Chapters 1 to 11 Combined - Century City

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The design of public streets andsquares are also important to createpublic spaces that can be enjoyed byresidents and visitors alike. Parkingstructures should preferably not facedirectly onto the public environmentbecause they normally present blankwalls and are devoid of activity andinterest.A feature of successful urban avenuesis the way that buildings interact withthe street space. Buildings shouldpreferably be placed on or close to thestreet boundary, to help frame theavenue, and the buildings should offertheir front facades to the street,acknowledging the importance of thepublic realm. Activities on ground andfirst floor should be visually andfunctionally integrated with the streetspace.The Island ResidentialComponentA high income, medium densityresidential component is planned nextthe wetland. This will comprise anumber of single residential, doublestorey houses on an island. The islandwill contain an internal road withresidential erven on either side andeach erf will look out over a canal.Once again water is a feature of thedevelopment, and the canals help toenhance the amenity of theseproperties as well as provide somesecurity since it is not intended tofence these islands.The entrances to the island is plannedfrom the distributor road and a visualcorridor through the gatehouse willhelp to create a sense of arrival.Of importance is the interactionbetween the island and wetland. A lowintensity residential projectoverlooking the wetland isappropriate, but access to the wetlandmust be controlled. General publicaccess will not occur around theisland, but will be provided on theopposite bank so that continuity of thispedestrian network around thewetland is maintained. Buildingsoverlooking the canals and wetlandshould be treated in a sensitivemanner in line with the natural setting.BougainvillasA medium income residentialdevelopment, known as Bougainvillas,is located between Century Boulevardand Ocean Spirit Drive. This includes acombination of group housing andsingle residential dwelling units. Asillustrated below. This residentialestate will have access control througha single entrance, and carefulattention has been given to theperimeter treatment alongside CenturyBoulevard. At the entrance, and whereimportant roads focus on to the site, anumber of focal points have beencreated with buildings andlandscaping.Development Parcel No 8The remaining development parcelwithin the Northern Sector Precinct isthe area next to Ratanga Road whichcurrently accommodates a bus andtaxi facility.It is not anticipated that this site willbe further developed for some timeand consequently the developmentproposals are very provisional. Thetransport interchange will be retainedand two mixed use business sites willprobably be developed at either end,helping to frame the gateways intoCentury City.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 40 REVISION 1
THE ESTUARIES PRECINCTPhysical features such as CenturyBoulevard and Century Avenuestructure the precinct into threedistinct sub components. These are:1. The crescent of land boundedby two “arms” of the Wetlandcanal system and CenturyBoulevard;2. Land to the east of CenturyAvenue and CenturyBoulevard. This subcomponent has been namedthe Estuaries Office Park; and3. Land to the west of CenturyAvenue. This sub componenthas been named “The Oval”.Notwithstanding these subcomponents it is intended that themain distributor roads should not beseen as divisive features but rather asunifying elements, with developmenton either side of the Avenue andBoulevard complementing each otherand contributing to the roads as primeaddresses.The precinct plan aims to create anurban framework which will enhancethe quality of the environment, whilstoptimising returns for individualdevelopers. While the developmentparameters allow a degree offlexibility, they need to be respected interms of overarching principles toensure that the objectives of theprecinct are attained. The followingsections provide an overview of thethree sub components of the EstuariesPrecinct, and a composite of thePrecinct Plan is illustrated overleaf.The Estuaries Office ParkThis sub component will bepredominantly office related, with asmall minor business component, suchas restaurant or office suppliers. Theintention for erf 5161 (the CMC site)has changed, so that this will nolonger accommodate a single largeadministration facility, but insteadincorporate a number of smaller officeblocks, which may include publicsector and private facilitiesA water feature forms the heart of thisdevelopment and, together with thelocal activity streets, help to unify thiscomponent. Buildings are locatedaround the water feature whichbecomes a local focus, while theinternal streets create a spine ofactivity through the area. These arepedestrian friendly and allow for somemixed uses.The figures illustrate principles of theprecinct plan:• A compact, cohesive whole iscreated;• The built form will result in arobust interface with CenturyBoulevard and Century Avenue;• The site adjacent to CenturyBoulevard/Century Avenue, willcontain a prominent buildingwhich will help to celebrate thisintersection;• The main entrance into the subcomponent, off the CenturyAvenue traffic circle, will result inan attractive “gateway” and willpromote a sense of arrival;• The water body will introduce asoft landscaped element as acounter point to the more densebuilding mass;• An interconnected and legiblebuilt form will emerge from anumber of separate structures,due to the implementation ofcommon urban design principles.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 41 REVISION 1
Page 1: CENTURY CITYURBAN DESIGN FRAMEWORKR
Page 4 and 5: CONTEXTCentury City is a large mixe
Page 6 and 7: THE VISIONThe vision for Century Ci
Page 8 and 9: URBAN DESIGN RATIONALEEnvironmental
Page 10 and 11: PUBLIC ENVIRONMENT (cont)Parking an
Page 12 and 13: COMPOSITE FORM ANALYSISROOF FORMThe
Page 14 and 15: THE PROPOSED URBAN STRUCTUREThe urb
Page 16 and 17: Terraces to water edgeThe points at
Page 18 and 19: URBAN FOOTPRINTThe urban footprint
Page 20 and 21: PUBLIC ENVIRONMENTThe various eleme
Page 22 and 23: Internal StreetsInternal streets su
Page 24 and 25: Building ArticulationLarge building
Page 26 and 27: GUIDELINES FOR THERESPONSE OF BUILD
Page 28 and 29: SOLID EDGE RESPONSE MEDIUM TOHIGH R
Page 30 and 31: SOLID EDGE RESPONSE: LOWTO MEDIUM R
Page 32 and 33: CHAPTER 6PRECINCT PLANSPLANNING PAR
Page 34 and 35: NORTHERN SECTOR PRECINCTThe Norther
Page 36 and 37: PLANNING PARTNERS: CENTURY CITY URB
Page 38 and 39: The interface of this project along
Page 42 and 43: PLANNING PARTNERS: CENTURY CITY URB
Page 44 and 45: Axial focal points, gateways andsig
Page 46 and 47: LANDSCAPE CHARACTER ANDDESIGN GUIDE
Page 48 and 49: Serviceso Trees may not be planted
Page 50 and 51: LIGHTING POLICYExterior lighting is
Page 52 and 53: SIGNAGEAs a mixed use development,C
Page 54 and 55: CIVIL ENGINEERINGPRINCIPLESEngineer
Page 56 and 57: CHAPTER 10DEVELOPMENT CONTROL AND D
Page 58 and 59: SITE DEVELOPMENT PLANREQUIREMENTSCo
Page 60 and 61: DESIGN REVIEW PROCESSThe review of
Page 62: CONCLUSIONThis urban design framewo

Chapters 1 to 11 Combined - Century City

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