Character Appraisal in Inner-city Wellington
Fast facts
Location: Mt Cook, Newtown, Berhampore, Wellington
Study undertaken: March 1999
Prepared for: Wellington City Council
Case study researchers: Graeme McIndoe, Architect and Urban Designer and Deyana Popova, Urban Perspectives Ltd
Photo: Study area.
Photo:
Streetscape analysis summary diagram identifying groups of buildings
and neighbourhoods of significance.
Introduction
This case study, unlike the others in this series, does not analyse a development project. Instead it illustrates the application of character analysis techniques to establish urban neighbourhoods.
The study was initiated to assess the form and character of Wellington's southern inner-city residential areas. The study area covers three distinctive and long established neighbourhoods that contain about 5000 dwellings spread over 170 ha. The results of the study were used to inform recommendations for character-related development provisions.
Design process
Research methodology
The character appraisal identifies typical development patterns relating to building age, type, and scale, building height, site coverage, lot size, frontage setbacks, and side yards. It also identifies the location of new development within the study area.
The character appraisal summarises the results of a systematic urban design evaluation of the study area. Evaluation is based on a combination of the following three research techniques:
1 Streetscape analysis
This is an expert field analysis of the study area to identify important visual characteristics of the street and the buildings at its edges, and to verify the location of multi-unit development. Streetscape analysis involved viewing all streets and every building on each street to give a character overview of the area as a whole, as well as of the specific features and patterns of its various parts. A checklist was developed and used to assist completeness and consistency in recording key characteristics. Photographs were taken to record the defining patterns of each of the hundred or so streets in the study area, but not to record the street as a whole.
2 Use of the Valuation NZ database
Patterns of building height and age were determined by linking property records from the Wellington City Council's LANDS system to address points in the GIS. Site coverage was determined by intersection of building polygons and Digital Cadastral Database (DCDB) parcel polygons. A series of maps, all to a single scale, were produced to show the distribution of buildings with certain consistent characteristics. Maps produced related to:
- building age ('Age Profile')
- building site coverage
- building height
- location of multi-unit development.
3 Measurement
A range of typical lot sizes, frontage setbacks and separation distances within selected blocks were measured from 1:500 scale cadastral maps and aerial photographs. Results were tabulated to indicate typical patterns. Figure-ground plans were electronically produced from GIS sources to graphically illustrate typical patterns of building size, intensity of development and the urban grain in the selected blocks.
4 'Character significance' criteria
A crucial aspect of the study was to develop criteria to assess the character significance of the study area and elements within it, to recommend appropriate levels of development control.
The assessment criteria were used to determine:
- the importance of the study area to the character of the city as a whole
- any elements within the study area (precincts or groups of houses) of special character or amenity value
- the relative significance of the identified elements.
The criteria included:
-
primary criteria (in descending order of importance):
(i) rarity of type, design or configuration
(ii) visual prominence
(iii) ability to demonstrate historical or otherwise valued development pattern
- secondary criteria:
- intactness of original building fabric
- visual unity or consistency
- aesthetic coherence
- expression of identity or contribution to 'sense of place'
The combination of field study, mapping and measurement had identified important components. These were assessed against the significance criteria and rated using a three-level scale of significance:
1 exceptional significance
2 considerable significance
3 some significance.
Each level of significance was correlated to an appropriate control or management regime.
Urban design issues
The identity of towns and cities is often associated with older neighbourhoods that have retained a high degree of authenticity of form and character.
Local authorities need to be able to identify that character and assess its significance to determine if and when to apply character management techniques and what those techniques might be.
This case study demonstrates a methodology for character appraisal. It highlights useful research techniques to assist an objective and effective character evaluation. It also illustrates ways of measuring the value and relative significance of existing residential areas, and/or any of their elements. This can assist recommendations on appropriate types of development controls.
