Character Appraisal in Inner-city Wellington continued
Lessons learnt
Use of existing city-wide databases is a highly efficient and effective means of determining city-wide patterns, without the need to undertake site analysis and measurement of every dwelling.
The Valuation NZ database allowed neighbourhood-wide patterns of age, site coverage and height for every building in the study area to be determined and mapped electronically.
A characteristic of this technique is that its accuracy is limited by the accuracy of the database used. Feedback from the community following the study indicated that a small number of dwellings were older than the age indicated in the 'Age Profile'. A detailed check on these dwellings confirmed the inaccuracy of the database. However, the identified errors constituted a very low percentage of the total number of dwellings investigated (around 10 out of 5000 dwellings).
A research approach investigating and measuring every dwelling in a study area will provide accuracy of detail. However, for large study areas, this is neither practicable nor necessary as the database information was sufficiently accurate to show the general patterns necessary to guide character control recommendations. In addition, the electronic mapping was complemented by other investigations that provided a check on database inaccuracy. While the accuracy of the base data was not absolute, it was sufficiently accurate to identify important character patterns with confidence.
Electronic data processing was also able to generate histograms to show the range and distribution of coverage and building height, without the need for a manual count of these attributes. Aerial photographs and GIS data can be readily measured to indicate general patterns of development in an area. This data is readily accessible and allows quantitative analysis. A sample of typical blocks was measured. For robust results it is important to carefully select a sample of blocks that best represent the common and underlying patterns.
Multi-tool character assessment gives certainty. A combination of mapping, field study and measurement from aerial photographs overlaid with cadastral maps allowed cross-checking of analysis. Quantitative and 'objective' data was used to both inform and verify findings of the qualitative expert field study.
Graphic presentation highlights patterns of character. Graphic presentation of information and analysis was useful in making intangible aspects of character visible. Various maps including those for site coverage, building height, age profile and accompanying summary histograms were highly effective. Figure-ground drawings are readily produced and effective in indicating patterns of building footprint size, distribution and urban grain. They provided tangible evidence to support analysis and assisted agreement on defining character. This graphic evidence was relatively inarguable. Community acceptance of the evidence allowed well informed discussion in the consultation and focus on the need for character control and the means by which it could be achieved.
Comparative age profile histograms were highly effective in allowing the character of the study area to be compared with other areas in the city. A close correlation between building age, style and character was observed.
Character significance criteria are essential to appropriate management within existing residential areas. They:
- assist an objective interpretation of character analysis findings
- support their translation into appropriate provisions for managing ongoing changes.
Comprehensive character appraisal can effectively inform character control provisions and improve community understanding of local character and identity.
The Mt Cook, Newtown, Berhampore Urban Design Evaluation is one of a series of similar studies undertaken by Wellington City Council for the wider Wellington inner-residential areas.
Value gained
The recommendations of this study, while reviewed and discussed with the community, have not yet been adopted. However, studies completed before this one, as well as one undertaken within the same period, have been used to inform character control provisions including changes to district plan rules and design guidelines for multi-unit and/or high-density development.
Three separate sets of design guidelines have been implemented in the Wellington District Plan following a character evaluation similar to that described in this case study. These are for multi-unit developments in Mt Victoria, Thorndon and Aro Valley. Another set of guidelines for high-density development in the Oriental Bay Height Area is currently subject to a plan change.
These have been successfully operating for several years now. Systematic monitoring of results on the ground shows that character-related provisions, when based on a comprehensive analysis, can protect important character patterns while allowing an appropriate level of change. At the same time, feedback from residents and developers suggests that identifying, describing and promoting the character of local residential areas with character evaluation and design guides can improve public understanding and appreciation of this character.
Photo:
Part of an 'age profile' map which locates buildings built within
a defined decade.
Photo:
Electronically produced map of site coverage.
