5.47 Takapuna 1
Introduction
The activities, controls and assessment criteria in the underlying Metropolitan Centre zone and Auckland-wide rules apply in the following precinct unless otherwise specified below. Refer to planning maps for the location and extent of the precinct and sub-precincts.
1. Development controls
The development controls in the Metropolitan Centre zone apply in the Takapuna 1 precinct unless otherwise specified below.
1.1 Building height
Buildings must not exceed either the height and storey limits set out in Table 1 below.

Table 1
Sub-precinct
 Maximum height
  Storeys
Sub-precinct A 20.5m 5
Sub-precinct B 24.5m 6
Sub-precinct C Unlimited Unlimited
Sub-precinct D 12.5m 3
Sub-precinct E 36.5m 9
1.2 Frontage and building setback
1.A building must be built to the frontage of the site until it reaches the minimum frontage height i.e. number of storeys, in Table 2 below.
2. Vehicle and pedestrian access areas are excluded from the requirements of this rule.
3. The requirement to build to the frontage of the site may be excluded where the location of a protected tree makes this requirement impractical.
4. Any part of a building that exceeds the maximum frontage height i.e. number of storeys, must be set back by the minimum frontage setback.

Table 2
Sub-precinct Minimum frontage height
 Maximum frontage height Minimum frontage setback
 Sub-precinct A  2 storeys  3 storeys  4m
 Sub-precinct A in relation to the through-site lane in Rule 1.5  2 storeys  4 storeys  4m
 Sub-precinct B
  3 storeys  4 storeys  4m
 Sub-precinct C
  4 storeys
  6 storeys
  6m
 Sub-precinct E  3 storeys  4 storeys  4m
 Sub-precinct E in relation to the southern laneway. Refer to clause 1.6 below
  2 storeys  3 storeys  9m
1.3 Building coverage
1.Buildings must not exceed 50 per cent maximum building coverage in sub-precinct D.
1.4 Through-site lane for Sub-precinct C
1. The site area multiplied by basic floor area ratio equals permitted GFA. The maximum floor area ratio is available in return for the provision of a through-site pedestrian lane that fulfils the through-site lane criteria in clause 2.2.3 below.
2. The basic floor ratio for sub-precinct C is 5:1. The maximum floor area ratio for sub-precinct C is 6:1.
1.5 Through-site lane for site in Sub-precinct A
1.A two storey height bonus is available on the site shown in Precinct Plan 2 if a through-site pedestrian lane is provided.
2.The through-site lane must be sited in the indicative area shown in Precinct Plan 2 and must:
a.have a minimum width of 5m
b.create a direct and logical pedestrian route through the site
c.connect one street to another street or public place
d.be open to the sky or be enclosed with glazing that allows views to the sky. A pedestrian route through a building is not appropriate. If enclosed with glazing, the average height of the lane must be no less than 5m
e.comply with the following on both sides of the through-site lane:
i.residential activity and/or car parking must not be located on the ground floor
ii.the frontage of any building must adjoin the through-site lane boundary for its entire length up to a minimum height of 6m, excluding pedestrian entrances, window and balcony recesses, architectural modulations and vehicle accessways. The minimum floor to ceiling floor height for the ground level is 4m
iii.the maximum length of any blank wall is 4m
iv.entrance and window elements must form at least 50 per cent of the surface area of any ground floor facade
v.provide a high standard of pedestrian amenity.
1.6 Open air laneway for Sub-precinct E
In sub-precinct E, two laneways must be provided in the location specified in Precinct Plan 1. The laneways must:
1. be uncovered
2. for the southern laneway only, have direct pedestrian access to Lake Road
2. Assessment - Development control infringements
2.1 Matters of discretion
In addition to the general matters set out in clause 2.3 of the general provisions and the specific matters set out in the Metropolitan Centre zone, the council will restrict its discretion to the matters below for the relevant development control infringement.

Table 3
 Activity Dominance and overshadowing
 Sense of place Through site lane Open air laneway
Building height
  X  X    
Frontage and building setback
  X  X    
Building coverage
  X  X    
Floor area ratio of the through-site lane for sub-precincts C and A
      X  
Open air laneway for sub-precinct E
    X    X
2.2 Assessment criteria
In addition to the general matters set out in clause 2.3 of the general provisions and the specific assessment criteria for the infringement in the Metropolitan Centre zone, the council will consider the relevant assessment criteria below for the development control infringement.
1. Dominance and overshadowing
a.Buildings should not visually dominate Takapuna’s reserve and beach areas.
b.Buildings should avoid significant shading on Takapuna’s reserve and beach areas.
c.Frontage heights and setbacks should balance the need to provide access to sun, human scale, and a sense of place, with the need to provide a level of enclosure at street level.
2. Sense of place
a.Buildings should create a sense of place appropriate to the beach environment.
b.Buildings should be sympathetic to the natural structure of the bay and headlands, with lower level development on the bay’s edge and building heights rising as the land does to maintain the amphitheatre like form of the bay.
c.Buildings should support the role that Takapuna plays as a metropolitan centre, with high quality design that complements the coastal character and mitigates the visual appearance of taller buildings.
3. Through-site lane
a.The extent to which any through-site lane complies with the controls in clause 1.5.2 above.
4. Open air laneway
a.Where a laneway is not provided, other means of promoting pedestrian access and connectivity between Lake Road and Hurstmere Road should be provided.
3. Precinct plans
Precinct Plan 1: Sub-precinct E open air laneway
Precinct Plan 2: Indicative through-site link