Chancery - Auckland
Fast facts
Location: Chancery Street, Auckland
Construction: 1999-2000
Owner: Chancery Ltd
Design: Grant Harris, Ricky Do, Jeremy Whelan, IGNITE Ltd
Case study researcher: Grant Harris, IGNITE Ltd
Key statistics
Site area: 3949 m²
Retail area: 4600 m²
Commercial area: 4800 m²
Parking spaces: 228
Gross floor area: 18,535 m²
Site coverage: Carpark = 100%; plaza level = 80%
Maximum height: Ranges from 10-26 m
Number of shops: 41
Office floors: Nine floors spread over three buildings
Photo: Site
context.
Photo:
Glass umbrella and outdoor café space.
Photo:
Entrance from Freyberg Square.
Introduction
Chancery is a $40 million mixed retail and commercial development on the edge of the 'High Street' fashion district. The site is bounded by Chancery Street, Courthouse Lane and Kitchener Street, and extends to Bankside Street.
In the late 1980s the site was targeted for redevelopment, and the existing buildings were demolished. Excavation work began to construct three new commercial buildings to cover the entire site. Due to financial pressures, this development did not proceed beyond the construction of the car park on the site now adjacent to "Chancery", and the excavation of the land to the east of Bacons Lane.
The entire site was purchased by Chancery Ltd, who saw the opportunity to reinvigorate this portion of the city.
This case study illustrates how urban spaces can be created that link with the existing urban fabric, maintain a scale appropriate to their surroundings, and respond to topography and geography.
Design process
IGNITE designed a streetscape, which could be considered popular in its approach, in an effort to create a modern interpretation of the past. A crucial aspect was to ensure the new buildings complimented the existing High Street district, so design cues were taken from the surrounding streets and buildings to present Chancery as an extension of them.
Every effort was made to maintain connections with the area's pedestrian and traffic flow. The buildings follow the existing contour of the surrounding streets with an easy walking gradient to the central plaza, despite 47 different levels in its construction. Convenient parking was essential, and an additional two levels of parking were created directly under the new complex. Easy access is provided to the centre of the Chancery retail area, with a short stroll to High Street and Queen Street beyond.
The variation of style for each tenancy reflects the evolution of the district, providing new occupants with the opportunity to establish their own identity. Three distinct buildings create the overall harmony, with more than 40 different façade treatments and a multitude of finishes providing variety. Colours were chosen from those used in older urban districts: white, brick-red, beige and grey. Awnings and street furniture reinforce the human-scale at ground level. The stone walkway uses granite porphyry, distinguishing it from neighbouring streets and reinforcing the idea of something special.
The design for Chancery focused on providing a memorable experience for visitors. This begins with the curving streets that progressively reveal more as one moves through the complex. The environment encourages people to stay by providing trees, seating, shade umbrellas, a glazed central canopy, shelter without enclosure, orientation to the sun, and views to spaces beyond (including Albert Park and High Street). It is very much a place for people.
Urban design issues
The design brief provided by Chancery Ltd was developed after investigation of retail areas in the USA and Europe. While the project had to be commercially viable, neither budget nor maximum potential floor area drove the design.
Chancery was required to:
- connect to the retail precinct of High Street
- enhance the atmosphere of the district
- retain a connection to the adjacent historic buildings
- maintain the openness of adjacent Freyberg Place, and connections to Albert Park
- provide an urban space which would enhance the notion of place.
Commercial viability required:
- a mix of retail and commercial space
- flexibility to allow for change of use (commercial to residential)
- maximising retail frontages
- individual identities for retailers at street level
- commercial space that allowed for a wide range of possible tenants, from larger corporate business to boutique professional offices
- clear-span spaces with services efficiently located
- minimal depth in office spaces to maximise natural lighting and outlook.
Evaluation - urban design principles
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Context |
The Chancery site had lain vacant for over a decade. The site is a prime location off High Street within an existing mixed use district on the edge of the CBD retail area. An important factor in developing Chancery was its connection to the High Street fashion district. Adding a diverse range of fashion retailers to Chancery's street and plaza area strengthens and effectively extends this retail node and brings the High Street district into the Chancery site. |
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Character |
Entries into Chancery are defined by strong architectural elements as well as by the secure entry gates. The domes and turrets are recognised as symbols of Chancery and provide a strong link to the adjoining historic buildings. The central café under the glass umbrella is a focal point for gathering and meeting, and is also clearly identified with Chancery. The axis of the Chancery path is carefully orientated towards Freyburg Place and Albert Park to connect with the existing plaza and park pedestrian network. The openness of Freyberg Square and the height of the surrounding buildings, in particular Chancery Chambers and the Pioneer Woman's Memorial Hall, determined the scale of the new Chancery buildings. Low-rise, medium-density buildings establish a connection with the historic buildings of the area, and the mix of activities complements others in the district. As a result, Chancery is seamlessly integrated into the CBD. |
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Choice |
The open floor areas subdivided by lightweight fire-rated walls permit a diverse range of floor area mixes and uses on retail levels, including cafés, restaurants, fashion boutiques, and gift shops. The commercial floors above can also be used as residential or hotel accommodation. Because each tenancy has its own façade there is great diversity, but the opportunity remains to create consistency without enforcing a uniform identity. |
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Connections |
Chancery is on the eastern side of the CBD and has good regional and local connections to the road network, Albert Park and other pedestrian areas. There is an existing network of pedestrian and vehicle spaces through the CBD but cars tend to dominate and pedestrians are forced to make do in an inhospitable and often dangerous environment. Chancery, however, offers a pedestrian street, like Vulcan Lane, where the pace of movement is walking speed and pedestrians dominate. Chancery creates an alternative way to move between High Street and Albert Park , avoiding the traffic, and simultaneously improves the connectivity and permeability of the area. |
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Creativity |
The previous development proposed for the site that created high-rise office towers to maximise floor area was rejected in favour of a human-scale development, a mix of uses, and interesting architecture. Chancery illustrates the creation of a pedestrian street as an alternative to an enclosed shopping mall. |
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Custodianship |
The Chancery development enhances the built environment by seamlessly integrating with the existing patterns. The addition of planters, trees and outdoor seats enhances the area. By restricting the height of the building along Chancery Street on the north of the plaza to two levels, sunlight fills the square throughout the year, particularly during the lunch time, when it is heavily used and enjoyed by workers and residents. |
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Collaboration |
The design process was a close collaboration between Chancery Ltd and the design team at IGNITE. The project was fuelled by a desire to regenerate the High Street - Chancery Street - Albert Park axis. |
Lessons learnt
Chancery shows that it is possible to create a development that is financially viable without using maximum floor area as the driver.
Timing is all important. For the project to be successful the client, architect, consultants and contractors must work closely to meet deadlines and budgets. In this case, the deadline was dictated by the Christmas shopping period. However, before budgets can be established the design and scope of work needs to be clearly defined. To do this effectively, the complete design team needs to be assembled as early as possible in the process.
Establishing a common understanding of quality for a project can be difficult, but it is essential to do this early on as quality affects time and budget. All participants need to understand this and work within clearly-defined parameters.
Overall harmony can be created despite diversity of styles if this is anticipated and neighbouring tenants' choices are considered.
Although the retail area is principally fashion, for this to be successful an anchor tenant related to food is essential.
This project has been financially successful for the developer, but the rent for tenants may have been set too high, leading to a high tenant turnover and some vacancies.
Value gained
In 2002 Chancery won the Supreme Award, from the Property Council of NZ, which recognises excellence in property investment and development. Judging criteria are weighted towards user satisfaction, but architecture and efficiency are also considered.
Chancery has become a destination in its own right, due to the quality and strength of the development and the presence of draw-card tenants. It is seen as an extension of the boutique High Street retail precinct, and this has contributed to the revitalisation of this part of the CBD.
In 2002, the developers had sold 18 shops with a yield of around 8.5%. Since this time the occupancy levels have remained high, and all areas, especially the plaza, continue to be well patronised.
These figures demonstrate the value good design added to the project:
- Project construction cost - $23,500,000
- Total development cost - $40,300,000
- Value upon completion - $54,000,000.
Comments
In 2002 Chancery received a Certificate of Merit from the International Council of Shopping Centers (New York) for its "innovative design and construction".
"Chancery was a clever development that created a new heart in the city and had achieved greater than expected returns for its developers."
- Graham Horsley, Chief Judge, Property Council Awards, (NZ Herald, April 2002)
"Chancery is the best answer yet to the dominance of the suburban mall. It has a certain charm, it acknowledges human-scale and is perhaps the best apology so far for the disappearance of the legendary Melba."
- Douglas Lloyd-Jenkins, (NZ Herald, April, 2002)
"This development, by virtue of its thematic qualities, accessible imagery and human-scale, is likely to be appreciated by the general public."
- Errol Haarhoff, Professor of Architecture, University of Auckland
