11045 New Design Guide Pt 02 · R8.2.7. This R ule defines the location, height, angle and construction materials of the verandah. Recommendations! Achieve continuity of verandahs

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A new facade was put on theFreos restaurant building,

whilst Lewishams wasredeveloped to imitate the

style of the adjacentLakesyde Building

Then (1992)

Now (2003)

ROTORUA CITY

DESIGN PRINCIPLESAPPENDIX AA20th August 2004

Explanation

Hierarchy is important in buildings including the relevant significance of the different elements that make up a building. A good building should explain itself in its forms and spaces, emphasising those parts that are public and important, such as entrances. Public buildings, in particular, need to proclaim themselves with pride. Scale is also vitally important. Buildings must relate first of all to human proportions and then respect the scale of buildings around them. Attention to detail and to human scale create an elusive quality of character. Decoration, detail or ornamentation is appropriate for many buildings and is part of respecting the human scale of building.

Key Principles

HierarchyScaleDecoration

Rules

There are no specific rules relating to perspective and detailing.

Recommendations

! Consider the views from a number of viewpoints. What does the building look like from a distance ? Is the building distinctive or recognisable for what it is e.g. recognisable as a bank or Government building ?

! Consider the detailing close up. Is there sufficient interest in the surfaces and appearance of the building for pedestrians ? In terms of the overall cost of a building, the extra expense required for a thoughtful external finish and detailing is minimal but can make a large difference to the way that generations of people experience the building.

! Introduce contrasting surface finishes, colours and patterns.

! Introduce decoration and embellishment through the skilful use of materials such as wrought iron, tiling, mouldings, timber carvings or mouldings.

! Consider the inclusion of art as an integral part of the building.

! Consider the inclusion of natural materials such as wood and stone.

! When altering buildings, the existing building ornamentation should be preserved wherever possible. Subtle paintwork can highlight features.

Perspective and Detailing

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Maori motif at the Rotorua Citizens Club

Timber provides an ‘olde worlde’ feel

Use of natural materials

Tiling in steps

At the Pig and Whistle (old Police Station)

At the Lakeside Novotel

Grand Hotel - Rotorua

ROTORUA CITY


Explanation

The openings in a building, its windows and doors can enhance the degree of connection between a building and the street environment and encourage a vibrant street frontage.

Key Principles

Create a sense of community through a strong relationship between public street and private domain

Rules

There are no specific rules relating to windows and doors in the District Plan.

Recommendations

! Maximise the amount of glazing at street level.

! Where a building is on a corner, place windows on both streets.

! Avoid blank walls on the street edge.

! Consider separate entrances to parts of the building. This will enhance a variety of uses over time.

! Consider imitating the style of windows on adjacent buildings, for example a vertical emphasis in the windows.

! Pedestrian safety is important. Windows may not open onto the pavement. They may open inwards, be sliding or bi-folding.

! Embellish the entrance to buildings by a slightly increased scale, by entry porticos or by enrichment through detailing. (see also ‘Perspective and Detailing’ on page 20, and ‘Verandahs’ on page 32)

! Follow the tradition of ‘punched’ windows at the upper levels, rather than large continuous areas of curtain-wall glazing.

Windows and Doors

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A window frontage and entranceway providing good amenity to customers

ROTORUA CITY

DESIGN PRINCIPLES

Windows and balconies create asense of connection to the street

APPENDIX AA20th August 2004

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ROTORUA CITY

DESIGN PRINCIPLES

Suggestions

For owners:! Put some controls in place on the way that tenants use the windows and doors.

For tenants and owner-occupiers:! Carefully considered window displays.

! Avoidance of signage that covers whole windows or painted-out windows.

! If privacy is sought, consider a window display which demonstrates the services or products on offer, and a screen behind this to hide the rest of the shop.

! Avoidance of security grates covering windows or painted windows.

! Use existing doorways as entrances. If these are not being used, make this area appear attractive by the use of a window display.

! A few carefully placed items at a shop entrance can draw people into the shop, however many displays on the pavement produce clutter and can create an obstacle or hazard for pedestrians.

A well thought-out window display


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Avoid roller doors onthe shopfront.

ROTORUA CITY

DESIGN PRINCIPLES

This entranceway is not used. An attractive window display or consideredsignage could entice customers into this shop


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ROTORUA CITY

DESIGN PRINCIPLES

Alternatives to mirror glassinclude painting a windowwith a theme relevant tothe shop or to Rotorua.

A window display is preferable toa painted out window.


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ROTORUA CITY

DESIGN PRINCIPLES

An example of punched windows

A permit is required from Council foron street dining.


Explanation

Rotorua is a regional town with the pattern of a fairly spread out CBD with low-level buildings, typical of many city centres in New Zealand. The majority of buildings are single level or two levels.

Key Principles

ContextAvoidance of overshadowing

Rules

Standard R8.2.1.1, R8.2.1.2 A maximum height of 20 metres in Commercial A and 15 metres in Commercial B zones. Refer to Rule R6.2.2.1 for the maximum height of buildings in the Resort A zone.Appendix C (daylighting).

Recommendations

! Consider the building's context by way of a roof or facade line which is at the same level as adjacent buildings or at a height which links adjacent buildings.

! If a building is of a different height to adjacent buildings, consider incorporating architectural features of the adjacent buildings in the building facade in order to be sympathetic to the streetscape.

! Consider the effect of materials used above the verandah line. In particular, limit highly reflective cladding materials such as large areas of glass. Windows are preferable to expanses of glass, as they are consistent with earlier architectural styles in Rotorua.

! All buildings should have a defined base, middle and top.

! Provide a clearly defined area on the facade for signage.

! The top of the building facade (parapet or cornice line) should provide a unique silhouette to the building when seen from the street level.

Assistance

Council can assist with the assessment of shadowing effects.

The Building Facade

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Size and material selection ensuresthis building dominates all

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A well executed change to the facade of the building: -appropriate verandah height -a colour scheme and external facade detailing which incorporates elements of adjacent buildings -a facade height which links the adjacent older buildings by being mid-height

Then (1992)

Now (2003)

ROTORUA CITY


Explanation

Large Format Buildings are increasingly sought after by retailers due to changes in the nature of retailing. Due to their size and bulk, these buildings can appear discordant in the urban setting and overly dominant. Special consideration is therefore necessary in the design of these buildings. There are alternatives to ‘Big Boxes’.

Key Principles

ContextConnectivity Human scale

Rules

Provisions in the plan relate to the particular design of buildings on the 'Rotorua Central' site.

Recommendation

! In the central area, break up the larger buildings at approx 12 metre intervals to reflect the way Rotorua was originally subdivided.

! Consider the building's location and use techniques to link it in with other adjacent buildings such as through verandah treatment, building height, style and colour.

! Consider form, materials and detail treatment.

! Careful design treatment such as architectural detailing. Fake windows and paint detailing can add interest to a building, thereby drawing attention away from its big box shape.

! Introduce contrasting surface finishes, colours and patterns.

! Non-flat roofs can be used and a building can be broken up in appearance so that there is a varied width of building components. This gives the appearance of smaller/narrower buildings.

! Consider the form of the building and its placement on site. Techniques such as reducing the length of a building along a street frontage and stepping back parts of a building can reduce the effect of scale and bulk of a building. Consider dimensions of width to height which can modify the impact of a building.

! Emphasise part of overall composition of a building’s form or surfaces e.g. bay or recessed windows; porches or balconies; use of projecting surfaces or ledges; other surface-modifying features which affects overall composition of a building.

Large Buildings

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DESIGN PRINCIPLES

Rotorua Central

From Plan

To Form


Explanation

Verandahs are an extremely important and often overlooked part of a building. They provide shelter from the elements and result in a consistent appearance from the street. Verandahs technically are on Council land being the space above this land. In the past, Council has contributed to extensions to verandahs when the building is on an important corner site, such as adjacent to the BNZ, National Bank and Jade Factory. Council is providing security lighting throughout the CBD and this should be taken into account when designing a verandah.

Key Principles

Shelter from the elements - Continuity of Cover for pedestrians Visual HarmonyArticulation of entrance

Rules

R8.2.7. This Rule defines the location, height, angle and construction materials of the verandah.

Recommendations

! Achieve continuity of verandahs by constructing a verandah the same or similar height as existing adjoining buildings’ verandahs, a similar depth and by providing a waterproof join.

! A verandah style similar to adjacent verandahs will provide a visual link. ! Create a clearly defined entrance to the building. This can be done by creating a section of the canopy

which is higher than the rest (e.g. a gable) and thus provides a focus and impact to the entrance point of the building. A lifted entry point also provides a sense of space.

! Under-verandah light should reflect light down onto the pavement.! Provide a fascia board for shop signage to be seen from the street. Without this, tenants may seek to put

signage on top of the verandah.! Identify the locations for under-verandah signage in order to achieve appropriate spacing. A consistent

hanging height of the under-verandah signage allows pedestrians to easily identify shops as they walk on the footpath.

! An unadorned slab verandah does not respond to the building above or the idea of the verandah as a transitional space.

! Glazed elements add light and interest to the footpath environment.

Verandahs

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A gap in the verandah coverage exposespedestrians to the elements

Council worked with the developers ofthis building to achieve a verandah

providing excellent coverage forpedestrians at this busy intersection

ROTORUA CITY


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A Verandah over a service lane:Council’s contribution in achieving continuity of verandahs.The design ties in with the adjacent Lakes Care Building.

Glazing allows naturallight onto the pavement.

ROTORUA CITY


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The verandah of the bar istoo high and consequentlyit does not achieve visualcontinuity with theadjacent verandah.

A change in the verandah toindicate the building’s entrance

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Explanation

A consistent approach to the use of colour, decoration, materials and building elements integrates and gives identity to a building. Using colours identified as appropriate for Rotorua enhances the sense of place. The Rotorua City Design Principles palette draws on Rotorua's Maori and architectural heritage as well as incorporating colours complementary to the streetscaping.

Key Principles

Rotorua Context

Streetscape Context

Rules

There are no specific rules relating to colour.

Recommendations

Three general recommendations are to:

1. Paint the building in pale colours (creams/neutrals).2. Highlight building features, elements and architectural details in a contrasting darker or brighter

colour.3. Use colours from the Rotorua City Design Principles Palette.

! Consider treatment of the surfaces to enable easy removal of graffitti.

! Choose colours sympathetic to adjacent buildings.

! Choose colours that recognise the context of the building. If the building is on a corner site, its surfaces will be highly visible. This building will already be prominent and a colour scheme that enables the building to sit back rather than stand out will achieve a better fit within its environment.

! Consider the era of the building. Pastel colours can be effective for contemporary buildings and pre-1930 buildings are well-suited to more traditional colour schemes.

! Some colours naturally co-ordinate well together to create a pleasing effect whilst other colours are discordant when placed together.

! Avoid bright colours such as bright red, blue, pink or green. These colours make a building stand out and say ‘look at me’. There are other ways to draw attention to a business, such as through window display and effective signage.

ColourROTORUA CITY


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! Avoid corporate colour schemes in the central CBD. Elements of a corporate colour scheme can be introduced without dominating a building.

! Elsewhere in the CBD, consider toning down corporate colour schemes.

! Particular care must be taken when a building is bulky and featureless, and when large plain surfaces are visible to the public. Expanses of wall, unbroken by windows or doors, can have a detrimental effect on the streetscape if they are painted in colours that are out of character with the rest of the street, such as very dark colours or white (which can become grubby or produce glare).

! Note that there are always exceptions to a pastel or neutral colour scheme: an unexpected colour scheme can be effective and become a valued and appreciated part of the streetscape. This is usually achieved through co-ordination of the building's signage, detailing and colours and consideration of the building's context and use. It is recommended that professionals such as artists, architects, landscape architects or colour consultants are employed.

ROTORUA CITY

DESIGN PRINCIPLES

A good example of how a colour scheme changecan enhance a streetscapeThen (1992) Now (2003)


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Rotorua is a natural wonderland of geothermal activity, New Zealand native bush and beautiful lakes. This natural beauty is underpinned by a strong Maori heritage and sense of pride in this unique place. The Rotorua colour palette reflects these important influences on Rotorua, focusing on bush and heritage greens, earthy browns, greys and terracottas, bright reds associated with Maori tradition through to the deeper maroons associated with heritage schemes. Pinks and purples are noticeably absent from the palette as it is believed that these are not part of the true Rotorua identity. It is recommended that the lighter hues of the palette be used as the main colour in a scheme, supplemented by accents of the brighter/darker hues to draw attention to architectural details and features.

Included above are 6 sample colours from the range of 48 approved colours in the Rotorua City Design Principles palette. For the full palette, refer to www.rdc.govt.nz or view the colour swatches at Rotorua District Council (Planning Services counter).

Rotorua Colour Palette

Colours are indicative only and are not accurate. Source: Resene colour charts.

BOURBON

HALF SPANISH WHITE

TE

AP

OH

UT

UK

AW

A

MA

NH

AT

TA

NT

IMB

ER

GR

EE

N

ROTORUA CITY


11045 New Design Guide Pt 02 · R8.2.7. This R ule defines the location, height, angle and construction materials of the verandah. Recommendations! Achieve continuity of verandahs

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