Planners Report.pdf - Hutt City Council

Building modulation
7.23 Mr Bowman considers the proposed Jackson Street elevation when read as a single
building, is symmetrical and the façade is subdivided into vertical and horizontal
elements. The general emphasis is horizontal because of its form and expressed floor
subdivision. Mr Bowman notes that unlike most early 20 th century buildings in the
street, the proposed buildings do not have wider bands at verandah, cornice and
parapet levels.
7.24 The shop divisions at ground floor are continuous up the height of the building,
dividing the building in two. Mr Bowman states that this mirrors the Jackson Street
elevation of 352 Jackson Street excluding the chamfered corner.
7.25 Mr Bowman states the building on Tory Street is not symmetrical but reflects the
different façade treatment of 352 on Tory Street. Having a different façade treatment
on side streets is common with traditional buildings in Jackson Street.
7.26 I concur with Mr Bowman’s comments and I consider the proposal to meet these
performance design standards.
Wall materials and openings
7.27 Mr Bowman notes the materials of the proposed buildings do not match the traditional
materials commonly used on buildings in Jackson Street and as seen at 352 Jackson
Street. The traditional pattern of discrete window openings within a solid façade is
also not followed in the proposed new buildings where the entire façade is either glass
or an open deck. Mr Bowman notes the design generates an ABBA rhythm (the
alternation pattern) within the overall form and the vertical window division is
approximately 1:2, matching traditional window proportions. The Tory Street elevation
does not have a particular façade rhythm but this matches the lack of rhythm on the
façade of 352 Jackson Street on Tory Street, and the return façade of many buildings
on corners in Jackson Street.
7.28 Mr Bowman considers that because of the new buildings style, materials used and
extent of glazing, the building does not comply with the traditional solidity and
monolithic appearance of buildings in Jackson Street. The emphasis of the new
design is one of lightness and minimal structure.
7.29 In considering these comments, it is noted Mr Bowman’s assessment was made on
the design of the building at the time of application but that the amendments made to
the proposal prior to notification did not affect his assessment. Mr Bowman has
reviewed these changes to the proposal and his comments remain unchanged. The