High rise ruffles feathers

Photo / Steven McNicholl

When the Auckland City Council struck a deal to revive the Britomart precinct, strict rules were drawn up for the "urban village".

Based on a master plan by railway station architects Mario Madayag and Jasmax, the precinct soon had its own section written into the central area district plan.

The Britomart plan is studded with references to low-rise character, physical and visual permeability, accessibility and high standard urban design.

It said new development should be in keeping with the established precinct, avoid detracting from heritage values and maintain "consistency of character in a cohesive streetscape".

While new development sites inside the block could go reasonably high, those on the perimeter should be stepped down to relate to surrounding buildings.

A 24m height limit was put on the Seafarers Hostel/Schooner Tavern site on Quay St. But last month, the developers won permission from an independent hearings panel to tear up the rulebook when it comes to replacing the hostel building.

The panel dismissed the concerns of the council's central area planning division about the departure, as well as objections from the Historic Places Trust, Auckland Regional Council and 33 firms and individuals.

The new building, proposed as a luxury hotel, can go as high as 55m, more than twice the old hostel's height. The developers obtained a private plan change, which substantially rewrites the Britomart plan to legitimise high-rise.

Historic Places Trust heritage architecture advisor Robin Byron says there's near-universal acceptance that new buildings next to heritage buildings should be sympathetic in height and scale.

She says the Britomart plan was meant to keep perimeter buildings low-rise while those behind were allowed to go higher.

Ironically, the developer used the height of the new East building within the block to justify going higher on the perimeter. "East building was predicated on the idea the buildings in front would stay low. It's like changing the goalposts.

"It's the one block on Quay St where we do have a fairly intact group of heritage buildings."

The Auckland Regional Council this week announced it would appeal the decision and the Historic Places Trust is considering an appeal.