Designation Number |
500 |
Requiring Authority |
Auckland Council |
Location |
1 Kitchener Street, Auckland Central |
Rollover Designation |
Yes |
Legacy Designation
|
Designation 306, Auckland Council District Plan (Central Area) 2005 |
Lapse Date
|
Given effect to (i.e. no lapse date) |
Purpose
This designation provides for the development, operation and maintenance of Auckland Art Gallery Toi o Tamaki and ancillary activities. The development works encompassed by this designation principally involve excavation, seismic strengthening, heritage conservation (including restoration) demolition of infill buildings, alterations and extensions to the Art Gallery building. The existing interior and plant spaces will be modernised to increase the display and temporary exhibition space and related front-and back-of-house spaces, and to improve connections within and adjacent to the Art Gallery building. The principal activities of the Auckland Art Gallery include the collection, research and display of works of art and their associated interpretation, management and conservation. Closely related ancillary activities include the operation of a research library and the delivery of education and public programmes, together with the provision of visitor amenities including a shop, a cafe, a gallery shop and function and event facilities.
Conditions
Plans and Information
1. The height, shape, and bulk of the proposed building works shall be carried out generally in accordance with the plans listed in the table below and which are comprised
in Appendix 1 to these conditions (these plans available on request):
Drawing Title
|
Drawing number |
Revision |
Urban Plan
|
DP01 |
C |
Designation Plan
|
DP02 |
A |
Basement Floor Plan
|
DP03 |
C |
Lower Ground Floor Plan
|
DP04 |
C |
Ground Floor Plan
|
DP05 |
C |
Mezzanine Floor Plan
|
DP06 |
C |
Level 1 Floor Plan
|
DP07 |
C |
Level 2 Floor Plan
|
DP08 |
C |
Level 3 Floor Plan
|
DP09 |
C |
Roof Plan
|
DP10 |
D |
West Elevation
|
DP11 |
D |
North Elevation
|
DP12 |
D |
East Elevation
|
DP13 |
D |
Section A
|
DP14 |
C |
Section B
|
DP15 |
D |
Section C + Section D
|
DP16 |
D |
Section E
|
DP17 |
D |
Existing/Proposed Plan
|
DP18 |
C |
Existing/Proposed West Elevation
|
DP19 |
D |
Existing Loading and External Public Space
|
DP20 |
D |
Proposed Loading and External Public Space
|
DP21 |
D |
Existing Water Features
|
DP22 |
C |
Proposed Water Features
|
DP23 |
C |
Section F
|
DP24 |
B |
Building height
2. The requiring authority shall engage a licensed cadastral surveyor to certify to
the Manager Planning - Central/Islands in writing, both at the construction of framing to the upper level roofs and at the completion of the upper level roofs, that the building work completed at each of these stages is in accordance with the indicated RLs (reduced levels) and dimensions on the plans listed in condition 1 above.
Should any height infringements result:
a. the certificate provided by the licensed cadastral surveyor shall specify the relevant difference in height; and
b. the upper level roofs will be required to be reduced in height to comply with the applicable heights indicated on the approved plans
in Appendix 1 (plans available on request).
The RL's and dimensions on the plans listed in condition 1 above shall prevail where there is any difference between them and what may be demonstrated by scaling from drawings.
External Glazing
3.The external vertically glazed surfaces of the Art Gallery North Atrium shall have, after the application of a soft low-E coating, a visible light transmission of no less than 81% and a visible light reflection of no greater than 9%. Roller blinds, drapes, curtains, banners, large flat art works and other objects that would prevent there being any visibility through the Art Gallery North Atrium of Albert Park from Kitchener Street shall not be used or installed in the Art Gallery North Atrium.
For the avoidance of doubt, this condition shall not prevent the floor- based display or suspension of works of art in the Art Gallery North Atrium. Any work of art in the Art Gallery North Atrium that partially obscures visibility of Albert Park through the Art Gallery North Atrium as viewed from a mid-point on Upper Khartoum Place, Kitchener Street (as specified in the attached illustration) shall be temporary in nature, with the display period not exceeding 12 months for that work. Any temporary work(s) of art in the Art Gallery North Atrium shall allow at least 60 percent of the views of Albert park to be maintained through the east window of the Art Gallery North Atrium as viewed from that same mid-point on Upper Khartoum Place, Kitchener Street.
Prior to the Building Consent being issued for the construction of the Art Gallery new extensions, the requiring authority shall submit for the approval of the appointed independent heritage archit
ect, Diane Hatada Jones, a schedule of external glazed surfaces together with details and specifications of the glazing systems designed for the remainder of the proposed Art Gallery new extensions (the areas excluding the North Atrium).
Note: With regard to the external glazed surfaces for the remainder of the proposed Art Gallery new extensions it is expected that the glass selected shall be appropriate for use in a functioning art museum which includes close environmental controlled interior gallery space. It is also expected that the glass selected for new glazing shall be sympathetic in appearance to the original heritage fabric of the Art Gallery. However the evaluation and approval of the schedule of external glazed surfaces should only be concerned with significant appearance issues and not fine level details. Existing windows to the heritage gallery will retain the current glass unless replacement of breakages is required, in which case the new material shall be a close match to that replaced.
Heritage
4.No work is to be undertaken on site for any demolition of original fabric until detailed drawings and specifications for the ensuing work have been completed and written approval has been subsequently obtained from the appointed independent heritage archite
ct, Diane Hatada Jones, particularly in relation to the following matters:
a. The emerging revised design for the south atrium and its interior components;
b. Subject to condition 7 below (which applies to the exposed roof surface over the daylit gallery) the exterior, design and general appearance of roof plan elements, and in particular of structures or components that are ,elevated above the general new roof surfaces;
c. The visibility of the East Gallery as seen from Albert Park, in relation to the evolving design and materials of the surrounding new gallery structure;
d. The detailed design of, and use of materials in, the proposed raised East Gallery floor panels and their edges, bridging elements, architectural restoration, and lighting, to the intent that the original form and proportions of the East Gallery remain visually evident despite the new raised floor panels, and that the addition of the floor panels is reversible leaving the restored East Gallery intact, should such an action ever be contemplated;
e. The detailed ground-level interface between Albert Park and new gallery elements;
f. The on-going design and material resolution of the stone-clad base to the proposed northern building elements, to ensure a simple but legible relationship and visual narrative with the old Kitchener wing;
g. The location, nature and impact of all seismic strengthening;
h. The restoration of the East Gallery ceiling skylight, including the surviving maintenance gantry inside the roof lantern;
i. The extent and location of major external gallery promotional, directional and other signage where this has a potential visual or physical impact on historic components of the gallery or Albert Park;
j. The detailed design and alignment of the amphitheatre proposed for the north-eastern comer of the new northern wing in relation to its ground excavation impact on the park and nearby major trees;
k. The design and location of pedestrian pathways in the entrance forecourt and at the northern end of the building between Kitchener Street and Albert Park to ensure visual and physical connectivity between Kitchener Street, the Art Gallery and Albert Park.
5.An investigation shall be conducted in locations agreed with the appointed independent heritage archite
ct. Diane Hatada Jones , in respect of the possibility of surviving but hidden architectural detail and its adequate recovery or restoration in authentic form inside spaces of the 1887 Grainger and D'Ebro structures and the East Gallery.
6.An investigation shall be carried out, in consultation with the appointed independent heritage architect,
Diane Hatada Jones, during project excavations in respect of the known entrances off Kitchener Street to the World War II tunnel system under Albert Park and, if considered appropriate by the appointed independent heritage architect, Diane Hatada Jones, provision for a limited form of access to the tunnels from within the Art Gallery building shall be made.
7. The material, colour, and tone of the exposed roof surface over the daylit gallery shall be the subject of appropriate visual assessment and be selected, to the approval in writing of the appointed independent heritage architec
t, Diane Hatada Jones, prior to its installation. This new roof shall be visually rninimised by being a close visual match to the dark tones of the backdrop trees and to the general hues of the slate surfaces and metal flashings on the existing Grainger and D'Ebro gallery roof, as seen in the foreground in the heritage views from Wellesley Street between Elliott and Queen Streets. In regard to the above, "tones" means lightness or darkness but not colour; and "hues" means colours but not lightness or darkness.
8. The surrounds of the services (cooling) tower identified in
plan drawing number DP10 Rev C listed in condition 1 above shall comprise semi-opaque, fritted, or frosted frameless glass and shall be the subject of appropriate visual assessment and be selected to the approval in writing of the appointed independent heritage architect, Diane Hatada Jones.
9. The appointed independent heritage architect,
Diane Hatada Jones is to be advised of adequately in advance, and invited to be present at, regular site meetings with the contractor during the construction phase to enable appropriate consultation with Council staff and advisers and monitoring on all aspects of the project as it impacts on the heritage values of the scheduled building.
10. An illustrative record consisting of photographs and drawings is to be made, by an appropriately qualified and experienced conservation architect, of both the building and its surrounds, particularly the areas subject to alteration, prior to the proposed works commencing on site. once during the project and also on completion of the project. Each internal and external space or element shall be photographically recorded from one or more locations. chosen so that the locations are accurately also available in the finished project, thus producing exactly equivalent 'before', 'during' and 'after' archival images. This publication, to also include a comprehensive record of images of the building from previous eras, is to be presented in bound form for Auckland Council records and a further copy of this record shall be available in the Auckland Art Gallery library.
11. Method statements must be agreed in writing with the of the appointed independent heritage arc
hitect, Diane Hatada Jones for all works which necessitate the protection of heritage fabric prior to construction commencing.
Archaeological
12. A plan at A1 scale is to be produced before work commences and kept on display on site showing current and proposed structures, overlain by known historic walls, paths, buildings, tunnels and entrances, and discovered radar anomalies, in order that monitoring authorities and any persons undertaking construction work on the site can best anticipate predictable subsurface elements. This plan should be similar in content to the plan attached in Appendix 2 to these conditions (plans available on request) but with the result of the ground-penetrating radar investigation added to the data shown on that plan. Such detail shall all be shown as accurately as records allow. A copy of this archaeological plan shall be provided to the Manager Planning - Central/Islands in advance of work commencing.
13. The requiring authority shall employ, at its expense, a qualified archaeologist who shall:
a. Be on site to monitor all earthworks, including surface stripping of the site to establish whether any subsurface archaeological features are present: (this recognises that initial earthworks may go deeper than merely preliminary surface stripping. Additionally it is not just within the preliminary stages that archaeological evidence may be uncovered).
b. Certify to the Council (Manager Planning - Central/Island) in writing whether or not any archaeological features have been discovered and if so, describe the immediately evident nature of the features as observed by the monitoring archaeologist prior to any formal investigation or recovery.
Refer Advice Note 2 below.
14. Following archaeological authorisation by the New Zealand Historic Places Trust and the Auckland Council, when each area of earthworks commences, sufficient time must be allowed for any exposed features to be professionally excavated and recorded by the archaeologist referred to in condition 13. This may entail programming surface clearance of each area of proposed earthworks ahead of the next stage of works, to allow any archaeological excavation to take place without unduly holding up the main work.
15. In the
event that Koiwi (human remains) are uncovered in the process of excavation, work on the area concerned will cease immediately and Auckland Council (Manager Heritage) and the New Zealand Historic Places Trust (Regional Archaeologist) will be immediately contacted in order that appropriate investigation, iwi protocols, and further action can be defined. Work will not recommence on the area concerned until written authority is received from both the Auckland Council and New Zealand Historic Places Trust.
16. The requiring authority shall ensure that not less than seven days before any excavation associated with the works commences, representatives of tangata whenua are advised of, and invited to be present during, the excavations.
Construction
17. Prior to comm
encement of any works on the site, the requiring authority shall submit a construction management plan to the satisfaction of the Council (Manager - Central Resource Consenting and Compliance in consultation with Auckland Transport). The management plan shall include specific details relating to the excavation of the site, or part thereof, and the construction and management of all works associated with the proposed development, including:
a. Details of the site or project manager, including their contact details (phone, facsimile, postal address);
b. The location of large notice boards that clearly identify the name, telephone number and address for service of the site or project manager;
c. Methods or restrictions, such as a restriction on the size of construction vehicles and machinery, to be employed to ensure that no damage occurs to street trees throughout the construction period;
d. Measures to be adopted to ensure the protection of services such as pipes and water mains. in adjoining public roads and Albert Park;
e. Measures to be adopted to maintain the land in a tidy condition in terms of disposal/storage of demolition materials, rubbish, storage and unloading of building materials and similar construction activities;
f . Measures to be adopted to ensure that pedestrian access past the works is provided where practicable and that such access is safe;
g. Location of workers conveniences (eg portaloos);
h. Ingress and egress to and from the site for vehicles during the demolition and construction period;
i. Proposed maximum numbers and timing of truck movements throughout each day and their proposed routes;
j. Procedures for controlling sediment runoff, dust, the removal of soil, debris and demolition and construction materials from public roads or places. Dust mitigation measures should include use of water sprays to control dust nuisance on dry or windy days;
k. Location of vehicle, and demolition and construction machinery access during the construction period;
l. Hours of operation and days of the week for demolition and construction activities;
m. Means of ensuring the safety of the general public;
n. Procedures for ensuring that residents in the immediate vicinity of the site are given prior notice of the commencement of demolition and construction activities and informed about the expected duration and effects (e.g. noise, dust, traffic) of the works;
o. Procedures to be followed to ensure that those working in the vicinity of identified heritage features are aware of the heritage values of these features and the steps which need to be taken to meet the conditions applying to work on the site;
p. Procedures to be followed in the event that any historic artefacts are disturbed. The New Zealand Historic Places Trust protocol shall be the base standard to be adopted. The constru
ction management plan shall be implemented and maintained to the satisfaction of the Council (Manager - Central Resource Consenting and Compliance).
18. To prevent contamination of drains with water containing soil sediment, no stock piling of excavated material is permitted on the site (except where it is to be reused on the site). Any surplus excavated material shall be removed from the site and deposited in an approved landfill except where this is to be reused on the site and stored and maintained to a reasonable standard.
19. The requiring authority shall implement suitable sediment control measures during demolition, excavation and for the total period of construction in accordance with the guidelines on siltation control in the Unitary Plan. This is to include measures such as a wheel wash to ensure that all stormwater run-off from the site is managed and controlled to ensure that no silt, sediment or water containing silt or sediment is discharged into stormwater pipes, drains, channels or soakage systems or is deposited on roads. In the event that material is deposited on the road, the requiring authority shall take immediate action at its own expense to clean the road.
20. A wheel wash shall be installed and used on the site during the full period of demolition, excavation and construction works to ensure that loose material associated with pile works, removal of soil and debris, and delivery of construction materials is not carried by vehicle tyres and deposited on public roads. During such times the road carriageway adjacent to the site shall be hosed down at the end of each working day.
21. The loading and unloading of all vehicles and storage of plant and equipment associated with the excavation and construction on the site, shall take place within the designated area unless otherwise allowed by the written approval of the
Council (Manager Planning - Central/Islands).
22. Temporary protection shall be installed where required to prevent vehicles damaging footpaths, kerbs and roads. Safety barriers and warning signs shall be installed as necessary and maintained at all times to ensure that the health and safety of the public and workers on the site is ensured. In the event that damage occurs to the roads, kerbs or footpaths as a result of demolition or construction works, the roads, kerbs or footpaths shall be fully reinstated at the requiring authority's expense.
23. All reinstatement work of the affected roads, footpaths, street furniture, trees and services shall be carried out at the direction of, and to the satisfaction of, th
e Council in consultation with Auckland Transport.
24. All existing crossings no longer required shall be reinstated as kerb and footpath and the cost of this borne by the requiring authority. All works associated with the relocation and creation of on-street loading space is to be to the satisfaction o
f the Council in consultation with Auckland Transport and the cost of these works shall be borne by the requiring authority.
Noise Management
25. Prior to commencement of the works the requiring authority shall prepare a construction noise management plan for the approval of the
Council (Manager Planning - Central/Islands). The plan shall include an assessment of the likely demolition and construction noise levels and propose a noise mitigation plan. The requiring authority shall employ, at its expense, a suitably qualified acoustic consultant to monitor the works and ensure that the noise mitigation management plan is implemented and maintained to the satisfaction of the Manager - Central Resource Consenting and Compliance.
Traffic Management
26. Prior to any works commencing on the site, the requiring authority shall submit a traffic management plan for the approval of the
Council in consultation with Auckland Transport. The plan shall address all relevant details as listed in Appendix 3 to these conditions (available on request). All works shall be carried out in accordance with the approved traffic management plan.
27. Any proposed changes to the layout of the Mayoral Drive/Wellesley Street/Kitchener Street intersection to facilitate demolition and construction activity associated with the Art Gallery development works shall be subject to analysis prepared by the requiring authority covering delay and capacity impacts. The results of this analysis shall be submitted with the proposed traffic management measures as part of the traffic management plan submitted in accordance with condition 26 above.
Movement of Service vehicles from Wellesley Street (Post-Construction)
28. Shorter wheelbase (8m) rigid trucks servicing the Art Gallery shall be allowed to reverse on to the site from Wellesley Street at any time (preferably avoiding the 4:00pm to 7:00pm weekday peak traffic period), subject to a marshal being in attendance to manage pedestrian movements on the Wellesley Street footpath when the truck is accessing the site.
29. Longer wheelbase (11m) rigid trucks servicing the Art Gallery shall be allowed to reverse onto the site from Wellesley Street at all times except the 4:00pm to 7:00pm peak period Monday to Friday (public holidays excepted) subject to a marshal being in attendance to manage pedestrian movements on the Wellesley Street footpath when the truck is accessing the site.
30. Articulated truck access to service the Art Gallery from Wellesley Street is restricted to the 7:00pm to 7:00am period on weekdays (public holidays excepted). Any articulated vehicles coming to the site should be scheduled with traffic management pre-arranged and the following Temporary Traffic Management Procedure should be introduced while the truck is manoeuvring onto the site. Part of any approved traffic management plan as outlined in Condition 26 above should include the requirement to advise both
the Council (Manager - Central Resource Consenting and Compliance) and Auckland Transport one week in advance of the scheduled arrival of an articulated truck.
Temporary Traffic Management Procedure:
a. Stop the eastbound through movement on Wellesley Street (direct traffic into Kitchener Street);
b. Stop the right turn into Wellesley Street from Mayoral Drive; and
c. Manage pedestrian movements on Wellesley Street footpath.
Note: For unscheduled rigid trucks, the proposed loading zones on either side of the vehicle crossing would allow the trucks to pull out of the traffic stream. The driver would then report to and get the necessary personnel from the Art Gallery for assistance with marshalling while the truck is reversing onto the site.
Parking
31. The requiring authority, in conjunction with the Art Gallery management
. Council's Transport Strategy Group and the Auckland Transport, shall develop and implement a travel plan for the Art Gallery to assist both patrons and staff. The purpose of the travel plan shall be to promote alternative modes of transport to the motor car by recommending how demand for private commuter trips to/from the site can be minimised, particularly during the peak traffic periods. The travel plan shall be submitted for the approval of the Manager: City Planning prior to the commencement of the operation of the developed Art Gallery.
32. The requiring authority shall seek the approval of the
Council (Manager - Central Resource Consenting and Compliance) in consultation with Auckland Transport to the following changes to the on-street parking controls:
a. The P60 parking spaces outside the Art Gallery on Kitchener Street shall be changed to a P5; and
b. That part of the P60 parking area on the northern side of Wellesley Street shall be changed to a time restricted bus parking area.
The full cost of giving effect to these changes shall be borne by the requiring authority.
33. The requiring authority shall seek the approval of the
Council (Manager: Transport Safety Assets and Operations) to amend the other on-street parking controls impacted by the development of the Art Gallery to be generally in accordance with Traffic Planning Consultants Ltd drawing No. 03125-02 dated 2.8.05 and attached in Appendix 4 to these conditions (available on request).
The full cost of giving effect to these changes shall be borne by the requiring authority.
Landscape and Tree Works
34. Landscaping and tree works within the designated area shall be expressly authorised by resource consents where required by the Unitary plan and shall be carried out in accordance with conditions of any such resource consents.
General
35. A copy of this designation and its conditions and appendices (all available on request) shall be held on site at all times during the establishment and construction phase of the activity, and its provisions shall be drawn to the attention of all contractors, subcontractors and site supervisory staff.
Advice Notes
1. All archaeological sites (whether scheduled, registered or not) are protected under the provisions of the Historic Places Act 1993. It is an offence under this Act to destroy, damage or modify any archaeological site, whether or not the site is entered on the New Zealand Historic Places Trust Register of historic places, historic areas, waahi tapu and waahi tapu areas. Under Sections 11 and 12 of the Act, application must be made to the New Zealand Historic Places Trust for an archaeological site(s) where the avoidance of any effect on the site is not practicable.
2. Albert Park is scheduled as an archaeological site in the district plan, and this is recognised by the New Zealand Historic Places Trust (NZHPT). Notwithstanding this particular status for the park itself, the discovery of any archaeological feature or material on land beyond the scheduled archaeological site immediately ranks the location as a protected archaeological site under the Historic Places Act 1993. An application would need to be made to the NZHPT for a 'Consent to Modify' for the archaeological site (including the information required in section 11(2) of the Historic Places Act 1993), and resource consent from the Auckland City Council may be required prior to any excavation, modification or professional investigation taking place. Further work in the area must cease pending the application and granting of the required consents.
Attachments
No attachments.