AERIAL VIEW OF ‘MERCHANT HEART’ 2006 98 NEW LYNN URBAN PLAN Section Three Merchant Quarter continued The precinct includes the town centre’s key 4. Community Centre Forecourt, The character buildings, mix of uses, Land in the precinct is in multiple public spaces: immediately in front of the community busy roads and civic spaces give the ownership refl ecting the relatively fi ne centre it is currently a utilitarian space precinct a distinct character much more grain nature of the urban form. Council 1. Memorial Square, in front of New however the small historic building, urban in nature than other parts of New has a signifi cant holding in the form of the Lynn Library adjoining Memorial Drive, the Potters Post, in the space, Lynn. However, the numerous ridgelines existing at grade public car parks in the is the key ‘hard’ civic space in New provides an opportunity to reconsider encircling New Lynn provide several area between Totara Avenue and Great Lynn. Constructed in mid 1990s the the space and how it is used viewpoints from within the precinct that North Road (Site A on the plan and on square represents the current ‘heart’ serve as a reminder of the semi-rural back the aerial photo to the left), adjacent to of New Lynn providing an interface 5. Waka Square at the intersection of drop of the Waitakere Ranges and foothills. the community centre (Site B) and off between the precinct and LynnMall Memorial Drive and Great North Road McNaughton Way (Site C). Council has (the Mall Precinct) in front of one of LynnMall’s service The Rewarewa Stream, along the western also been actively assembling land in areas. The large waka sculpture by Bill boundary of the precinct, represents the recent years to enable comprehensive , a long standing space 2. Todd Triangle McKay and Warren Visco dominates most signifi cant green/blue space, however redevelopment of the precinct. Another at the intersection of Totara Avenue this rather disappointing space as it is it is a rather neglected and concealed signifi cant landowner in the area and and Great North Road is perhaps the mainly surrounded by blank walls and asset. Public access is limited with only potential partner in its redevelopment is most prominent space in New Lynn. loading bays which serve LynnMall. one bridge crossing the stream. Buildings Infratil Infrastructure Property Ltd, owners This civic green space was redesigned The prominent location suggests it tend to turn their backs on it and there are of the bus station site. in 2006 and is scheduled for further could be reconsidered as a future a number of storm water pipes and other enhancement as part of the Totara development opportunity with the bits of infrastructure that impact negatively Avenue West shared space project space and art relocated elsewhere upon its overall character. within the town centre. 3. Delta Triangle, on the former intersection of Delta Avenue and Great North Road is a low key public space edged by mature trees. The focus of the space is a piece of art that celebrates New Lynn’s brick making history New Lynn Library - in the heart of Merchant Quarter Precinct Former BNZ Bank fronting Todd Triangle New Lynn Police Station, Great North Road Great North Road creating a barrier to pedestrian in the heart Waka Square at the intersection of Great North road and of the centre Memorial Drive 99 Section Three Merchant Quarter continued TOTARA AVENUE SHARED McCRAE WAY REDEVELOPED SPACE SHARED SPACE WAKA SQUARE Rouse Hill, Sydney – intimate public space Newhall,Harlow, England – town house creating a strong edge to the park TRANSIT INTERCHANGE REWAREWA TODD TRIANGLE MERCHANT QUARTER MIXED-USE MEMORIAL STREAM SQUARE DEVELOPMENT SQUARE ENHANCEMENT GREAT NORTH ROAD ENHANCED AS AN AVENUE PRECINCT BOUNDARY URBAN SPACE MERCHANT QUARTER VISION LANEWAYS OPEN SPACE 100 NEW LYNN URBAN PLAN Section Three Merchant Quarter continued Merchant Quarter Vision As the centre point of the Transit Oriented new space under the Power of Ten) could (no parking on the west side between Development, the Merchant Quarter will accommodate the space and artwork 7:00am and 9:00am and the east side drive change across the wider New Lynn relocated from the Waka Square which between 4:00pm and 6:00pm).