Design Brief - Waitangi Park Building Design Competition

Waitangi Precinct Design Competition Brief

1.1 Overarching Criterion
1.2 Primary Assessment Criteria

2.1        TAG interpretation of Waterfront Framework requirements
2.2        Site-specific issues
2.3        Chinese Garden criteria
2.4        Departures from the brief

3 Activities and Accommodation

4 Submission Requirements

INTRODUCTION

Assessment criteria and information
The ‘overarching’ and ‘primary assessment criteria’ are the key statements against which proposals will be assessed. The ‘supporting assessment criteria’ are other considerations and relevant information, generally of a more detailed nature, that must also be taken into account.

Competition designs will provide for the required activities and accommodation as scheduled. Site information has been prepared to as far as possible inform designers about the context, opportunities and constraints of this site. Cost information is provided to indicate the relative and indicative costs in New Zealand dollars of various construction types and qualities.

Scope of design
The competition is focused on buildings for the identified sites, however design proposals are required to demonstrate a considered relationship with adjacent public areas – their immediate surroundings – as well as the wider waterfront and urban context. Competitors may either accept the existing conceptual public space plan around each of the sites or indicate a new concept that integrates with adjacent buildings, Waitangi Park and the waterfront promenade. Public space design can be indicated at a conceptual level.

Design and site planning flexibility
This competition brief includes drawings showing building footprints for Sites 1-4. These are indicative only. These footprints were established by the competition-winning scheme for the design of Waitangi Park but are not meant to impose strict constraints on the number, size or location of new structures.

Competition Judging
The competition will be judged by a nominated panel supported with design assessment from the Technical Advisory Group. The judging panel will be informed by feedback on proposals received in a public exhibition.

1 COMPETITION ASSESSMENT CRITERIA

1.1 Overarching Criterion

Design excellence
The competition winning proposal will demonstrate outstanding design merit and will be distinguished by an exemplary response to all primary assessment criteria.

1.2 Primary Assessment Criteria

1. Creativity and imagination
Realisation of the potential for these buildings, by their virtuoso design quality and exquisite resolution to be signature projects that complete the Wellington waterfront and elevate the city’s reputation as a centre of creativity.

2. Responsiveness to context
Recognition of the particularities of site in a considered and convincing way, complementing and enhancing Waitangi Park (including its future Chinese Garden), the waterfront promenade and other public spaces, as well as broader waterfront and city context.

3. Contribution to the critical advancement of architecture and urbanism
Extent to which the design incorporates principles of environmentally sustainable design and contributes to areas that may include (but are not limited to) technical innovation, cross-cultural understanding and advancement of theoretical propositions on architecture or urbanism.

4. Expression of contemporary culture
Extent to which the design proposal is of this time as well as place and relates to international as well as local culture.

5. Functionality
Resolution of access, accommodation and spatial relationships, and quality of internal space including provision for flexibility and adaptability.

6. Feasibility
Extent to which, in broad-brush terms, the design proposal is financially feasible - its cost and value in relation to the proposed budget; technically feasible – it is potentially buildable in New Zealand; and politically feasible - it responds in a considered and compelling way to the requirements of the Waterfront Framework and relevant District Plan criteria.

2 SUPPORTING ASSESSMENT CRITERIA

2.1 Commentary on Waterfront Framework Design Issues

The Waterfront Framework should be referred to give an indication of public expectations. The following commentary expands and interprets aspects of the Framework in relation to the Waitangi Precinct Competition sites.

History and contemporary culture
Wellington’s waterfront development aims for a balance between history and contemporary culture. The competition site has strong historical associations. In pre-colonial times, the nearby Waitangi lagoon was an important food source for local iwi located at the nearby settlement of Te Aro Pa. Between 1895 and 1905, a series of reclamations and wharf structures established a century-long tradition of maritime activity. Both stories provide themes for the landscape of the new Waitangi Park. Furthermore, two neighbouring heritage buildings (the Herd Street Post and Telegraph building and the Overseas Passenger Terminal) are being retained for reuse. However, Sites 1-4 are less constrained by heritage issues than most locations on the waterfront. Accordingly, the competition provides an opportunity to emphasise contemporary culture, and present a counterpoint to the historical themes addressed in neighbouring developments.

Relationship to neighbouring buildings
Although the new buildings proposed for Waitangi Precinct are relatively small, they must have a positive relationship with several much larger structures: Te Papa, the Herd Street Apartments and the Overseas Passenger Terminal.

Te Papa was designed before there was any prospect of a large public space on the museum’s eastern flank. Today, the massive eastern elevation of Te Papa, containing the museum’s main service area, is seen as a poor frontage to the new park. The competition provides an opportunity to improve this relationship. As a result, development on Site 4 is referred to as the ‘Transition Building”. It should address the park directly, and help to mediate between the bulk of the museum and the adjacent public open spaces. Development of Site 4 should also help to screen Te Papa’s ‘back door’. However, despite its service function, the area between the museum and the proposed Transition Building constitutes an extension to Tory Street, one of Te Aro’s main pedestrian thoroughfares. The design should help to transform this area into a more desirable walking route between the city and the harbour.

Sites 1-3 are located between the Herd Street Apartments and the Overseas Passenger Terminal. The fate of the former building was a contentious issue in Wellington. Some people believed it should be demolished to provide better connection between Waitangi Park and the harbour. Other people argued that the building was an important piece of Wellington’s architectural history which could shelter and support activities in the park. Heritage arguments prevailed, resulting in a massive free-standing building which could have a ‘predatory’ relationship to surrounding public open space. As a result, one of the principal objectives of the competition is to create a collection of smaller structures which reduce the dominance of the Herd Street block.

The waterfront’s concept plan suggests that the best way to achieve this is to place new buildings between the apartment block and the Overseas Passenger Terminal. In this location, the new structures help to link the two existing buildings. They create a single cluster of buildings, spaces and activities which together provide a ‘critical mass’ of activities. The ensemble presents an attractive destination in part of the waterfront that would otherwise be disengaged from the built fabric of the city.

Sites 1-4 can be treated as a single suite of buildings. In this case, the visual relationship between Sites 1-3 and Site 4 should reinforce the layout of Waitangi Park. Alternatively, the two areas can be treated as independent entities.

Relationship to waterfront promenade and other adjacent open spaces
The principal purpose for all new buildings on the waterfront is to enhance public space. The size and shape of the new structures should relate positively to the scale of adjacent open spaces. New buildings should create sunny sheltered spaces appropriate for a range of weather conditions. Buildings should also contribute to the safety of public spaces through passive surveillance. For this reason, all buildings should be oriented outwards, and should present active frontages to adjacent public spaces. The upper levels of buildings should contain openings and other signs of inhabitation.

The ground floor of buildings should be predominantly accessible to the public. This could include commercial activity – provided it is aimed at the general public.

In combination with the Herd Street Apartments, the Overseas Passenger Terminal and associated landscape, development on Sites 1-3 should create a distinct ‘episode’ along the waterfront promenade. The design will contribute to the variety of open spaces and experiences available on the waterfront. In particular, Sites 1-3 will help to create a series of smaller public spaces which complement the large expanse of Waitangi Park. These enclaves should contribute to the range of spaces and the flexibility of venues available for formal and informal performances.

Although Sites 1-4 are included in the overall landscape design for Waitangi Park, the final treatment of associated open spaces has not been determined. The competition is an opportunity to develop landscape proposals for the plaza defined by Sites 1-3 and for the raised ‘cultural grounds’ associated with Site 4.

Visual connections between city and harbour
All four sites occupy conspicuous locations within the waterfront and the wider district of Te Aro. Site 4 is prominently located on the edge of Cable Street and Tory Street. The latter thoroughfare defines a protected view shaft from south to north across the full extent of Te Aro. Sites 1-3 are located within a potential axis of view along Kent and Cambridge Terraces. This view is currently blocked by the New World supermarket in the block between Cable and Wakefield streets. However, there is a possibility that redevelopment of the supermarket site will one day re-establish a strong visual axis between the harbour and the city’s only boulevard.

Mid-range views are even more important. Developments on Sites 1-3 will reduce the extent of views between Waitangi Park and the harbour. Therefore it is important that remaining visual connections are enhanced by using the buildings to frame views of the harbour. Sites 1-3 also help to form the junction between the waterfront promenade and Oriental Parade. The Parade is a popular recreational walking route which provides access to Oriental Bay, Wellington’s inner-harbour beach. The Parade is also a busy pathway for workers who walk to and from the central city. Consequently, the Parade is regarded as one of the principal gateways to the waterfront. Developments on Sites 1-3 should help to mark this threshold, and should establish greater continuity between the Parade and the new promenade.

Appearance of buildings
Construction modules, architectural details and other elements of composition should give the buildings a human scale. Building exteriors should also possess sufficient complexity and interest to attract and hold attention in near views as well as distant ones. The external treatment of the buildings shall contribute to the perception that the waterfront is inhabited and active. Night time illumination should be an integral part of the design. Consideration should be given to the creation of environmentally responsible lighting effects which enhance the landmark status of the buildings and contribute to the character of associated public spaces.

2.2 Chinese Garden Criteria

Design proposals for Site 4 should create a workable site for the Chinese Garden and should produce a positive relationship between the garden, the car park and the Transition Building. This document records design considerations for the Chinese Garden. The garden itself will be designed by a team of experts at a later date, however design proposals for Site 4 might indicate intended composition and relationships.

Imagery
1. The garden will reflect a contemporary view of being Chinese in New Zealand. It will express a living culture which is integral to the structure of New Zealand society and culture.
2. The garden will contain a large pond and other water features, large rocks and sizable trees. The garden will also contain bridges and pavilions which mark important viewing points and provide points of contemplation. Consideration should be given to how these elements will be accommodated above the proposed car park.

Space
3. The garden will be approximately 3000 square metres in area. Landscape design will aim to create the impression that this space is larger than its actual dimensions.
4. The garden will make use of ‘borrowed landscape’ through strong visual connections to Waitangi Park, the harbour and the surrounding hills. Equally, the garden should be visible to people in nearby public spaces.
5. It is possible for the garden to occupy more than one space, provided sub-areas are well connected. However, fragmentation of the garden should not compromise attempts to create a spacious effect and a separate identity within the landscaped area.
6. The garden should be oriented towards the sun. The Transition Building (or buildings) should not cause significant overshadowing of the landscaped area.

Spatial organisation, access and connections
7. The garden will be organised along a single pathway which provides a planned sequence of experiences. Visitors may travel this route in either direction. Some of the pathway may be covered and/or open on just one side.
8. The sequence will be supported by a single entrance and a single exit. Entrance and exit should be distinct from one another, though they may be adjacent, but must not be aligned along a single axis. One of these entrance/exit points may be through the Transition Building, especially if the tea house is incorporated into the building footprint. Entrance/exits could allow flow from the garden to the open spaces of Waitangi Park.
9. The formal/symbolic entrance should face north, and should preferably be located at the northern apex of the triangular site. There is also value in providing an access point along the garden’s western side so that visitors may walk directly to and from Te Papa.

Quality of space
10. The design of the garden should create the impression of a separate world with its own recognisable identity. As far as possible, the garden should be a peaceful secluded place free from the intrusion of unrelated buildings or activities.
11. In order to maintain the sense of a world apart within the garden, views from the upper levels of the Transition Building may be over, but should not be down into the garden.

Edge conditions and activity
12. The garden need not be completely surrounded by walls. However, walls serve important design purposes such as framing views, marking transitions and providing backdrops.
13. It is desirable to have a tea house or other themed food outlet serving visitors to the garden. This facility would be a commercial venture, may be a discrete entity or may be located within the Transition Building (or buildings).
14. The Transition Building (or buildings) will also accommodate a function space which may open into the garden for certain events. At other times, the function space should be able to operate autonomously.
15. The Transition Building may also provide for cultural amenities compatible with a Chinese Garden.

2.3 Departures from aspects of this brief

This brief recognises that there may be many and varied design solutions for the four sites and associated public spaces. Innovative and imaginative site planning and design might create inspired solutions that are not predictable, possibly moving beyond some of the detailed requirements of the brief. In this event, the designer must demonstrate convincingly that the proposal achieves the primary design objectives in an exemplary way.

This should be taken not as an opportunity to ignore constraints and requirements, but as notice that departures from the brief will be considered on their merits, subject to compliance with the primary assessment criteria.

3 ACTIVITIES AND ACCOMMODATION

The following tables outline the areas and nature of the activities to be accommodated within the Waitangi Park Precinct.

The tables of and number of levels areas for each of the four sites is based on pre-design assumptions of an indicative form and configuration. The footprints, configuration of areas and floor levels are all indicative.

There is some flexibility in the preferred functions. Note that provision for adaptability might be an important design approach, as it is expected that the use of the buildings will change over time.

SITE 1

This building is intended to provide Wellington’s premier seafood dining experience, offering a combination of restaurants to differing sectors of the community. This building will be used to showcase abundant and varied seafood caught daily in the region.

Marine produce has particular relevance given its close proximity to the water’s edge, Clyde Quay Boat Harbour, Chaffers Marina and the nautical theme of the Overseas Terminal building.

Level Preferred Function Floor Area Alternative Functions

Basement Parking for 80-100 parks for building tenants, customers and general public visiting the precinct under sites 1 & 2 – see indicative parking plans As required None.

Ground Boutique delicatessen style stores offering unique produce that can be experienced and consumed on site or taken away. 200-400 sq.m Eat-in or take-away food outlets

Other levels Family and fine dining seafood restaurants 500-700 sq.m Commercial office space, residential accommodation.

SITE 2

This site attempts to provide sheltered recreational activities that complement Waitangi Park and a venue that will appeal to Wellington’s youth as a place to spend time with friends at low cost.

The building shall incorporate a three storey internal climbing wall catering for a range of abilities and mixed-use recreational experiences in the remainder of the building.

Level Preferred Function Floor Area Alternative Functions

Basement Parking for 80-100 parks for building tenants, customers and general public visiting the precinct – see indicative parking plans As required None

Other floors A variety of recreational activities such as kayak hire, rock climbing, mountain bike hire etc. Approx 1400m2
Recreation related retail

retail/ interactive activity outlets

Commercial offices at upper levels only

SITE 3

A building in this location will accommodate activity that complements the upper level apartments and ground floor restaurant/retail activity of Chaffers Dock. Ground floor uses should open to Waitangi Park.

Level Preferred Function Floor Area Alternative Functions

Basement Existing sub-grade car park serving the Chaffers Dock apartment complex.

Ground
Creative café that is a coffee venue during the day and a restaurant/bar in the evening capable of hosting live performances, demonstrations or exhibitions.

Outlets for hiring recreational equipment.

Retail stores

250sqm

100sqm

200sqm

Retail outlets

Gymnasium/health club

Above ground Short-stay serviced apartments. 1500sqm Private apartments

SITE 4

The primary function of this building will be to provide an extension of the public exhibition space available to The Museum of New Zealand – Te Papa Tongarewa. The Museum will occupy two levels of this building and will require a pedestrian link between the two buildings. The concept for the two floors is a focus on ‘the contemporary’ – primarily contemporary art and visual culture but with a breadth of view over contemporary ideas, popular culture, and including contemporary Mäori and Pacific art, and extending to fashion and design.

The ground floor will be connected (open on) to an at-grade, covered car park, containing approximately 150 parking spaces. The structural solution for the transition building should be capable of being coordinated with a car park below, however the planning and design of the car park is not a requirement for this competition.

Level Preferred Function Floor Space Alternative Functions

Ground Low cost hotel/hostel accommodation 850sq.m Gallery/exhibition space
Retail

1
Chinese tea house
(opening to Chinese garden)

Gallery space

300sqm

550sqm
Function centre (opening to Chinese garden)

Above ground Contemporary art exhibition/gallery space 1750 sq.m Museum storage or office space
Private apartments

4 SUBMISSION REQUIREMENTS

The proposals will be reviewed by both the judging panel and expert advisors. Proposals will also be exhibited to allow public comment. The following material is required:

Exhibition panels
Equivalent of two A1 panels mounted on 5mm foam board (for wall mounted exhibition).

The panels can include any combination of text and drawings.

Development proposals shall be described with enough detail to convey a clear response to the project brief. At this concept design stage, drawings should include (but are not limited to):

1:200 building plans, sections and elevations
Site plan showing building in context
Perspective views of the building proposals in context

Design statement or report
This should be not more than 15 A4 pages outlining design rationale and including an outline specification for materials and finishes (if this is not noted on the drawings). It may include any combination of text and drawings.

The outline specification should be sufficient to allow an independent cost consultant to assess compliance with budget.

NOTE:

Digital Animation
Competitors may choose to, but are not required to submit a short animation from a 3D digital model.

Physical Model
A physical model is not required. WWL will commission an independent model maker to construct a model of each proposal using a common palette of materials. These models will be inserted into the existing Waitangi Park base models.