18

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3. M

ixed-use

A key component of revita

lising the town

cen

tre is to

have more people with

in easy reach of it. Mixe

d uses, w

ith activities spread througho

ut th

e da

y and evenings is seen as a critical com

ponent. It w

ill:

attrac

t good quality

developmen

t;

improve human scale of open space;

provide na

tural surveillance fo

r Jocelyn Street, C

ommerce Lane and Jubilee Pa

rk;

mixe

d use will improve the variety of accom

modation for business, retail and offices;

support foo

t traffic and improve utilisatio

n of th

e park;

prom

ote lateral developmen

t of the to

wn cen

tre and

encourage developm

ent o

n northern side of th

e town

. Mixe

d-use elem

ents should be in

troduced both on the fringes of the tow

n centre w

here there is

cur-

rently som

e vacant land and in th

e centre, m

aking sure business is not negatively impacted.

New residential u

ses can be accom

modated at grou

nd le

vel in som

e areas wh

ere they w

ould be

adjacent to similar uses fo

r instance on the southern side of Queen Stree

t. Else

where it wo

uld be

more suitable to develop the residen

tial c

omponent at levels above ground floor with

the business

activity at s

tree

t level.

Managing potential reverse sensitivities to

noisy night activities (b

ars & clubs) will require a buffer

zone,

restricting

loca

tion

of

either u

se. Fir

stly n

oisy a

ctivi-

ties should be lim

ited to an area

inside th

e bu

ffer zone. The m

ixed

use

zone can

be demarcated

taking

into account th

at require-

ments of n

oise con

tainmen

t and

insulatio

n can be applied to both

noisy activities in

tha

t zone and

on th

e residential com

ponent.

Mixe

d use

developm

ent is a

lso

Designing for liveability

N

Create a

zone in wh

ich

more

noisy

activities are

located

now.

This

zone

could cover the current Te

Puke

Hotel

and

tavern,

ensu

ring

that

curren

t prom

inen

t night sp

ots

are

covered.

Establish

a neutral

zone

around it

where neith

er

noisy activities or residen-

tial uses are allowe

d.

Create a zone in w

hich residentia

l accom

modation can

be developed on top of ground floor businesses. These

should id

eally face the street with

parking eith

er in

the

back or underground. Entrance to the

apartm

ents

should be facing the street and no

t into the bac

k yard,

unless there is

a com

bined lobby on the stree

t lead

ing

to individual accesses from the rear.

Whe

re possible,

living

room

s should have balconies

overlooking

the

street. B

usinesses should have verandahs to ensure a

pleasant street en

vironm

ent,

whilst

also de

flecting

noise aw

ay fr

om uses above.

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19

N

Provide for a zone w

ith m

anda-

tory display

windows

or open

shop

fronts

overlooking

the

footpaths. This could be extended

into the

proposed pedestrian

links through from Queen Stree

t to Com

merce Lane, taking other

proposals into account. Even

tu-

ally these could be extended to

Queen

Street and

Commerce

Lane (do

tted line areas).

Generally coordinate on-

street activities w

ith sho

p-keepers

to

ensure

that

displays or tables on street

fron

ts allow

for

improved

surveillance providing an

attractive and safe stree

t-scape, whilst allowing for

good

circulation

with

out

crea

ting

obstac

les

and

hazards.

proposed on the we

stern end of Jubilee Pa

rk/J

amison Oval. While the m

ajority

of

the park will rem

ain for passive recreatio

n, th

e introduc

tion of m

ixed use (e

.g. resi-

dential, retail, com

mercial, o

ffices) w

ill add vibrancy to the area, im

prove surveil-

lance of th

e park and provide an importan

t link to th

e town

square and markets.

4. Liveable streets

Safety and surveillance go hand-in

-hand. The m

ore active fron

tage there is to a

street the better. This is even bette

r wh

en certain activities also operate ou

tside

norm

al business hours.

Mixe

d-use areas with living room

s overlooking the street are helpful because

people living th

ere observe activities below

and com

e and go at a

ll tim

es.

The shopping core should have display window

s facing

the stree

t, even

tually

extending to new

rou

tes as they develop. Activities such as banks and super-

markets are usual culprits

and should be persuaded to

change their layouts to

improve surveillance.

The District Plan will be reviewe

d to ensure improved con

trol over future develop-

ments.

20

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5. Open space qualities

Ensure in

creased use of the tow

n centre by providing key high profile, fu

nctio

nal p

ublic

spaces, enhancing th

e pedestrian areas.

Create a m

eeting place like a sm

all square. The proposal is to loca

te it by the curren

t wa

lkwa

y throug

h to Jubilee Pa

rk by removing the adjacent shops to

create the addi-

tional s

pace. T

his will allow northern sun to come on

to the otherwise shaded foot-

path, a

ttrac

ting co

ffee shops and kiosks, particularly if com

bined with a m

arket.

Utilise vistas created by stree

ts and fo

otpa

ths to key fea

tures wh

ere they exis

t or

create new

ones wh

ere possible.

Use open space to

improve the quality of w

ater run off at strategic lo

cations around

the town

centre. This will foster environmen

tal sustainability and create aesthetic

water features.

Make Jubilee Pa

rk a gathering place fo

r all kinds of e

vents. Place an ou

tdoor even

ts

facility in a strategic position allowing for concerts and performances at every op-

portun

ity.

5.1 The tow

n square

The acceptance of the plan and the developm

ent o

f the tow

n square will offe

r an oppor-

tunity to stimulate investmen

t in the town

cen

tre and will provide a bette

r means to

tap

into th

e loca

l tou

rism

market.

Some of th

e streng

ths of such a developm

ent a

re th

at it will in

crease th

e perm

eability of

the town

cen

tre and make circulation much easier. It will ac

tually becom

e a key pedes-

trian link be

tween diffe

rent parts of the centre. It

will also provide a hom

e and focal

point for community

based activities w

hilst reducing the negative effects of the lon

g business strip.

Its placing is

critical in

tha

t it should allow

for lots of s

unshine to com

e into the m

ain

street and cater fo

r ou

tdoor ac

tivities, w

hich, in turn will boost fo

ot tr

affic num

bers. The

design will also allow for easier crossing of Jellicoe Stree

t, even whilst s

till o

perating as

SH

2.

In addition to

these attributes th

e square will also improve access to

parking awa

y from

Designing for amenity

Create a

special ga

teway effect

attractin

g attention

to the

tree-

lined boulevard and colourful shops

in the

town

centre. Re

peat key

elem

ents of the

effect along

the

route.

Create a new

tow

n square w

ith a

range

of activities and

seating,

with colour and

charac

ter

and

introduce a central them

e associ-

ated with

the kiwi-fruit c

ulture.

Develop

Jubilee

Park into a

key

passive recreatio

n & leisure hu

b.

Create a series of open spaces tha

t will im

prove the sustainability of the

urban en

vironm

ent c

apturing run off

and providing a green backdrop to

the more intense town

cen

tre.

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21

6. Heritage, art & culture

There are only a fe

w key heritage item

s still exis

ting in the

Town

Centre. The District Plan will be review

ed to encour-

age protec

tion of the fo

llowing item

s:

The Te Puke Ho

tel (late 19

th cen

tury), is one of the earli-

est and

most significant s

urviving b

uildings in

town

. Bo

th the old Police Offic

e and Ce

lls and th

e more recent

Heras M

emorial a

re listed, a

nd together with the Capi-

tol C

inem

a are all wo

rth celebrating in the new

vision.

The

cumulative

effect o

f these

design s

uggestions

should improve

the

plight o

f these

treasures, w

hich

wo

uld assist to

ensure their survival.

The Pu

riri trees in Jellicoe Street are scheduled and

are irreplaceable as is a China fir tree on King Stree

t.

7. Sense of Place

As part o

f developing a central theme for the town

cen

tre,

it is proposed to extend the use of the current paving pa

t-terns on the foo

tpaths w

ith its kiwifruit them

e and brick

bands to le

ad in

to the proposed square and other m

eeting

places and install circular pergola-style structures to

grow

kiwi fr

uit v

ines on as a key theme. It is unlikely that th

is will

go ahead until the alternative route is com

pleted.

Costs and tim

ing of this wo

rk w

ill be review

ed as part of

the investigations in

to th

e two laning of J

ellicoe St

An example of

a kiwifruit p

er-

gola wh

ich could be

placed along th

e central foo

tpaths

and on th

e proposed

square to

form

a

central them

e in the

town

cen

tre.

Create an arts-

focus in the

proposed

square.

Encourage arts

and crafts.

Create a cultural

centre, including

heritage item

s as

icons of pas

t era

like a kiwifruit

icon.

Enhance the

arts cen

tre

with com

munity

facilities

The Old Po

lice Station

and Cells

on Jub

ilee Pa

rk now th

e Arts

Centre

The Te Puke hotel in form

er

glory

Heras Mem

orial, Ju

bilee Pa

rk

Jellicoe Street, prom

oting more

focused lateral grow

th rather than spreading along

do

wn th

e main street.

The developm

ent of the square will initially be a cost, particularly obtaining the right

properties to enable its

developmen

t. The only m

ajor risk is seen as not being able to

acquire the required properties.