kingsland character heritage study 2004

C h a r a c t e r & H e r i t a g e S t u d y K I N G S L A N D

Prepared for

Auckland City Council (City Planning)

by

April 2004

Contents

1. INTRODUCTION.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Acknowledgements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4

2. THE BRIEF AND PROJECT OBJECTIVES .... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

3. METHODOLOGY/APPROACH .... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

4. REVIEW OF DISTRICT PLAN TECHNIQUES .... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

5. THE STUDY AREA .... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

6. CHARACTER/HERITAGE ANALYSIS ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15

6.1 HISTORICAL BACKGROUND ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Pre European Sett lement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Early European Sett lement and Land Purchases .. . . . . . . . . . . . . . . . . . . . . . . . . . 17 Suburban Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Roads and Transport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Local Government . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 Local Amenit ies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Commercial Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Churches .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Social Inst i tut ions .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Industry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 Establ ishment and Development of Kingsland Shopping

Centre . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

6.2 UNDERLYING LANDSCAPE CONTEXT .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Natural Features and Topography .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Views .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Dist inct ive Vegetat ion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46

6.3 URBAN STRUCTURE ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46 Street Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Street Dimensions and Enclosure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48 Land Use .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 Traff ic and Park ing .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50

6.4 STREETSCAPE .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 Publ ic – Pr ivate Realm Inter face .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 Footpaths, Street Furni ture and Paving .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 Publ ic Open Space.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 Special Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54

Character / Her i tage Study – Kings land i B M A0 3 36 1 - 034

6.5 BUILDING/ARCHITECTURAL STYLES – DESCRIPTION OF BUILT FABRIC .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55

Shopfronts and Verandahs .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56

6.6 SIGNAGE ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

6.7 SUMMARY STATEMENT OF SIGNIFICANCE ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 Social . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 Under ly ing Landscape and Natural Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 Urban Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 Aesthet ic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 Technological . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 Histor ical . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 Streetscape .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 “Character Def in ing” and “Character Support ing” Elements . . . . . . . . . . . . . 61

7. RECOMMENDATIONS.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62

7.1 STATUTORY MECHANISM ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62

7.2 NON-STATUTORY MECHANISMS ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63

7.3 CHARACTER RECOMMENDATIONS .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63 Urban Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63 Open Space .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65 Streetscape .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65 Bui ld ing Conservat ion and Maintenance .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 Signage .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68 Shopfronts and Verandahs .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69 Inter iors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 Paint Schemes .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70

8. BIBLIOGRAPHY .... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73

LIST OF FIGURES Figure 1 Aer ia l Photograph

F igure 2 Character / Urban Analys is

F igure 3 Her i tage Analys is

F igure 4 Character and Her i tage Summary

LIST OF APPENDICES Appendix A Pro ject Br ie f

Appendix B L is t o f Scheduled and Regis tered I tems Appendix C Bui ld ing Records

Character / Her i tage Study – Kings land i i B M A0 3 36 1 - 034

1. Introduction

This s tudy addresses the character / her i tage qual i t ies o f one of e ight town cent res located

wi th in the t rad i t iona l inner suburbs of Auck land Ci ty. Auck land Ci ty Counci l has in i t ia ted

th is character / her i tage assessment s tudy process pre l iminary to the s ta tu tory process of

in t roduc ing a new “character / her i tage” over lay in to the Dis t r ic t P lan. I t is env isaged that

th is new zone wi l l app ly to the e ight cent res and in fu ture to o ther cent res wi th in the

Is thmus Area of the Ci ty.

The Auck land Ci ty Dis t r ic t P lan: Is thmus Sect ion a l ready addresses the issue of Her i tage

recogni t ion and protect ion in Sect ion 5C, the Her i tage Sect ion of the Plan. The proposed

character / her i tage over lay is not in tended to rep l icate or rep lace the Her i tage prov is ions

of the Plan; the in tent ion is that th is over lay wi l l enable recogni t ion of those qual i t ies and

va lues that prov ide for the ind iv idual d is t inc t iveness and character o f our t rad i t iona l loca l

commerc ia l cent res suppor t ing these va lues, whi ls t acknowledging and promot ing des i rab le

change. The Her i tage prov is ions of Sect ion 5 wi l l remain unchanged as a resu l t o f the

character / her i tage over lay.

Th is s tudy, therefore, draws the d is t inc t ion between Her i tage and her i tage protect ion (as

a l ready prov ided for in the Dis t r ic t P lan) and character and those qual i t ies resu l tant f rom

h is tor ica l pat terns and eras of development that g ive our estab l ished cent res recognisable

form.

The fo l lowing paragraph f rom the State o f V ic tor ia (Aust ra l ia) Genera l Pract ice Note

“Understanding Neighbourhood Character ” s ta tes:

“The key to understanding character is be ing ab le to descr ibe how the

features of an area come together to g ive that area i ts own par t icu lar

character . Break ing up character in to d iscrete features and character is t ics

misses out on the re la t ionships between these features and character is t ics .

Understanding how these re la t ionships phys ica l ly appear on the ground is

usual ly the most impor tant aspect in estab l ish ing the charac ter o f the area. ”

The apprec ia t ion of the d i f ferences between character and her i tage is a lso impor tant to

th is s tudy; whi ls t a l l areas have a h is tory or her i tage, not a l l areas are h is tor ica l ly

s ign i f icant . Her i tage s ign i f icance is determined by spec i f ic c r i ter ia set out in the Dis t r ic t

P lan ( Is thmus sect ion) and suppor ted by the ICOMOS Char ter .

Th is s tudy is wider than the s t r ic t determinat ion of her i tage va lues and i tems of her i tage

s ign i f icance; the pro ject is about captur ing the character and “ f lavour” o f each cent re so

that change can be appropr ia te ly managed.

Character / Her i tage Study – Kings land 3 B M A0 3 36 1 - 034

Character resu l ts f rom the combinat ion of the publ ic and pr ivate rea lms, i t is the

cumulat ive exper ience of p lace that creates d is t inc t iveness and d ivers i ty in urban areas

and town cent res.

Th is character / her i tage s tudy is about understanding the par t icu lar locat ional , spat ia l ,

bu i l t era and form, vegetat ion and open space qual i t ies that make the town cent re

d is t inc t ive and g ive i t i ts des i rab le urban form qual i t ies . The character / her i tage over lay

ob ject ive is to advance the maintenance and enhancement o f these qua l i t ies , not to s top

change, but to encourage and promote des i rab le change and appropr ia te protect ion and

enhancement .

I t is recognised that Auck land Ci ty ’s town cent res, par t icu lar ly those wi th in the t rad i t iona l

inner c i ty suburbs where in tens i f icat ion and rev i ta l isat ion are occurr ing are dynamic and

wi l l change in terms of the i r bu i l t form as wel l as the i r use. Recognis ing th is dynamic

commerc ia l env i ronment the character / her i tage over lay seeks to ensure change suppor ts

the urban qual i t ies o f the cent re and i ts d is t inc t iveness as a component o f the wider urban

area.

ACKNOWLEDGEMENTS

This repor t forms one of e ight cent re s tud ies prepared by a jo in t pro ject team cons is t ing of

Bof fa Miske l l L td . , Mat thews and Mat thews Arch i tec ts , Sa lmond Reed Arch i tec ts and R.A.

Sk idmore Urban Design Ltd .

Th is repor t has been prepared by Bof fa Miske l l L td and Mat thews and Mat thews Arch i tects

L td . The h is tor ic overv iew was wr i t ten by h is tor ian Tania Mace.

The ass is tance of the fo l lowing ind iv iduals and organisat ions is grate fu l ly acknowledged:

Kathryn El l i f f , R ichard Osborne and Sue Parsons – Auck land Ci ty P lanning for pro ject

management and development , and prov is ion of in format ion, maps and background repor ts .

George Farrant – Auck land Ci ty Her i tage Div is ion- for gu idance on her i tage prov is ions.

Angela Drake – Auck land Ci ty Communi ty P lanning for co-ord inat ion wi th Mainst reet

representat ives.

Ngar imu Bla i r and Pi ta Ture i – for summary of Maor i h is tory, and va lues assoc ia ted wi th

the surrounding area.

Sarah McAl ley – Auck land Ci ty Arch ive.

Auck land Arch i tectura l Arch ive


2. The Brief and Project Objectives

This repor t responds to a br ie f issued by the Is thmus and Is lands Resource Management

Sect ion of Auck land Ci ty Counci l (Auck land Ci ty) in September 2003. The br ie f s ta ted:

“The s tudy is requi red because counc i l has recent ly adopted the Ci ty

Development Commit tee recommendat ion to develop a her i tage / character

over lay zone for e ight town cent res. The counci l has a lso reso lved to develop

cent re p lans for both Mt Eden and St Hel iers v i l lages. These have been

ident i f ied as h igh pr ior i ty tasks. Counci l has s ta ted that the her i tage / character

over lay be appl ied to both the St Hel iers and Mt Eden v i l lages, as wel l as the

proposed cent re p lans. ”

A separate repor t has been prepared for each of the e ight town cent res inc luded in the

br ie f . The fu l l l i s t o f cent res covered by the br ie f is as fo l lows:

• Mt Eden Vi l lage

• Eden Val ley / Domin ion Road

• St Hel iers

• Symonds St reet

• Grey Lynn (Surrey Crescent )

• West Lynn

• El lers l ie

The Character / Her i tage assessment s tud ies were requi red to prov ide the bas is o f

understanding of the respect ive qual i t ies and va lues of each cent re to suppor t the Plan

Change ( to the Dis t r ic t P lan, Is thmus Sect ion) to apply the character / her i tage over lay

zone to the ident i f ied cent res.

The purpose of the s tudy was both to ident i fy the par t icu lar character and her i tage

qual i t ies and va lues of the cent res and a lso to prov ide gu idance in re la t ion to the over lay

zone i tse l f . How i t might f i t wi th in the Dis t r ic t P lan and how i t might re la te to cent res, such

as Mt Eden and St Hel iers , where a cent re p lan is a lso in p lace.

The br ie f prov ided the fo l lowing background to the over lay zone and the issues of

character , her i tage and change / development wi th in the town cent res o f the is thmus:

“The need for th is rev iew comes f rom severa l d i rect ions, inc lud ing:

• The Counci l has now rev iewed i ts approach to growth management w i th in the

c i ty . Emphasis is be ing g iven to accommodat ing fu ture growth in areas of

change (bus iness development areas, mixed use and urban l iv ing areas) whi le

mainta in ing areas of s tab i l i ty ( t rad i t iona l areas) where l imi ted change is


expected. Urban l iv ing areas w i l l focus growth and development around

spec i f ied town cent res. Town cent res which are ident i f ied as areas of change

wi l l have comprehensive communi ty p lans which w i l l cons ider and implement

economic development , soc ia l and phys ica l in f rast ructure prov is ion, land use,

zon ing, s t reetscape, sense of p lace, ameni ty and urban des ign.

• Communi ty and po l i t ica l concerns that some bus iness cent res which have

character and / or broad her i tage features are vu lnerable to change due to

accelerat ing development pressures. Th is cou ld adverse ly a f fec t the character

or her i tage which def ine these cent res.

• In l ight o f cons iderab le in tens i f icat ion w i th in the is thmus the communi ty may

wish to re ta in the ident i f ied character and broad her i tage features, and ensure

that ongoing redevelopment recognises and respects these qual i t ies .

• Recogni t ion that cent re p lans are a h igh- leve l mechanism not necessar i ly

appropr ia te for a l l cent res, requi re cons iderable resources and t ime to produce,

and that th is rea l i ty may actua l ly de lay character protect ion on a broad bas is

across the c i ty .

• Recogni t ion that a gener ic character over lay approach may of fer a faster and

more achievable v isual ameni ty protect ion mechanism, ab le to be appl ied

qu ick ly to ind iv idua l cent res w i th a min imum of customisat ion.

• Recogni t ion that a character over lay cont ro l may const i tu te the in i t ia l broad

protect ion, and that in appropr ia te cases th is can be added to by the

s imul taneous (or subsequent) addi t ion of a cent re p lan deal ing w i th more

spec i f ic and loca l issues. The area def ined in each may or may not be ident ica l

– indeed the two cont ro ls could be h ierarch ica l , w i th one cover ing a w ider area

than the other ;

• Recogni t ion that counc i l ’s her i tage assessment system has now reached a h igh

leve l o f technica l re f inement (espec ia l ly in the not i f ied Cent ra l Area Plan) and is

a robust , t ransparent , lega l ly defendable, and w ide ly accepted approach. To

warrant schedul ing and the resu l tant s ta tu tory protect ion, any ob ject , i tem or

p lace must amass suf f ic ient po in ts , der iv ing f rom author i ta t ive facts and

h is tor ies , to pass agreed thresholds;

• Recogni t ion therefore that not every bu i ld ing in a cent re w i l l demonst ra te the

at t r ibutes necessary to warrant protec t ion as a scheduled bu i ld ing, and that as

a resu l t the ad-hoc schedul ing of such i tems wi l l not be cons idered. Such i tems

may however va l id ly be the subject o f a lower leve l o f broader gu ide l ine or

character preservat ion in i t ia t ives;


• Recogni t ion that ident i f ied coherent groups of re la ted bu i ld ings in a cent re may

never the less ach ieve a h igher l ike l ihood of reaching the threshold for

schedul ing i f the “Group Sign i f icance” scor ing matr ix developed for (and

adopted in) the Centra l Area Plan her i tage assessment procedures is formal ly

in t roduced in to the Is thmus Dis t r ic t P lan. Th is adds po in ts for membersh ip o f ,

and cont r ibut ions to , a group of var ious leve ls o f s ign i f icance;

• Recogni t ion that the issue of broader preservat ion of loca l cent res ’ ambience

wi l l in many cases best be deal t w i th through a spec ia l character / gu ide l ine

approach ra ther than protect ion through schedul ing;

• The bui ld ing s tock in the ex is t ing bus iness cent res across the Is thmus

represents a va luable phys ica l and v isual ameni ty / ident i ty resource which

warrant appropr ia te management .

• The need to apply an appropr ia te ba lance between the protect ion of character /

her i tage ambience of ex is t ing cent res whi le a l lowing a reasonable leve l o f

development to occur in cent res to prov ide for cont inued change and v iab i l i ty .

The resu l tant expectat ion is that ind iv idual bu i ld ings may f rom t ime to t ime be

rep laced (un less spec i f ica l ly protected by schedul ing) in sympathy w i th the

cent re ’s character , whi le the overa l l ident i f ied ambience is re ta ined or even

enhanced. In th is way a cent re ’s bu i l t character and sense of ident i ty can be

best preserved.

• Recogni t ion that character / her i tage has a premium and creates an ambience

apprec ia ted by the bus iness and loca l communi ty .

• Recogni t ion that the surrounding context o f some cent res e .g . E l lers l ie (a

growth area) or Grey Lynn (surrounded by Mixed Use and Business 4 zoning)

are l ike ly to be areas of in tens i f icat ion and change over t ime and that th is has

the potent ia l to a f fec t these ex is t ing bus iness cent res. ”

The s tudy outputs were ident i f ied to inc lude:

• Descr ip t ion, understanding and analys is o f the character and her i tage qual i t ies and

va lues of the cent re

• Ident i f ica t ion o f the resource management issues re levant to the development o f an

over lay zone

• Discuss ion in re la t ion to o ther too ls or methods – s ta tu tory and non-s ta tu tory – that

could a lso be employed to ach ieve the des i red character / her i tage recogni t ion /

pro tect ion outcomes

• Del ineat ion of the geographic area to def ine the extent o f the character / her i tage

over lay


• Proposals for address ing the recogni t ion of character / her i tage in each cent re and

jus t i f ica t ion for these

• Documentary suppor t for fu ture p lan change / cent re p lan processes re la ted to the

implementat ion of the character / her i tage over lay zone.

I t should be noted that the br ie f uses in terchangeably “character / her i tage” and “her i tage /

character ” . In under tak ing these s tud ies the consul tant pro ject team has agreed that

character / her i tage is the prefer red term. For th is reason we have adopted th is order

wi th in our documentat ion o f the s tud ies.


3. Methodology/Approach

The character / her i tage s tud ies have been under taken by a mul t id isc ip l inary consul tant

pro ject team inc lud ing Conservat ion Arch i tec ts , Arch i tec tura l H is tor ians, Urban Designers

and Landscape Arch i tects . The pr inc ipa l companies invo lved in the s tud ies are:

Bof fa Miske l l Project Co-ord inat ion / Management

Urban Design

Landscape Arch i tecture

R A Sk idmore Urban Design

Landscape Arch i tecture

Matthews & Mat thews Conservat ion Arch i tecture

His tor ica l Research

Salmond Reed Arch i tects Conservat ion Arch i tecture

His tor ica l Research

The approach has fo l lowed a log ica l progress ion of : research, survey (s i te v is i ts / phys ica l

invest igat ion) , ana lys is , rev iew, d iscuss ion, documentat ion, mapping, draf t and f ina l repor t

preparat ion.

The br ie f d id not requi re consul ta t ion; as par t o f the s tudy process the consul tant pro ject

team d id wherever poss ib le meet wi th loca l representat ives in each cent re – e .g . bus iness

assoc ia t ion, mainst reet or o ther loca l representat ives. These representat ives were

organised by Auck land Ci ty. The pro ject team found these meet ings to be in format ive and

usefu l , par t icu lar ly in re la t ion to understanding the current issues fac ing each cent re , the

nature of recent and impending change and the cr i t ica l issues and concerns of the loca l

bus iness communi ty. I t was hear ten ing to learn that in a l l but one of the cent res bus iness

was good, change was pr imar i ly for the bet ter – in bus iness terms at least – and that the

t rad i t iona l smal l cent res o f the inner suburbs of the c i ty were en joying rev i ta l isat ion and

renewed act iv i ty.

Whi ls t the repor ts were prepared by d i f ferent combinat ions of the component companies,

each fo l lows a broad s tandard format and contents to ensure cons is tency between the

s tud ies and the i r content . In addi t ion, a l l graphics (o ther than those a l ready prepared by

Mat thews and Mat thews for Mt Eden and Val ley / Domin ion Road which formed a template

for the repor ts) were prepared by Bof fa Miske l l to ensure cons is tency between the s tud ies

and the i r documentat ion.


The companies respons ib le for each repor t were:

Mt Eden Matthews and Mat thews Arch i tec ts


Eden Val ley / Domin ion Road Matthews and Mat thews Arch i tec ts


St Hel iers Salmond Reed Arch i tects

Bof fa Miske l l

Kings land Matthews and Mat thews Arch i tec ts

Bof fa Miske l l

Symonds St reet Salmond Reed Arch i tects

Bof fa Miske l l

Grey Lynn (Surrey Crescent ) Matthews and Mat thews Arch i tec ts


West Lynn Matthews and Mat thews Arch i tec ts


El lers l ie Salmond Reed Arch i tects

Bof fa Miske l l


4. Review of District Plan Techniques

I t is c lear that town cent res are d ivergent in terms of the i r character and her i tage va lues

and the way they funct ion in re la t ion to the i r immediate communi ty and the wider Ci ty.

Character and her i tage features are of ten vu lnerable to change and development pressures

that cou ld adverse ly a f fec t the very features that def ine these cent res.

Whi ls t there is d ivers i ty between the cent res, there are a number o f key determinants ,

usual ly a combinat ion of both character and her i tage e lements , which cont r ibute to each of

the cent re ’s character and her i tage va lues. I t is impor tant therefore that the mechanism

used to prov ide a broad protect ion of a cent re a lso prov ides adequate d i rect ion to respond

to the d is t inc t iveness of each cent re .

The Is thmus sect ion of the Auck land Ci ty Dis t r ic t P lan current ly u t i l i ses a range of

techniques to protect character and her i tage e lements throughout the Ci ty. Par t 5C –

Her i tage sets out a f ramework for the preservat ion and maintenance of her i tage resources

for the exper ience and en joyment o f present and fu ture generat ions as wel l as preserv ing

the i r in t r ins ic va lues and f in i te character is t ics . Methods ut i l i sed for the protect ion o f

her i tage i tems inc lude the schedul ing of spec i f ic bu i ld ings, ob jects , her i tage proper t ies and

p laces of spec ia l va lue, t rees, archaeolog ica l features and Maor i her i tage s i tes . Th is

sect ion a lso prov ides for conservat ion areas , where her i tage va lues are der ived f rom the

group s ign i f icance of a number o f the features l is ted above. A s t r ingent set o f c r i ter ia are

prov ided for ident i fy ing new conservat ion areas. This sect ion of the Plan a lso conta ins

prov is ions to protect v iews to and f rom s ign i f icant locat ions in the Ci ty and to protect the

vo lcan ic cones of the Ci ty.

The Dis t r ic t P lan appl ies character zones to a number o f res ident ia l areas of the Ci ty. The

Resident ia l 1 (Bui l t ) , Res ident ia l 2 (Bui l t /F lora) , Res ident ia l 3 (Bui l t /Landform) and

Resident ia l 4 (F lora dominant ) zones prov ide a po l icy f ramework, spec i f ic ru les and

assessment cr i ter ia to protect the character va lues of these areas.

The Bus iness sect ion of the Plan (Par t 8) appl ies the technique of Centre P lans to a

number o f commerc ia l cent res in the Ci ty. Cent re P lans prov ide for improvements and

incent ives to s t rengthen ex is t ing cent res to be compet i t ive wi th new developments and to

mainta in the i r usefu lness as foca l po in ts for communi ty act iv i t ies . They ident i fy the spec i f ic

ameni ty va lues of the cent re , spec i fy where spec ia l development cont ro ls may apply, and

ind icate where pr ivate and publ ic investment in in f rast ructure, s t reet and landscape

improvements is needed.

Spec i f ic ru les re la t ing to bu lk and locat ion factors such as he ight , setbacks and recess ion

p lanes together wi th assessment cr i ter ia prov ided for var ious zones throughout the Ci ty

a lso impact s ign i f icant ly on character protect ion.


The predominant zon ing for the var ious town cent res be ing analysed as par t o f th is pro ject

is Bus iness 2, in most ins tances. However , the s tudy areas a lso inc lude Business 1,

Bus iness 4, Mixed Use, Open Space and Resident ia l zones.

To determine the spec i f ic character and her i tage va lues of each of the cent res and to make

recommendat ions regard ing appropr ia te mechanisms to protect and enhance these va lues,

the fo l lowing sect ion prov ides both an h is tor ica l overv iew of the cent re , together wi th an

analys is o f the cent re in re lat ion to the fo l lowing e lements :

• Underlying landscape context

- Topography and natura l features

- D is t inc t ive Vegetat ion Pat tern

• Urban structure

- St reet Network

- St reet d imensions and enc losure

- Land Use Mix

- Publ ic Open Space

- T raf f ic and Park ing

• Streetscape

- Publ ic Pr ivate In ter face

- St reet furn i ture and pav ing

- Commemorat ive features

• Bui ld ing /archi tectural style

- Era o f bu i l t fabr ic

- Bu i ld ing/arch i tec tura l rhythm

- Mater ia ls , arch i tec tura l deta i l ing

The fo l lowing analys is exp lores the potent ia l to u t i l i se a character /her i tage over lay to

complement the mechanisms conta ined in the Dis t r ic t P lan.


5. The Study Area

Kings land has evolved in to an inner c i ty suburb, to the west o f the Auck land CBD, which

has en joyed t ranspor t connect ions to the cent ra l c i ty s ince the 1840s. Improved road

connect ions were estab l ished in la te 1850s and the ra i lway l ine was opened in the ear ly

1880s. A lmost a decade la ter in the 1980s the const ruct ion of the Point Cheval ier – Ci ty

sect ion of the Nor th-Western Motorway had an impact on the suburb and Kings land is

cur rent ly located between State Highway 16 to the nor th and the Nor th Auck land ra i lway

l ine to i ts south.

K ings land was an ear ly cent re o f commerc ia l ac t iv i ty that began in the 1880s and has

cont inued to evo lve and regenerate commerc ia l development in to contemporary restaurants

and cafés, jewel lery and furn i ture out le ts as the demographics o f the area have changed

over t ime. The area is a lso cons idered to be an ar t is t ’s enc lave that has grown over t ime.

Beyond the commerc ia l core, the suburb has a mature res ident ia l character suppor ted by

nor th fac ing character v i l las .

The s tudy area is def ined as the Kings land shopping and l ight indust r ia l prec inct on New

Nor th Road and i ts res ident ia l env i rons. The area compr ises a t rad i t iona l shopping s t r ip on

e i ther s ide of New Nor th Road approx imate ly 200m to the west f rom Centra l Road. The

area to the east o f Cent ra l Road up to the Methodis t Church, on the corner o f Sandr ingham

and New Nor th Roads, is a mix ture o f indust r ia l and re ta i l ac t iv i t ies . The indust r ia l zon ing

in th is area extends nor thwards to Nixon Park where a mix o f land uses such as indust r ia l ,

res ident ia l , ga l ler ies and a smal l theat re are found. Development fur ther east tends to be

coarse-gra ined l ight indust r ia l ac t iv i t ies that are qu i te d is t inc t f rom the character o f the

o lder K ings land.

The locat ion of the s tudy area and i ts broader context is shown on the accompanying aer ia l

photograph ( re fer to F igure 1) .


Kingsland context map


6. Character/Heritage Analysis

6.1 Historical Background

From the 1880s map of ‘Eden County which shows McElwain’s subdivision of lots 20-27 plus the location of the Kingsland Railway Station. Source Auck land Pub l i c L ib ra ry Pho tog raph ic co l l ec t i on A14275

PRE EUROPEAN SETTLEMENT

Tāmaki Makaurau, the Auck land is thmus, is renowned throughout Aotearoa as hav ing the

most formidable and e laborate ly for t i f ied pā in Aotearoa – New Zealand. Maungawhau (Mt

Eden) formed par t o f a network o f pā together wi th Te Whau (B lockhouse Bay) to the west ,

Maungakiek ie(One Tree Hi l l ) to the south and Maungare i (Mt Wel l ington) to the east that

saw Tāmaki Makaurau become the most populous and thr iv ing cent re o f Maor i c iv i l i za t ion,

wi th Maungawhau i tse l f home to thousands.

The anc ient vo lcan ic cone for t ress became the c i tadel o f Te Hua Kai Waka, a rangat i ra

who un i ted the var ious t r ibes of the Tāmaki Is thmus under the confederat ion known as Te

Waiohua. Under h is re ign, Tāmaki saw an unprecedented per iod of peace and prosper i ty

that led to the saying, ‘Te pa i me te whai rawa o Tāmaki ’ , ‘The weal th and luxury o f

Tāmaki ’ . i

i NGA T i ra Consu l t i ng L td


T i tah i is the famed engineer cred i ted for des ign ing mass ive ear thworks to create the

vo lcanic pā o f Tāmaki Makaurau. He is sa id to have model led the e laborate ear thworks on

h is moko. Maunga Whau is named af ter the Whau t ree, one of the wor ld ’s l ightest woods i t

was used for f ish ing f loats and ut i l i ty ra f ts . New cu l t ivat ion techniques brought f rom the

Pac i f ic saw mass ive product ion of Taro and Kumara. Huge gardens spread f rom the base

of Maungawhau through the modern day Mt Eden suburb wi th vo lcanic rocks used as

pass ive so lar heat ing for seed ra is ing beds to he lp t rop ica l c rops adapt to the co lder

env i ronment .

Seasonal and natura l changes in food suppl ies as wel l as k insh ip and a l leg iances

in f luenced set t lement locat ions and movements , by large and smal l t r ibes which spread

across the Auck land is thmus. In t imes of threat people would move to for t i f ied pa, then

re turn to open set t lements .

Underground r ivers f low through th is d is t r ic t out to the Wai temata Harbour through anc ient

lava caverns created by the erupt ions of Maungawhau and Owairaka more than 30,000

years ago. Water spr ings for th a t var ious locat ions inc lud ing Eden Park, which is known to

Maor i as Ngā ana wai ‘ the watery caverns ’ . The former swamp at Eden Park was a

s ign i f icant resource prov id ing a d iverse range of food and mater ia ls for everyday use.

The ear l ies t roads in the area such as New Nor th Road and Great Nor th Road are l ike ly to

fo l low the path o f anc ient t racks a long the r idges.

The r idge running f rom Arch Hi l l to Surrey Crescent is known as Te Raeokawharau or

“Kawharau’s brow” . Th is name marks the p lace where Kawharau rested dur ing h is invas ion

f rom the nor th , against Te Waiohua in the la te 1600s. The is thmus was home to the

Waiohua people unt i l the mid e ighteenth century when they were defeated by the Te Taou,

a sub t r ibe of Ngat i Whatua. ii

In 1841, Ngat i Whatua rangat i ra , Ap iha i Te Kawau, def ined f rom the summit o f

Maungawhau what would become the largest Polynes ian c i ty in the wor ld , wi th a 3 ,000-

acre g i f t o f land to the co lon ia l government . Wi th the “Musket Wars ’ recent ly ended and a

shaky peace insta l led, Te Kawau sent h is son Te Hi ra to the Bay of Is lands in the nor th ,

in to host i le ter r i tory, to ‘ fe tch ’ Governor Hobson of fer ing h im land i f he would come to

Tāmaki Makaurau. This b lock of land has i ts apex at Maungawhau wi th the western

boundary in a s t ra ight l ine out to Opou (Coxs Creek) whi le the eastern boundary is a t

Mataharehare (Hobson Bay) . Governor Hobson ar r ived a year a f ter that v is i t and was g iven

another 8 ,000 acre b lock of land ensur ing Pakeha amongst the i r midst and laying the

foundat ion for a hoped- for b i -cu l tura l nat ion.

ii NGA T i ra Consu l t i ng L td


1863 Map o f A rch H i l l show ing suburban fa rms in Grey Lynn and K ings land . Grea t Nor th Road and

New Nor th Road a re the ma in rou tes a t th i s t ime . Auck land Pub l i c L ib ra ry , 999 .1108b je

EARLY EUROPEAN SETTLEMENT AND LAND PURCHASES

In 1835 Sydney t rader Thomas Mi tche l l purchased much of Auck land f rom Apiha i Kawau for

£160. However , hav ing been so ld and reso ld , the purchase was subsequent ly d isa l lowed by

the Land Cla ims Commiss ion. i

Th i r teen b locks of land in the Mt A lber t area were put up for auct ion as ear ly as 1842. ii

These were most ly in 20-acre b locks, and of fered as smal l farms.

110 acres near the junct ion of Domin ion Road wi th New Nor th Road was purchased in 1844

by Thomas Cass idy. By 1847 Governor Grey repor ted that land wi th in a seven-mi le rad ius

o f Auck land, inc lud ing Mt A lber t , had been so ld . iii

Once surveyed and d iv ided the land was subsequent ly o f fered for sa le . In 1852 f i f ty- f ive

acres of land at K ings land was purchased by John McElwain. Just four years ear l ie r John

McElwain had ar r ived in New Zealand f rom h is homeland of County Lough in I re land. Af ter

work ing for the government and then for a merchant , McElwain dec ided to take up farming

on h is newly purchased land. A g i f t o f an ad jo in ing 60 acres f rom h is brother substant ia l ly

increased the s ize o f h is farm. iv

SUBURBAN DEVELOPMENT

The suburban development o f Auck land depended on the ava i lab i l i ty o f land, a f fordable

t ranspor t and the des i re o f the midd le c lass to move out o f the crowded inner c i ty. The


populat ion of Auck land had increased by around 25% f rom 1874 to 1881. However more

dramat ic increases were soon to fo l low wi th the populat ion of Auck land Borough doubl ing

f rom 1881 to reach 33,161 people in 1886. v Th is populat ion growth put pressure on areas

c lose to the c i ty as people t r ied to escape overcrowding. This encouraged those owning

land c lose to the c i ty to subdiv ide the i r proper ty for res ident ia l use.vi

In the ear ly 1880s publ ic t ranspor t came to K ings land wi th ra i l and bus connect ions to the

c i ty. I t was now poss ib le for c i ty workers to make the da i ly t r ip f rom Kings land to the i r

workp laces. John McElwain c lear ly recognised that the t ime was r ipe to subdiv ide h is farm.

Deposited Plan 171, for M F McElwain, showing proposed subdivision for local body approval. LINZ, Auckland

In 1882 McElwain ’s Wi l low Glen Estate was subdiv ided and adver t ised for sa le . Two

hundred and twenty seven a l lo tments were la id out wi th K ings land Avenue and F i rs t ,

Second, Thi rd and Four th Avenues prov id ing access. In addi t ion to these a l lo tments ,

McElwain ’s twelve roomed v i l la was a lso of fered for sa le wi th ‘ three acres of tas te fu l ly la id

out garden grounds, wel l p lanted wi th ornamenta l and f ru i t t rees; paddocks, wel l o f water ,

s tab le , and other out bu i ld ings ’ . Pr ices for a l lo tments in the subdiv is ion ranged f rom £28 to

£100. vii


Esta te agents touted the l i fes ty le benef i ts o f l iv ing away f rom the c i ty and the soc ia l

prest ige a suburban address enamoured. Suburban l i fe o f fered the f resh and open space

that was miss ing f rom the smal l a l lo tments and narrow lanes of the inner c i ty. viii A l lo tments

in the subdiv is ion of K ings land found buyers amongst set t lers and specula tors a l ike.

Mt A lber t borough exper ienced dramat ic populat ion growth in the ear ly years o f the 1880s.

In 1881 there were 642 people l iv ing in Mt A lber t ( inc lud ing Owairaka, Morn ings ide and

Kings land) and th is rose to 1425 in 1886. ix

1885 P lan o f K ings land show ing land to be so ld a t auc t ion in March 1885 . Shows s i tes tha t were

bu i l t on a t t h i s s tage . Auck land Pub l i c L ib ra ry 995 .1112b je

Whi le the land sa les of the ear ly 1880s promised the development o f suburbs the s lump of

the la te 1880s d isrupted the bes t - la id p lans of specula tors . Development s lowed and the

ra te a t which the populat ion had increased in the ear ly years o f the 1880s dec l ined.x

In the mid 1880s another large subdiv is ion was drawn up. This land ran f rom New Nor th

Road down to the smal l s t ream that ran at the bot tom of the gu l ly, and extended f rom

Br ight St reet through to K ing St reet . Unfor tunate ly for the vendors, demand for suburban

rea l es ta te was waning. xi

The twent ie th century was to see a mass ive increase of the populat ion o f Mt A lber t . In the

ear ly years o f the century the borough has the fastest growing populat ion in the count ry. xii

The populat ion increased near ly ten t imes f rom 1901 to 1936 to reach near ly 20000. xiii By

th is s tage Kings land was a wel l -es tab l ished res ident ia l suburb.


As the c i ty expanded young fami l ies moved out to newer suburbs whi le more dwel l ings

became par t o f the renta l market . Many Pac i f ic Is land migrants moved in to the area dur ing

the 1960s. xiv Landlords neglected the i r proper t ies and Kings land became an area of run

down hous ing. In the las t two decades Kings land has become an at t ract ive and af fordable

area for young profess ionals seek ing to buy the i r f i rs t home. Much of the o ld , run-down

hous ing s tock has been restored and renovated. xv

Dur ing the 1980s a new housing development was const ructed in Four th Avenue. A number

o f co lour fu l two s torey homes were bu i l t by a Cook Is land group known as Ai tu tak i Enua. xvi

A new mul t i -s torey apar tment s ty le hous ing development is p lanned for a former indust r ia l

s i te on New Nor th Roadxvii.

ROADS AND TRANSPORT

In the 1840s the route leading f rom the Queen St reet gu l ly out to Khyber Pass was as a

rough t rack. From the junct ion wi th Mt Eden Road The Whau Road as i t was known, led on

through Eden Terrace and Kings land and cont inued to The Whau, or Avondale d is t r ic t . I t is

thought l ike ly that th is route fo l lowed an ear ly Maor i t rack. Around where the Kings land

shopping cent re is now located, another road branched o f f through Cabbage Tree Swamp.

Cabbage Tree Swamp Road (as Sandr ingham Road was then known) is one of the o ldest

roads in Auck land, lead ing out to the Wesleyan Miss ion School a t Three Kings which was

estab l ished 1847. xviii The junct ion of these two roads was the s i te o f the f i rs t s tone

Wesleyan Church in K ings land, located c lose to where the ra i lway s ta t ion now stands. xix

As ear ly as 1854 set t lers in the Mt A lber t area asked the newly estab l ished Auck land

Prov inc ia l Counci l for roading improvements . Sect ions of the road began to be improved in

order to make them passable for car ts in the mid to la te 1850s. By 1865 when a 30-acre

subdiv is ion at Morn ings ide was adver t ised, the “New Great Nor th Road” was descr ibed as

a “good paved road, scor ia dressed. ” xx

In 1866 three to l l gates were ins ta l led to prov ide funding for roading improvements . These

were located near the New Nor th Road-Mt Eden Road junct ion, one on Mt Eden Road, and

one on Great Nor th Road.

Set t lers in Cabbage Tree Swamp Road pet i t ioned the Highway Board in 1877 to have the

name of the i r road changed to someth ing more appeal ing. The new name of “K ings land

Road“ was agreed to , and the d is t r ic t near the c i ty end of the road came to be known as

Kings land. xxi

As ear ly as 1871 a survey was made of the ra i lway l ine that would eventua l ly connect

Auck land wi th Helensv i l le . Ten years la ter the l ine was opened and a s ta t ion at K ings land

prov ided loca l people wi th access to the ra i l serv ice that made three re turn t r ips da i ly. xxii

However , ra i l t ranspor t was not the on ly opt ion. A regular horse bus serv ice was a lso

operat ing and prov ided an hour ly serv ice dur ing the day. The f leet o f coaches inc luded a

double-decker vehic le drawn by f ive horses which conveyed 35 passengers between


Avondale and the c i ty v ia Mt A lber t and Kings land. xxiii The area was now wi th in easy reach

of the c i ty.

Whi le loca ls cou ld t rave l in to town f rom the ra i l and horse bus s tops, they s t i l l had to

negot ia te loca l roads. On account o f the poor condi t ion of the loca l roads, evening soc ia l

events he ld a t the Methodis t Church were ar ranged to co inc ide wi th a fu l l moon when

potho les were l ike ly to be more v is ib le . xxiv Dur ing the 1880s the counci l spent money on

improv ing New Nor th Road, inc lud ing cut t ing down McElwain ’s h i l l between Kings land and

Morn ings ide. However , p lans to ra ise a loan in the la te 1880s for improvements to o ther

roads in the d is t r ic t met wi th ra tepayer oppos i t ion. xxv The Long Depress ion of the la te

1880s and 1890s ensured that l i t t le was spent on roading improvements . Consequent ly,

K ings land’s res ident ia l s t reets deter iorated and by 1896 some of the res idents o f Th i rd

Avenue compla ined of be ing unable to reach the i r homes due to the s ta te o f the road. xxvi

The economy recovered ear ly in the new century and the Mt A lber t Road Board secured

f inance for loca l improvements which no doubt inc luded repai rs to K ings land’s res ident ia l

roads. xxvii

Soon, improvements to publ ic t ranspor t came wi th the prov is ion of an e lec t r ic t ram serv ice.

In ear ly 1903 t rams began p ly ing the route f rom the c i ty terminat ing at Page’s Store. xxviii But

less than a year a f ter the t ram serv ice began, K ings land would be shaken by the worst

t ram acc ident in Auck land’s h is tory. On Chr is tmas Eve 1903 a crowded double-decker t ram

le f t K ings land for the c i ty. At Eden Terrace the brakes fa i led and i t careered ha l f a mi le

back towards Kings land gather ing speed a l l the way. I t was s topped by a head-on co l l is ion

wi th another crowded t ram. The acc ident le f t three people dead and more than f i f ty in jured.


A drawing of the fatal crash in Kingsland that appeared in the Weekly News on 31 December 1903

But the memory o f the t ram acc ident fa i led to deter loca l use of the t ram serv ice. By 1906

there were compla in ts o f insuf f ic ient t rams be ing la id on at peak t imes.xxix

As the decades of the twent ie th century wore on, fur ther improvements came wi th bus

serv ices connect ing Kings land wi th the c i ty and d is t r ic ts beyond. The t rams ran for the las t

t ime in the la te 1950s.xxx

The pr ivate motor vehic le gradual ly became a more impor tant mode of t ranspor t for

Auck landers f rom the 1950s. A motorway system was p lanned inc lud ing the nor th-western

motorway that would graze the edge of suburban Kings land. In the mid 1950s a sect ion of

the nor th-western motorway connect ing Pt Cheval ier wi th Henderson was completed but i t

would be many years before th is motorway would extend through to the c i ty. xxxi

LOCAL GOVERNMENT

The need for roads prov ided the impetus for the format ion of a loca l body dur ing the

n ineteenth century. In January 1867 the set t lers o f Mt A lber t , Morn ings ide and Kings land

formed the Mt A lber t H ighway Dis t r ic t Board. However , would-be ra tepayers rebel led when

the va luat ions and ra tes were announced. Before long the board was s t ruggl ing to e f fect

much needed improvements to loca l roads on a shoest r ing budget . Th is saw the board

‘encourage the p ioneer custom of do- i t -yourse l f road works. ’ xxxii Needless to say, they

rece ived f requent compla in ts regard ing poor roading. However , roading was not the so le

concern of the board. In 1870 a pound was erected in Morn ings ide to keep the roadways

c lear o f an imals . Weed cont ro l and water supply a lso came under the i r ju r isd ic t ion.xxxiii


In 1883 the Highway Board became the Mount A lber t Road Board, which, un l ike i ts

predecessor was empowered to ra ise loan money for improvements . In 1911 the area was

proc la imed a borough and the Mt A lber t Borough Counci l was du ly e lected. xxxiv By 1930 Mt

A lber t was the most populous borough in the count ry but i t was fac ing f inanc ia l ru in . In

1932 a po l l was he ld to cons ider amalgamat ion wi th Auck land Ci ty Counci l (ACC). To Mt

A lber t ’s ra tepayers th is was an at t ract ive propos i t ion but i t fa i led due to ACC’s requi rement

that Mt Eden a lso be par t o f any amalgamat ion. The subject was ra ised severa l t imes over

the coming decades and in 1989 Mt A lber t merged wi th the Auck land Ci ty Counci l

becoming the Mt A lber t Ward. xxxv

Cabbage Tree Swamp, the site of Eden Park Source : Pho tog raph ic Co l lec t i on Auck land Pub l i c L ib ra r ies Neg A2076


Eden Park during the Empire Games in 1950 Source : Pho tog raph ic Co l lec t i on Auck land Pub l i c L ib ra r ies Neg A2075

LOCAL AMENITIES

Kings land has long shared i ts loca l ameni t ies wi th ne ighbour ing suburbs. K ings land was an

ear ly cent re o f commerc ia l development , which served a much wider area inc lud ing

Sandr ingham, Morn ings ide and Mt A lber t . Some of the ameni t ies in these surrounding

areas have a lso served the people o f K ings land.

Eden Park

Located jus t to the south o f K ings land in ne ighbour ing Mt Eden, Eden Park has been one of

Auck land’s major spor t ing venues for decades.

In 1903 the Eden Dis t r ic t Cr icket Club was formed and soon 15 acres of land was

purchased as a cr icket ground. This land was at the edge of Sandr ingham’s cabbage t ree

swamp and f looded each winter . The c lub c leared the scrub and rocks. Whi le the Eden

cr icketers made a ga l lant a t tempt to improve the proper ty, they admi t ted defeat in 1909

when the park was so ld to the Auck land Cr icket Assoc ia t ion (ACA). xxxvi In 1914 the

Auck land Rugby Union (ARU) leased the park f rom the ACA. Improvements were made wi th

dra inage works be ing under taken and a grandstand be ing erected. In 1926 the ARU and

ACA gave the management o f the park to a board of t rus tees , thus ensur ing that c r icket

and rugby in terests were protected. By 1950 fac i l i t ies had been improved to the extent that

the Empire Games were hosted at the park . xxxvii


Events a t the park would have a much wider impact on the surrounding area in the ear ly

1980s. Dur ing the 1981 Spr ingbok tour o f New Zealand, par ts o f K ings land br ie f ly took on

the appearance of a war zone. On September 12 the South Af r ican team were due to p lay

against the Al l B lacks at Eden Park. The Spr ingbok tour , which had s tar ted in Ju ly,

wi tnessed some of the worst c lashes between the po l ice and protesters in New Zealand’s

h is tory. The tour was opposed by a wel l -organised group protest ing against South Af r ica ’s

apar the id system. For months the count ry was gr ipped in a wave of po l i t ica l fervour . The

Eden Park game was the f ina l match of the Spr ingbok tour .

Par t o f the area surrounding Eden Park was cordoned of f and po l ice barr icades cont ro l led

the var ious ent ry po in ts . A po l ice b lock at the in tersect ion of New Nor th Road and

Sandr ingham Road and barbed wi re forming a barr ier a long the ne ighbour ing ra i lway l ine

were insta l led to keep the protestors away f rom the park . xxxviii Loca l shopkeepers protected

the i r shop f ronts wi th barr icades. The resu l t ing c lash was the most v io lent o f the tour and

le f t three hundred people requi r ing medica l a t tent ion. xxxix

Fire Brigade

In 1906 a vo lunteer f i re br igade was es tab l ished to serve the Kings land and the

surrounding area. A s i te for the f i re s ta t ion was secured in New Nor th Road in K ings land

and a s ta t ion bu i ld ing was erected. A longs ide was a f i re be l l and tower which had been

purchased f rom the Graf ton br igade. Fac i l i t ies a t the s ta t ion inc luded a soc ia l room and a

s torage shed for the two-wheeled handcar t which served as the d is t r ic t ’s ambulance. The

s ta t ion was soon expanded wi th the addi t ion of a second s torey and th is was par t ly funded

by the Mt A lber t Road Board. xl


A drawing of the fire station, bell tower and Mount Albert Board Office drawn by FJH Ellisdon, Chairman. Source : In O ld Mt A lbe r t

Pol ice Stat ion

Kings land had i ts own pol ice s ta t ion for near ly s ix ty years . Estab l ished in 1908 the s ta t ion

was served by a so le constab le unt i l 1967 when the Kings land Avenue s ta t ion was

d ispensed wi th and the constab le t ransfer red to the Centra l Po l ice Stat ion. xli


Pages Store circa 1880s. Source : Pho tog raph ic Co l lec t i on Auck land Pub l i c L ib ra r ies Neg A12085

Post Off ice

In 1880 a post o f f ice was opened at K ings land. xlii S torekeeper James Page was the

postmaster and in 1885 th is respons ib i l i ty passed to h is son A.W. Page. In 1912 a purpose

bu i l t post o f f ice was erected in K ings land, jus t down the road f rom Page’s s tore. The two

s toreyed br ick bu i ld ing was opened by the Postmaster -Genera l , S i r Joseph Ward. Wi th the

opening of the new bui ld ing came an extens ion in serv ices. A da i ly le t ter de l ivery serv ice

was ins t i tu ted sav ing loca l res idents the t rouble o f ca l l ing in to the post o f f ice to co l lec t

the i r mai l . xliii

COMMERCIAL DEVELOPMENT

The commerc ia l development o f K ings land began wi th Page’s s tore which opened as a

smal l shop in the 1880s. By 1898 i t had become one of the c i ty ’s largest s tores wi th a

horse and car t de l ivery serv ice that reached as far as Huia. P laces fur ther a f ie ld were

served by posta l de l iver ies. The bus iness was Kings land’s largest commerc ia l enterpr ise

and at one t ime employed a s ta f f o f th i r ty. By 1910 the i r range of goods was extens ive

enough to f i l l a 146-page cata logue, which inc luded everyth ing f rom cow covers to

moustache wax. xliv Meanwhi le o ther shops sprang up a long New Nor th Road. A photograph

f rom 1905 reveals an emerg ing shopping area wi th shop bu i ld ings in terspersed wi th

houses. Gradual ly the number o f shops grew and shops were added onto the f ront o f a

number o f New Nor th Road dwel l ings. A more deta i led descr ip t ion of the phys ica l

development o f the commerc ia l cent re fo l lows in the next sect ion, and is shown on the

Her i tage analys is maps.


CHURCHES

In 1853 a scor ia chapel was bu i l t on New Nor th Road ( then known as Whau Road) near the

present K ings land Rai lway Stat ion. I t was on land donated by loca l farmer John Wal ters .

F ive years la ter a wooden bu i ld ing was erected where serv ices for 130 could be he ld .

Addi t ions were subsequent ly made to the bu i ld ing to accommodate the growing

congregat ion. The church was known as the Kings land Methodis t Church and the bu i ld ing

a lso funct ioned as a Sunday school room and publ ic ha l l . xlv

In February 1897 the present Methodis t church on New Nor th Road was erected and in

1909 a ha l l was added. In 1921 memor ia l windows were insta l led in the church to

remember congregat ion members who d ied in the F i rs t Wor ld War. xlvi

The church was the venue of a wide var ie ty o f soc ia l events , both secular and re l ig ious.

From the 1920s there were badminton c lub matches, cub and scout meet ings, as wel l as

operet tas. xlvii

The congregat ion was added to in 1953 wi th the Eden Terrace Methodis t church merg ing

wi th the Kings land Tr in i ty Methodis t Church. xlviii In 1960 the church bu i ld ings were a l tered

and extended. xlix

The in f lux o f Polynes ian immigrants to K ings land in the 1960s brought new members o f the

congregat ion. In 1975 e ighty percent o f the ch i ldren at tending the Sunday school were

Polynes ian. Meanwhi le members of the Samoan Congregat ional Church and Cook Is land

worsh ipers made use of the Kings land Methodis t church bu i ld ings for the i r meet ings. l

More recent ly a second church has been erec ted in K ings land to serve the Polynes ian

communi ty. I t is a not iceable feature o f lower Bond St reet .


Kingsland Methodist Church on the right and the Jubilee Hall and Sunday School, circa 1912 Source : Pho tog raph ic Co l lec t i on Auck land Pub l i c L ib ra r ies Neg 1160

SCHOOLS

Educat ion in the Kings land area began in 1870 when the ch i ldren of the area were taught

a t the Whau Road Chapel which was located near the present K ings land Rai lway Stat ion.

At the end of that year the school had moved to a purpose bu i l t s t ructure on an acre of

land at School Road. The ro l l rap id ly rose. By 1919 there were over 700 pupi ls a t tending.

By 1930 the school bu i ld ings were d i lap idated and p lans were made to bu i ld a new school .

However the new s i te would be in ne ighbour ing Morn ings ide on the s i te o f an o ld quarry.

Wi th the opening of the new school in 1940 came the depar ture o f K ings land’s on ly school . li

Despi te the absence of educat ional fac i l i t ies in K ings land s ince 1940, loca l ch i ldren have

been wel l catered for by schools and k indergar tens in the ne ighbour ing areas of Mt Eden,

Sandr ingham, Morn ings ide and Arch Hi l l . Local preschool ch i ldren are catered for a t Arch

Hi l l ’ s St James Kindergar ten and Haeta Kindergar ten in Sandr ingham. Newton Centra l

School in Arch Hi l l , and Edendale School in Mornings ide cater for pr imary school ch i ldren.

In termediate age ch i ldren can at tend Kowhai In termediate School jus t across the ra i lway

l ine in Mt Eden. This school began l i fe as a jun ior h igh school wi th forms 1-4 be ing taught .

In 1935 i t became the count ry ’s f i rs t in termediate school . lii O lder school ch i ldren must

t rave l to h igh schools in areas fur ther a f ie ld .

SOCIAL INSTITUTIONS

The Kings land Methodis t Church served as the venue for many soc ia l events in K ings land’s

h is tory. As Kings land has no publ ic or school ha l l for soc ia l gather ings, the church


bu i ld ings have of ten fu l f i l led th is ro le . The ba l l room at Ferndale a long New Nor th Road was

a lso popular for par t ies .

Pages Store was a loca l landmark and meet ing p lace at the end of the t ram l ine.

Royal Theatre

In about 1918 Auck land’s f i rs t suburban theat re was bu i l t a t K ings land. I t was a popular

a t t ract ion for loca ls and was known as “bugs” . One c inema-goer reca l led that made sure

she never put her feet on the f loor on account o f the res ident ra ts that p l ied the a is les .

Hav ing served the communi ty for wel l over s ix decades, the theat re was c losed in the mid

1980s. Ten years la ter i t was renovated and i t now houses a jewel lery ga l lery. liii

INDUSTRY

Indust r ia l bu i ld ings have grown a long Kings land’s New Nor th Road f rontage, convenient ly

located on a main road, c lose to cent ra l Auck land. The 1930s saw severa l large indust r ia l

developments a t the c i ty end of K ings land and s ince then indust ry has come to dominate

th is sect ion of New Nor th Road. The edges of the Kings land shopping area and the upper

reaches of Centra l Road have a lso taken on an indust r ia l character . K ings land’s major

indust r ia l enterpr ises have been baker ies, shoe and c lo th ing manufacturers , a bacon curer

and g laz iers .

Connons Bakery

In 1910 Connons Bakery was estab l ished and became a fami ly bus iness. Dur ing the mid

1970s the factory was gut ted by f i re and the owners e lected to rebui ld on the opposi te s ide

of New Nor th Road. Twenty- f ive years la ter the new bui ld ing was a lso damaged by f i re but

i t has s ince been repai red and bread cont inues to be produced f rom the New Nor th Road

bakery. liv

Stormonts Bakery The f i rm of Stormonts was estab l ished in 1914 by John Stormont . In the 1930s a large

factory was bu i l t for the f i rm in New Nor th Road. They were wel l known for the i r cakes but

concentra ted on produc ing bread af ter winn ing a cont ract to prov ide bread for New Zealand

t roops dur ing the Second Wor ld War. By the 1990s the factory was operat ing a 24-hour

operat ion, seven days per week. Over ha l f a mi l l ion loaves were produced at the factory

where 130 s ta f f were employed. lv Sadly the bu i ld ing was severe ly damaged by f i re in 1998

and has not been re insta ted. lvi

Glengyle Knitwear

Wakef ie ld Brothers (NZ) manufactured Glengyle Kn i twear f rom the i r premises on th is s i te

s ince the ear ly 1950s, and employed over 200 s ta f f here in i ts heyday. Only th is year the

company has moved out o f the bu i ld ings, which are to be demol ished to make way for new

apar tment b locks.

A bu i ld ing consent was issued for a factory bu i ld ing in 1954. Rigby Mul l ins was the

arch i tects who were respons ib le for the extens ion for which a permi t was issued in


September 1959. Fur ther addi t ions were made in 1962 and a spec i f icat ion for a two-

s toreyed of f ice b lock was prepared by A Ronald McLauchlan & Kenneth R Stenson. This is

most l ike ly the two s tor ied o f f ice b lock f ront ing New Nor th Road.

Bridgens Shoe Factory

A bui ld ing consent for Br idgens shoe factory bu i ld ing was issued in October 1929. The

arch i tects were Wade and Bar t ley. The shoe factory c losed down in la te 1997. Dur ing i ts

bus iest per iods i t produced up to 350,000 pa i rs o f shoes a year and was a major employer .

The Kiwi Bacon Factory

The Kiwi Bacon Factory in New North Road Source : Auck land Ins t i t u te and Museum

A bacon process ing factory was estab l ished on th is s i te in the ear ly 1930s, run as the

Nikau Bacon Co. L td . By 1940 the bus iness had been taken over by the Kiwi Bacon

Company, and the bu i ld ing a lso housed the NZ Pig Market ing Assoc ia t ion, which is

ev idenced in the p laster le t ter ing on the New Nor th Road f rontage. The factory was

extended in 1967, which is most l ike ly the f la t roof re in forced concrete por t ion on the

corner o f Mostyn St reet and Ai tk in Terrace. The Kiwi bacon Company operated f rom th is

locat ion unt i l be ing taken over by Hut tons in the la te 1980s. The company soon af terwards

c losed the factory. I t is now used as a ter t iary computer t ra in ing school and par ty

equipment h i re fac i l i ty .


The 2m h igh f ibreg lass Kiwi together wi th the neon s ign was an Auck land icon unt i l i ts

par t ia l removal in 1988. The neon le t ter ing ‘K iwi Bacon’ remains fac ing south a long New

Nor th Road. The g iant K iwi was made by Kelv in Lane.

Sauvarins Glass

Sauvar ins g lass bus iness was estab l ished in 1929, and the company has been supply ing

g lass throughout New Zealand s ince that t ime. Pr ior to the const ruct ion of the Kings land

bu i ld ing in 1965, i t was located in Galatos St reet in Newton. The Kings land s tore is the

main branch, wi th o thers located in Takanin i , and Si lverda le . lvii Sauvar ins have had a

second re ta i l out le t in K ings land for about four years in a shop across the road. They have

spec ia l ised in co loured g lass for the past twenty years . The bus iness is no longer owned

by the Sauvar in fami ly, however Barry Sauvar in is s t i l l invo lved. lviii

ESTABLISHMENT AND DEVELOPMENT OF KINGSLAND SHOPPING CENTRE

Kings land re ta ins ev idence of i ts development , par t icu lar ly f rom the 1880s onwards in i ts

main s t reet bu i ld ings, roading layout , pat tern o f res ident ia l subdiv is ion, res ident ia l s tock

and in f rast ructure inc lud ing ra i lway t racks, road br idges and walk br idges.

Early Sett lement 1840s –1870s

Kings land is located at the junct ion of New Nor th Road and Cabbage Tree Swamp Road

(now Sandr ingham Road) which were the f i rs t roads in the area to be “ formed” in the

1840s. The ear l ies t Methodis t Church in K ings land was bu i l t in 1853 on New Nor th Road,

c lose to the junct ion of these roads.

Ear ly landowners in the Kings land area inc luded John Wal ters , a Corn ishman, who had

ar r ived in 1845 and managed the copper mine at Kauwau Is land. In 1847 he came to

Auck land and bought 52 acres around where Eden Park is now located. He was invo lved in

farming, quarry ing and car t ing meta l for road works.

John McElwain ar r ived in New Zealand in 1848 f rom I re land. He purchased 55 acres in

K ings land in 1852, which he farmed wi th an ad jo in ing b lock of 60 acres owned by h is

brother . The h i l l on the main road past K ings land was known as McElwains Hi l l . He was

act ive in promot ing roading improvements to the main road as i t passed through h is land,

hoping to have the grad ient o f the h i l l eased.

Development 1880s to 1900

The prox imi ty o f the ra i lway l ine f rom Auck land to Helensv i l le , which opened in March

1880, prov ided impetus for the res ident ia l subdiv is ion of sur rounding large land ho ld ings.

The subdiv is ion of John McElwains ’ farm in 1882 prov ided 444 res ident ia l a l lo tments in

F i rs t , Second, Thi rd and Four th Avenues, up to K ings land Avenue. The growth in the

res ident ia l populat ion in turn became the cata lys t for the estab l ishment o f shops and

bus inesses.

I t a lso suppor ted the s ing le most s ign i f icant ear ly bus iness in K ings land, Pages Store,

which was estab l ished around 1885. Pages Genera l Store, Gra in and Forage Stores were


ab le to send goods west and nor th by t ra in , as wel l as car ts or on horseback. At th is t ime

there were no shops in Mt A lber t , so res idents in the area bought suppl ies f rom Kings land

or the Ci ty.

The f i rs t K ings land Rai lway s ta t ion was bu i l t in 1881.

A. W. Pages Store

One of the ear l ies t photos of K ings land dates f rom 1885 showing Pages Store on the

corner o f K ings land Road (Sandr ingham Road) . At th is s tage the Store was t imber

weatherboard bu i ld ing wi th sh ing le roof and modest verandah, bu i l t up to the main road.

Adjacent was a smal l t imber s torage shed or s tab le . The Kings land Post Of f ice was located

in a bu i ld ing compr is ing a shop wi th t imber parapet , and house combined. There was

another gabled house located fur ther up the h i l l on the same s ide. New Nor th Road at th is

t ime had grassed verges bes ide the meta l covered carr iageway.

A. W. Pages Store 1885. Source Auck land Pub l i c L ib ra r ies Neg . A13283


A. W. Pages Store c 1886. Source Auck land Pub l i c L ib ra r ies Neg . A12085

The s i te o f Pages Store was purchased in 1845 by James Page, Carpenter and Bui lder .

Par t o f the t i t le was t ransfer red to h is son Wi l l iam Ar thur Page on December 6 1879, and

another par t on 24 August 1891. In 1893 Wi l l iam A. Page bought par t o f the ad jacent

proper ty. lix A . W. Page ar r ived wi th h is fami ly on “The Por t land” in 1864, f rom England.

A photograph dated 1886 shows Pages corner t imber s tore modi f ied wi th the addi t ion of a

curved verandah, pa in ted wi th s ignage; A.W. Page Fami ly Grocer . K ings land Post Of f ice.

The smal l shed on the s i te ad jacent had been rep laced by a two s toreyed t imber bu i ld ing

wi th a parapet , hous ing the Kings land Gra in Store owned by A W Page.

Pages Store grew in to one of the largest genera l s tores in Auck land wi th an extens ive

de l ivery serv ice us ing a f leet o f wagons as we l l as the t ra in serv ice. Page set up an out le t

gra in s tore in Avondale in 1905.

On the oppos i te s ide of New Nor th Road development was less in tens ive.

I t is l ike ly that the surv iv ing t imber bu i ld ings, and houses on the nor th s ide of New Nor th

Road were const ructed in the ear ly 1890s.


Survey Plan Part Allotment 13, Section 10 Suburbs of Auckland August 1891. This shows development of Pages land. Also shown is a building on land next to what was to become the Portland building, suggesting that 477 New North Road was built by this date.

A survey p lan dated August 1891 shows f ive separate bu i ld ings on the south s ide of New

Nor th Road, inc lud ing Pages Store. Only two bui ld ings are shown on the opposi te s ide,

however in a photo dat ing f rom 1905 the two leve l t imber bu i ld ing at 477 New Nor th Road

is ev ident together wi th a ser ies o f s ing le leve l houses and shops.

In the la te 1890s f inanc ia l const ra in ts s lowed a l l expendi ture on capi ta l works in the

d is t r ic t , wi th K ings land res idents be ing par t icu lar ly a f fected. The condi t ion of the roads in


the res ident ia l subdiv is ion, most not iceably in Thi rd Ave, was so bad that some res idents

cou ld not reach the i r homes. In addi t ion hard t imes meant that many of the houses were

empty, le t rent - f ree or so ld a t amazing ly cheap pr ices. lx The s i tuat ion changed over the

fo l lowing couple o f years , and by the turn o f the 20 t h century ra tepayers were look ing

forward to an e lect r ic t ram system.

Another key bu i ld ing bu i l t in 1897 was the Kings land Tr in i ty Methodis t Church. The

prev ious t imber chapel was bu i l t in 1858 on the s i te o f the or ig ina l s tone Whau Road

Chapel , approx imate ly where the Rai lway s ta t ion is . By around 1885, th is f i rs t t imber

church was becoming too smal l for the growing congregat ion, and p lans for a new church

began. In 1896 the foundat ion s tone and memor ia l s tones were la id . The Church was

formal ly opened on February 24 t h 1897, by Rev. H Bul l . lxi

Development 1900-1920

This per iod saw a s ign i f icant change in the bu i l t fabr ic o f K ings land wi th the redevelopment

o f Pages Corner around 1900, the extens ion of Pages Store and const ruct ion of Pages

Gra in and Forage Stores af ter 1913-14, the const ruct ion of two bu i ld ings east o f Pages

Store (434-448 New Nor th Road) , and the const ruct ion o f the Por t land Bui ld ings opposi te

in 1914.

By 1903 when the e lect r ic t ram serv ice commenced the area was wel l popula ted. I t was

around th is t ime that the Mt A lber t D is t r ic t Road Board formal ised p lans to improve

roading, water supply and dra inage in the area. This prov ided fur ther impetus for growth.

K ings land was the cent re for key c iv ic funct ions in the area such as the f i re s ta t ion and

lookout tower bu i l t in 1906 on the s i te o f the ex is t ing f i re s ta t ion. K ings land was a lso

proposed as the s i te for new Road Board Of f ices. The area obta ined Borough s ta tus in

1911.

Pages Bui ld ing, Grain Store and Forage Store

The ear ly wooden Pages Store was rep laced around 1900. At th is t ime the f i rs t f ive bays o f

the p lastered br ick bu i ld ing were bu i l t , wi th a two leve l bu i ld ing ad jacent for res ident ia l ,

and s torage use. Around 1913 –14 the bu i ld ing was extended by another four bays, and

en l ivened wi th the addi t ion of f in ia ls to the parapet , and to the top of the verandah.


A.W. Pages building in New North Road, (photo dated as 1891 in Dick Scott’s In Old Mt Albert) Auck land Pub l i c L ib ra ry A536

A le t terhead dat ing f rom 1911 shows a proposed e levat ion of the extended s tore ( ten bays

ra ther than the actua l 9) and l is ts the range of goods and serv ices prov ided inc lud ing h igh-

c lass grocer ies, tea and cof fee spec ia l is ts , gra in , seed, coa l and coke, i ronmongery,

enamelware. In i ts heyday the bus iness employed over 30 fu l l t ime s ta f f , and cont inued in

bus iness unt i l the la te 1930s. St reet d i rector ies show that e i ther a Page fami ly grocery or a

bus iness ut i l i s ing the o ld fami ly name, cont inued to operate here unt i l the mid 1950s. lxii


View northeast along New North Road, with Pages Building extended by 4 bays, and the adjacent Grain and Forage Store buildings. Dated 1926. Auck land Pub l i c L ib ra ry W 624

The two p lastered br ick bu i ld ings ad jacent were bu i l t a f ter 1913/14 a lso for Pages

bus iness. A W Pages Gra in Store is a s ing le leve l bu i ld ing wi th a s imple gabled parapet ,

wi th “A W Pages Gra in Store” in ra ised p las ter le t ters . Or ig ina l ly i t had a large opening for

a car t ent rance or shopf ront which is ev ident in the photo dated 1926 (APL W624) .

I t was bu i l t by Char les H Page, the brother o f A W Page, who was l is ted in Wises Di rectory

as a K ings land bu i lder . I t was or ig ina l ly used as a Gra in s tore. Af ter 1946 i t was used to

manufacture furn i ture , and la ter by c lo th ing manufacturers . S ince 1962 i t has been

occupied by Eddington ’s Engineers, a genera l engineer ing f i rm, supply ing the Auck land

reg ion. lxiii

Next to the Gra in Store is A W Pages Forage Stores bu i ld ing. Th is is a two s torey

p lastered br ick bu i ld ing wi th arched windows at the upper f loor , and a cent ra l ped iment .

The ground f loor had two large openings. These two bu i ld ings were an in tegra l par t o f

Page’s K ings land bus iness, i t in i t ia l ly prov ided forage for horses, and la ter a pet ro leum

depot for cars . By 1946, l ike the bu i ld ing next door i t was used for furn i ture and c lo th ing

manufacture. In 1962 th is bu i ld ing was a lso taken over by Eddington ’s Engineers . I t is

l ike ly that Char les H Page a lso bu i l t th is bu i ld ing.


View west showing the two original buildings on the corner of Kingsland Road prior to the façade being remodelled. Dated between 1906-1913. Auck land Pub l i c L ib ra ry A11605

434-448 New North Road

Another s ign i f icant addi t ion to K ings land in th is per iod were the two bu i ld ings on the same

s ide of New Nor th Road as Pages, but across the top of Sandr ingham Road. These were

both two s toreyed br ick bu i ld ings bu i l t between at some stage between 1906 and 1914. lxiv

The Windsor Dai ry was a p lastered bu i ld ing wi th a corn ice and s tepped pedimented

parapet . I t had rectangular windows and verandah suppor ted on square t imber posts .

Adjacent on the corner was a two s toreyed br ick bu i ld ing wi th p lastered p i las ters and

parapet . Th is had arched windows. This was the f i rs t o f these to be bu i l t , based on the

junct ion o f the two at the rear .

Th is bu i ld ing housed a branch of the Auck land Meat Co. f rom around 1915 unt i l the

1930s. lxv

These bui ld ings have been remodel led, probably in the 1940s to g ive the appearance of

be ing one bu i ld ing. A new p lastered façade wi th decorat ive f r ieze has been appl ied, but a

c loser look at the shopf ronts , windows and doors reveals the two former bu i ld ings. I t is

a lso very c lear a t the rear .


View up Sandringham Road, formerly Kingsland Road toward New North Road, with Kerrs Corner at right. The closure of the road rail crossing, and subsequent construction of the footbridge and toilets have significantly changed this view. Auck land Pub l i c L ib ra ry A11613 , da ted 1923

The bui ld ing at Kerr ’s Corner , near the top of Sandr ingham Road, where i t jo ined to New

Nor th Road at th is t ime, is probably contemporary wi th these bu i ld ings.

Post Off ice

The Kings land Post Of f ice was bu i l t in 1912, a f ter lobbying by loca l government members

for the prov is ion of a bet ter posta l fac i l i ty . The bu i ld ing was des igned by the Publ ic Works

Depar tment . C H Page was the successfu l tenderer for i ts const ruct ion, and i t was

completed in February 1912. lxvi


View looking south along New North Road circa 1915. The Portland Building is on the right Source : Auck land Ins t i t u te and Museum

Port land Bui ld ing

The s i te o f the Por t land Bui ld ings s tood empty unt i l the const ruct ion of th is bu i ld ing in

1914. I t was bu i l t for Ar thur W Page, and des igned by arch i tec t Ar thur H Whi te , who a lso

des igned the Methodis t churches in Mt Eden v i l lage and Domin ion Road. I t is named af ter

the sh ip Port land that brought the Page fami ly to New Zealand in 1864.

I t is a wel l des igned Edward ian p lastered br ick bu i ld ing, d iv ided in to 7 bays corresponding

to the separate tenanc ies that made up the b lock. The ground f loor was occupied by

commerc ia l bus inesses wi th the upper leve l used as dwel l ings by the bus iness owners. The

corner shop was the largest . At the upper leve l each bay has pa i red rectangular windows,

wi th a ra ised p laster deta i l sur round. A curved sect ion l inks a l ternat ing t r iangular and

semic i rcu lar parapets . The parapets have f lu ted p i las ters , and gar lands. A h igher s tepped

pediment , capped wi th p laster ba l ls , addresses the corner o f Centra l Ave. The bu i ld ing

re ta ins i ts or ig ina l unpainted p laster f in ish. The or ig ina l shopf ronts wi th recessed

ent rances, t i led surrounds and t imber doors remain at ground leve l . The or ig ina l verandah

suppor ted on s tee l brackets a lso remains.

A lso des igned by A H Whi te and bu i l t around the same t ime was the ex is t ing house behind

the Por t land Bui ld ings in Centra l Ave. This p lastered t rans i t ion s ty le v i l la would appear to

have been par t o f the proper ty development under taken by Page.

The const ruct ion of the Por t land Bui ld ing prov ided major expansion in re ta i l ing in

K ings land. St reet d i rector ies show the f i rs t tenants inc luded a past ry cook, a sar tor ia l

ar t is t , s ta t ioners and fancy goods, f ru i terers , pork butcher and f ish mar t . Through the

1920s and 30s i t inc luded a surgeon dent is t , ha i rdresser , tobacco s tore, boot impor ter and

a draper . In the 1940s the s ta t ioners a lso prov ided a lending l ibrary. In the 1950s and 60s


a mi lk bar rep laced an ear l ier confect ioners . A fa i r ly s imi lar mix o f tenants remained unt i l

recent ly. The butchers shop is cur rent ly vacant , and an ant iques shop and p ic ture f ramers,

and Cruc ia l T raders Café have rep laced some of the ear l ier types.

Wi th the death of A W Page in 1937 the bu i ld ing passed to h is wi fe Eva Emi ly Page, and

was admin is tered on her behal f by her son Ar thur Wi l l iam James Page unt i l 1946.

Royal Theatre circa 1970 Source : Auck land Ins t i t u te and Museum

The Royal Theatre was another s ign i f icant bu i ld ing bu i l t in K ings land in 1918. lxvii One of a

number o f new suburban theat res bu i l t around Auck land at a s imi lar t ime i t served the

enter ta inment needs of the fas t growing area around Kings land.

St reet d i rector ies ind icate that the b lock f rom Centra l Road back to New Bond St reet

conta ined a number o f smal l bus inesses and houses.


The decades af ter the F i rs t Wor ld War saw remarkable growth, wi th Mt A lber t the fas test

growing area in New Zealand. The populat ion grew by over a thousand people each year .


Roading changes were made in the 1920s to prov ide a safe connect ion f rom New Nor th

Road over the ra i l t racks to connect to Sandr ingham Road. The pedest r ian overbr idge was

bu i l t a t a s imi lar t ime. This work had a s ign i f icant e f fec t on the character o f K ings land at

the in tersect ion wi th K ings land Road, e f fec t ive ly separat ing Kerrs Corner f rom the

Kings land shops creat ing a new in tersect ion next to the Methodis t Church.

One of the most prominent addi t ions to the fabr ic o f K ings land in th is per iod was the

const ruct ion of a substant ia l e lect r ic substat ion. Located on the s i te o f the current

substat ion, th is large p lastered gabled bu i ld ing was des igned by the Auck land Ci ty

Counci ls ’ E lect r ica l Depar tment in 1921. I t was a prominent feature on the skyl ine unt i l i ts

rep lacement in 1948 by the ex is t ing s ing le leve l s t ructure.

Drawing for the Kingsland Power Substation, 1921. Auckland City Council Electricity Department. Source : Auck land Arch i tec tu ra l A rch ive .

The pet ro l s ta t ion and at tached shops were bu i l t on the corner o f Cent ra l Ave in the ear ly

1930s. I t is l i s ted in Wises Di rectory for 1935 as the Super Serv ice Pet ro l Sta t ion, wi th

Jasper MacFar lane as the Manager .

I t is thought that the s ing le level p lastered bu i ld ing at 479 New Nor th Road was bu i l t in th is

per iod.

The current K ings land Motor cyc le shop at 424 New Nor th Road was a lso bu i l t around th is

t ime, as a B i l l ia rd Saloon. lxviii

By 1930 Mt A lber t was the largest borough in the count ry, wi th over 20,000 people. The

development o f the Mt A lber t area re in forced the ro le o f New Nor th Road as a major

ar ter ia l road, and increase in i ts use, and developments in publ ic t ranspor t would have

suppor ted the estab l ishment o f fur ther shops and bus iness in K ings land.


The Publ ic Toi le ts were bu i l t in 1928, fo l lowing the rearrangements in the roading network,

and c los ing of road l ink f rom New Nor th Road over the t racks to Sandr ingham Road, in

1923.

The Kings land F i re Stat ion was bu i l t around 1933.


Image of the original buildings taken c1910, and as they now appear. A11605 Auck land Pub l i c L ib ra ry

Very l i t t le change occurred in th is per iod in terms of new development . The two bu i ld ings

on the corner o f K ings land Road were remodel led wi th a new façade appl ied over the two

separate ex is t ing ones.

The large Kings land e lect r ica l substat ion was rep laced by the current much smal ler swi tch

house in 1948.


Kings land remained re la t ive ly unchanged unt i l a f ter the mid 1960s, when changes to the

Mount A lber t D is t r ic t P lan changed the zoning on proper t ies f ront ing New Nor th Road.

Around th is t ime there was a wave of new development a long New Nor th Road, par t icu lar ly

f rom Bond St reet back towards the c i ty. A number o f s i tes were a lso redeveloped in the

shopping cent re , such as the bu i ld ing bu i l t for Sauvar ins ad jacent to Pages Forage Store,

bu i l t in 1965.

A l l o f th is new development was bu i l t a l igned to a set back to a l low for fu ture s t reet

widening.

Fol lowing a second Review in 1976 zoning of res ident ia l land a long Centra l Road and

Kings land Terrace was changed to a commerc ia l zone. This resu l ted in the redevelopment

o f th is area to the ex is t ing mix o f commerc ia l bu i ld ings. Later bu i ld ings ut i l i se a more

d iverse range of mater ia ls , arch i tec tura l s ty les and const ruct ion methods.

Development 1980-Present

Development a f ter 1980 has occurred in the area to the east o f Bond St reet , and inc ludes

the of f ice bu i ld ing on the corner o f Bond St reet and New Nor th Road, and the Gul l Serv ice

Stat ion, and ad jacent new commerc ia l bu i ld ings bu i l t in 2000 .


6.2 Underlying Landscape Context

NATURAL FEATURES AND TOPOGRAPHY

Auckland’s topography is a product o f i ts geolog ica l past which has resu l ted in an

under ly ing landscape of harbours, is lands, beaches and vo lcanoes. In K ings land, the

predominant natura l features are r idges and gu l l ies that def ine and in f luence the resu l t ing

urban topography. K ings land’s New Nor th Road has been developed on a h igh po int o f a

r idge running in an east west d i rect ion. The res ident ia l area has been developed on the

nor thern s lopes which gradual ly drop down to the gu l ly that accommodates the Nor th-

Western Motorway and Arch Hi l l . The southern s lopes fa l l away to the ra i lway l ine and the

suburb of Morn ings ide. There is a grad ient change a long New Nor th Road f rom a h igh po in t

approx imate ly a t K ings land Avenue s lop ing down to Bond St reet .

New Nor th Road cu rves and changes d i rec t i on due to the under l y ing topography

VIEWS

Southern v iews f rom gaps between bu i ld ings and over bu i ld ings on New Nor th Road a l low

g l impses of Eden Park and d is tant v iews of Mt Eden (Maungawhau) , one of the h ighest

scor ia cones in Auck land. B i l lboards at the in tersect ion of Sandr ingham and New Nor th

Roads have not been p laced to take advantage of v iews in the area and as a consequence

b lock the v iews of Mt Eden (Maungawhau) . V iews to the nor th o f New Nor th Road are on ly

v is ib le f rom the perpendicu lar s t reets to New Nor th Road, namely K ings land Avenue,

Centra l Road and Bond St reet . These v iews look out over K ings land 's res ident ia l suburb,

the nor thwestern motorway, the res ident ia l suburb of Arch Hi l l and Arch Hi l l Scenic

Reserve on the oppos i te s ide of the motorway.


Dis tan t v iew o f Eden Park D is tan t v iew o f Maungawhau f rom

New Nor th Road

DISTINCTIVE VEGETATION

A not iceable character is t ic o f the commerc ia l prec inct is that i t lacks any d is t inc t ive

vegetat ion and is devoid o f any p lant ing or spec imen t rees, which g ives the area a

dominant urban character . Some p lant ing on pr ivate proper ty which prov ides re l ie f to the

urban character is ev ident ad jacent to the ra i lway l ine and the edge of Kowhai in termediate

school .

The res ident ia l s t reets to the nor th and south of New Nor th Road have mature s t reet t rees

and some of the pr ivate gardens are extens ive ly p lanted. However , whi le the res ident ia l

p lant ing adds to the overa l l character o f the suburb i t is not v isua l ly connected wi th the

core commerc ia l area in any way pr imar i ly due to the length o f the s t reet b locks f lank ing

New Nor th Road.

T rees in the v ic in i ty o f K ings land that are protected as scheduled i tems in the Dis t r ic t P lan

inc lude:

D07-28 Pohutukawa (Metros ideros excelsa) – 32 Second Avenue, K ings land

D07-01 Pohutukawa (Metros ideros excelsa) – 377 New Nor th Road, K ings land

6.3 Urban Structure

The phys ica l env i ronment o f a cent re is made up of a number o f par ts and i t is the

re la t ionships between these par ts that determine the overa l l urban s t ructure. There are

three d is t inc t commerc ia l areas ad jacent to each other wi th in K ings land that appear to

change wi th the a l ignment o f the road. The sect ion of New Nor th Road f rom Domin ion Road

to Bond St reet /Sandr ingham Road has a coarse gra ined indust r ia l character . Bond St reet

/Sandr ingham Road to Centra l Road sect ion has a mixed-use coarse-gra ined character , but

inc ludes some key h is tor ic s t ructures such as the Methodis t Church. The commerc ia l

prec inct a t the in tersect ion of Centra l and New Nor th Roads has a d is t inc t ive f ine gra in

h is tor ica l character that gradual ly changes to a res ident ia l character .


STREET NETWORK

A d is t ingu ish ing feature o f suburb is i ts l inear s t ructure in f luenced by the under ly ing

topography r idges and gu l l ies . The major t ranspor ta t ion routes, both vehicu lar and ra i l are

dominant l inear e lements which fur ther serve to in f luence the s t ructure o f the suburb and

genera l ly cur ta i l potent ia l nor th-south routes through the suburb.

The a l ignment o f New Nor th Road changes d i rect ion a number o f t imes which cont r ibutes

to the exper ience of the route as a ser ies o f events as d i f ferent sect ion of the route are

exposed or concealed. The changes in a l ignment serve to mark ent ry po in ts to the cent re .

At the western end, the curve in New Nor th Road at the Kings land Ave in tersect ion, and

v iews f rom th is e levated pos i t ion def ine a western ent ry po in t . At the eastern end, a

change in d i rect ion at the Bond St reet / Sandr ingham Road in tersect ion def ines an eastern

ent ry po in t .

On the western end, the resu l t ing s t reet network is based on a gr id o f long s t reet b locks

wi th four s t reets lead ing of f New Nor th Road, break ing up the b locks. The long s t reet b lock

prov ides a d is t inc t ive character to the western area which lacks pedest r ian connect ions

through to the res ident ia l s t reets . The midd le sect ion, between Centra l and Bond St reet , is

a shor ter gr id network wi th Nixon Park to the nor th . Fur ther east roads lead of f New Nor th

Road, in a nor ther ly d i rect ion. The area to the south of the ra i lway l ine was once par t o f

the suburb pr ior to the former K ings land Road be ing c losed. Kerr ’s Corner and Eden Park

are connected to the commerc ia l core by means of the pedest r ian br idge over the ra i lway

l ine. The oppor tun i ty ex is ts to ce lebrate th is h is tor ica l l ink by means of recognis ing the

symbol ic l ink between the areas as wel l as s t rengthening the v isua l and phys ica l

connect ion between New Nor th Road and Kerr ’s Corner .

The Bond St reet /Sandr ingham Road and New Nor th Road in tersect ion is a major ent ry

po in t to the suburb f rom Morn ings ide and the Ci ty. Bond St reet /Sandr ingham Road l inks to

Great Nor th Road in the nor th and crosses the ra i lway l ine in the south. Whi le th is is an

impor tant junct ion, i t lacks ident i ty f rom an urban des ign po in t o f v iew and the foca l po in t

o f the suburb is found at the commerc ia l prec inct to the west o f th is in tersect ion. Wi th the

except ion of the Methodis t Church, the ad jacent bu i l t form on both s ides of th is sect ion of

New Nor th Road lacks in tegrat ion wi th the commerc ia l prec inct .


STREET DIMENSIONS AND ENCLOSURE

The width o f New Nor th Road carr iageway var ies substant ia l ly throughout the suburb, as

does the sense of enc losure and the s t reet env i ronment . The eastern end up to Bond

St reet /Sandr ingham Road in tersect ion has l i t t le s t reet enc losure due to the 18m

carr iageway which widens cons iderably a t the in tersect ion to accommodate s l ip and turn ing

lanes. The bu i l t form is coarse gra in in nature, set back f rom the road due to road widening

requi rements and does not have verandahs or on-s t reet park ing. The character is t ics o f th is

area are vehicu lar or ientated, pedest r ian unf r iendly, lack human sca le and have an

indust r ia l character .

Cross sect ion of Eastern End of New North Road

Al though the carr iageway reduces s ign i f icant ly to 14.5m to the east o f Bond St reet , the

s t reet b lock f rom Bond to Cent ra l St reets has l i t t le sense of enc losure due to a

combinat ion of fac tors . These inc lude set back of bu i ld ings f rom the boundary due to road

widening requi rements , lack of cont inuous s t reet f rontages and verandahs, veh icu lar

ent rances over footpaths, sur face car park ing in set back areas and a vacant s i te . The


character o f th is sect ion is that o f an urban env i ronment that has been severe ly eroded

and lacks cohes iveness, resu l t ing in a loss o f urban gra in .

Cross Sect ion of Bond Street to Central Street

The greatest sense of enc losure tends to be exper ienced around the in tersect ion of Centra l

St reet and New Nor th Road and is less wel l def ined on the western end due to commerc ia l

bu i ld ings and dwel l ings be ing set back f rom the s t reet boundary. The leve l o f enc losure

d iss ipates wi th the reduct ion in in tens i ty o f the commerc ia l areas as the s t r ip changes to

predominant ly res ident ia l ac t iv i ty. The res ident ia l character cont rasts wi th the enc losure

created by the commerc ia l development . The qual i t ies o f the nor thern s ide o f the s t reet are

that o f commerc ia l bu i ld ings bu i l t to the s t reet boundary, there is a cont inuous verandah

that extends the fu l l wid th o f the footpath and there is a predominance of feature parapets

which g ive a sense of var ia t ion of the he ight . In par t icu lar , the Por t land bu i ld ing on the

corner o f Cent ra l St reet and New Nor th Road, and the Pages and Windsor Dai ry bu i ld ings

on the opposi te s ide of the s t reet , cont r ibute to the sense of enc losure at the in tersect ion.

On the southern s ide of the s t reet the sense of enc losure, a l though s t rong at the

in tersect ion deter iora tes wi th the concomi tant reduct ion in in tens i ty o f commerc ia l ac t iv i ty

and loss of urban gra in . Genera l ly no verandahs are prov ided, bu i ld ing he ights are

reduced, bu i ld ings have been set back f rom the s t reet boundary and the set back areas are

used for car park ing. Hence the greatest sense of enc losure is exper ienced in the area

surrounding the in tersect ion of New Nor th Road and Centra l St reet . Th is is fur ther

re in forced by the d is t inc t ive character o f the surv iv ing group of Page’s Bui ld ing, Por t land

Bui ld ing and 448 New Nor th Road which co l lec t ive ly act as a landmark due to the i r

arch i tectura l s ty le , sca le , type and bu i ld ing per iod.

Cross Sect ion of area West of Central Street intersect ion


LAND USE

The commerc ia l s t r ip on New Nor th Road, between Bond St reet and Kings land Avenue,

incorporates a t rad i t iona l shopping s t r ip a t the in tersect ion of New Nor th Road and Centra l

St reet and to the east , a mixed-use indust r ia l area. The edge of the commerc ia l ac t iv i ty is

less c lear ly def ined to the west due to a t rans i t ion zone between the commerc ia l prec inct

and the t rad i t iona l res ident ia l development .

The re ta i l s t r ip is re la t ive ly compact and the tenant mix inc ludes in ter a l ia a pharmacy,

doctor ’s rooms, a range of cafés and restaurants f rom Cantonese to French d in ing, a

bakery, jewel lery shops and jewel lery s tud io , furn i ture shop and a range of l ight indust r ia l

serv ices. The cafés and restaurants are spec ia l ty dest inat ion act iv i t ies that serv ice a

c i tywide catchment and prov ide a n ight t ime act iv i ty wi th in the area. A fur ther

character is t ic o f the area is that i t is an ar t is t communi ty and spec ia l ty s tores, such as the

jewel lery s tud io in the former p ic ture theat re , encourage dest inat ion shopping to the area.

A loca l theat re in Centra l St reet a lso prov ides af ter -hour ac t iv i t ies wi th in the suburb.

K ings land a lso en joys an h is tor ic re la t ionship wi th Eden Park which is re in forced when

spor t ing events are he ld a t the spor ts ground.

The commerc ia l prec inct is zoned Business 2 which is in tended to permi t a wide range of

bus iness act iv i ty wi th the ob ject ive o f mainta in ing the ameni ty o f ad jacent res ident ia l and

open space zones. Whi le the maximum permi t ted he ight wi th in th is zone is 12.5m, no

bu i ld ings have been developed h igher than approx imate ly 9m in the Kings land area. The

b locks to the nor th and west o f th is area are zoned Resident ia l 1 and 7a respect ive ly,

which permi ts res ident ia l development up to a maximum height o f 8m wi th in Resident ia l 1

zone and 10m wi th in the Resident ia l 7a zone.

The b locks between Centra l Road and Bond Stree t , to the nor th o f New Nor th Road are

zoned Business 4, which is in tended to prov ide low to medium in tens i ty o f f ices, serv ice

and l ight indust r ia l ac t iv i ty up to a he ight o f 15m. This area is in c lose prox imi ty to the

ad jacent res ident ia l ac t iv i ty and does not d isp lay a coherent qual i ty env i ronment . The

b locks to the east o f Bond St reet /Sandr ingham Road in tersect ion are a lso zoned Business

4. However , they appear to be more recent ly estab l ished spec i f ica l ly for low to medium

indust r ia l ac t iv i t ies and whi le they do not cont r ibute to the ameni ty va lue of the area, they

d isp lay a coherent overa l l development . The southern s ide of New Nor th Road, between

the former K ings land Road and the landmark Methodis t Church on Bond

St reet /Sandr ingham in tersect ion, is zoned Bus iness 2. Whi le i t has two landmark bu i ld ings

on e i ther end of the s t reet b lock i t has been eroded and i t not wel l in tegrated wi th the o lder

prec inct .

TRAFFIC AND PARKING

In terms of the Dis t r ic t P lan, New Nor th Road is c lassed as a Regional Ar ter ia l Road and

Bond/Sandr ingham Road is c lassed as a Dis t r ic t Ar ter ia l Road. Both these roads carry

great vo lumes of t ra f f ic and are ext remely busy most o f the day. The vo lumes of t ra f f ic

us ing New Nor th Road acts as a barr ier to the funct ion ing of the commerc ia l prec inct as a


cohes ive cent re . For pedest r ians wish ing to cross the busy New Nor th Road, which carr ies

approx imate ly 20,000 vehic les per day on a f ive-day average, and 1800 vehic les in the

af ternoon peak, there is a pedest r ian median in the v ic in i ty o f the shopping prec inct and

the Kings land Rai lway Stat ion. The locat ion of the median is not sat is factory as

pedest r ians are forced to walk between the parked cars to get to the median and the

vo lume and speed of t ra f f ic t rave l l ing a long New Nor th Road is in t imidat ing and does not

prov ide a sense of safe cross ing for the pedes t r ian. A more appropr ia te ar rangement would

be to extend the kerb l ine at th is po in t so that the pedest r ians are more v is ib le when

at tempt ing to cross the road.

The Kings land Rai lway Stat ion has poor pedest r ian access and is not wel l in tegrated in to

the commerc ia l area. Due to the c lose prox imi ty o f the Kings land Rai lway Stat ion to the

commerc ia l prec inct and the res ident ia l suburbs, there is an oppor tun i ty to capi ta l ise on i ts

pos i t ion and take act ion to in tegrate i t in to the commerc ia l hear t o f the suburb.

Kings land Ra i lway S ta t i on

On-st reet park ing wi th in the commerc ia l prec inct is ava i lab le on New Nor th Road a l though

the bus c learway lane on opposi te s ides of the road dur ing peak hours rest r ic ts park ing

usage. Park ing is ava i lab le in the former K ings land Road cu l -de-sac and in a Counci l

sur face car park . In some instances sur face car park ing is prov ided wi th in the bu i ld ing set

back areas in f ront o f the bu i ld ings. Th is act iv i ty should not be encouraged, as i t dest roys

the cont inu i ty o f the s t reet f rontage and det racts f rom the pedest r ian ameni ty o f the area.


Counc i l Pa rk ing Area on New Nor th Road and pa rk ing in se t back a reas

6.4 Streetscape

The s t reet rea lm is the overa l l set t ing in which people exper ience the character and use of

a s t reet . I t compr ises the carr iageway, pedest r ian and ad jacent land use rea lms. Shop

f rontages, footpath pav ing, s t reet furn i ture , l ight ing, p lant ing, on-s t reet park ing and mix o f

land use are a l l impor tant character def in ing e lements o f the exper ience of a p lace.

PUBLIC – PRIVATE REALM INTERFACE

The form of commerc ia l development wi th in the o lder par t o f K ings land is that o f a

t rad i t iona l suburban re ta i l s t r ip located on a reg ional ar ter ia l route, between res ident ia l

areas and low in tens i ty serv ice and indust r ia l uses. There is a pos i t ive publ ic -pr ivate rea lm

in ter face wi th in the commerc ia l prec inct where re ta i l ing and restaurants dominate. Th is is

ach ieved by a symbiot ic re la t ionship between the sca le o f the bu i ld ings in re la t ion to the

wid th o f the s t reet , ac t ive bu i ld ing f rontages and a mix o f uses that encourages in teract ion

wi th the s t reet , prov is ion o f verandahs and on s t reet park ing.

A number o f cafés sp i l l out onto the s idewalk and those on the southern s ide of the s t reet

take advantage of the i r nor ther ly aspect dur ing the day. At n ight the busy restaurants and

cafés cont r ibute to a n ight t ime character o f the s t reet by v i r tue of the number o f people

v is i t ing the area. There is l imi ted space for outdoor d in ing due to the narrow footpath and

on occas ion there is a conf l ic t o f in terest between the café owner ’s encroachment onto the

footpath and the pedest r ians.

A l though there is a pos i t ive publ ic -pr ivate in ter face in the commerc ia l core, the pedest r ian

cross ing on New Nor th Road is unsafe. The pedes t r ian re fuge in the v ic in i ty o f Cent ra l

Road in tersect ion and the Kings land Rai lway Stat ion forces pedest r ians have to walk

between the parked cars a longs ide New Nor th Road to cross the s t reet . Th is cou ld be

improved by extending the kerb in to the park ing space at the po in t o f the re fuge to a l low

pedest r ians a safer cross ing.

By cont rast , the qual i ty o f the publ ic rea lm deter iorates s ign i f icant ly where the indust r ia l

and serv ice act iv i t ies dominate. To the east , the publ ic -pr ivate in ter face f rom Centra l Road


to Bond St reet /Sandr ingham in tersect ion, on the nor thern s ide espec ia l ly, has been

severe ly eroded due to a combinat ion of fac tors the most s ign i f icant be ing the road

widening requi rement and the resu l t ing set back of bu i ld ings f rom the s t reet boundary. The

resu l t ing bu i l t form is character ised by a lack of cont inuous bu i l t edge and act ive s t reet

f rontage wi th no verandahs a long th is sect ion even though the nor thern edge is sub ject to

a verandah cont ro l requi rement in terms of the Dis t r ic t P lan. In addi t ion the prov is ion of

park ing on-s i te , d i rect ly in f ront o f the bu i ld ings impacts on the pedest r ian ameni ty and

encourages mul t ip le vehic le cross ings over the footpath. The southern sect ion of the road,

between Kings land Road and the landmark Tr in i ty Methodis t Church, is not wel l in tegrated

wi th the western o lder prec inct and suf fers f rom s imi lar prob lems to the nor thern s ide of

the s t reet .

Cont ras t ing charac te r o f commerc ia l p rec inc t and indus t r i a l edge on New Nor th Road

FOOTPATHS, STREET FURNITURE AND PAVING

The commerc ia l core is character ised by compet ing in terests for the use of the footpath

area. The combined space taken up by tab les and chai rs , s t reet furn i ture and s ignage

prov ides a sense of a busy commerc ia l area, but a t the same t ime leaves l i t t le room for

pedest r ians.

In the t rad i t ion o f town cent res around Auck land, asphal t , banded c lay pavers and

b luestone kerb ing has been used to demarcate the commerc ia l core which extends f rom

Centra l Road to the end of the Bus iness 2 zoning in the west . The res ident ia l areas

ad jacent to the core are paved wi th t rad i t iona l asphal t and b lue s tone kerb ing. The core


a rea has t rad i t iona l cast i ron and s la t ted wood benches which face the s t reet on the

southern s ide of New Nor th Road, and the shops on the nor thern s ide. No ident i f iab le

image is prov ided through the current pav ing t reatment , seat ing and rubbish b ins.

The area is character ised by s tandard s t reet l ights on the southern s ide of New Nor th Road

and due to the cont inuous verandahs wi th in the core on the nor thern s ide on ly l imi ted

s t reet l ights are prov ided.

PUBLIC OPEN SPACE

The commerc ia l s t r ip is devoid o f s t reet p lant ing, d is t inc t ive vegetat ion and open space, a l l

o f which would serve as s t ructur ing e lements and prov ide re l ie f to the s t reet env i ronment .

The on ly park in the v ic in i ty o f the suburb is Nixon Park, located at the end of Centra l

Road some d is tance away f rom the core of the prec inct . The park does prov ide an

impor tant funct ion and v isua l re l ie f f rom the bu i l t env i ronment for the res idents o f the

suburb even though i t is not l inked to the re ta i l core.

Eden Park s tad ium and spor t grounds are located on Sandr ingham Road, on the southern

s ide of the ra i lway l ine. Eden Park has a phys ica l l ink to the commerc ia l core by means of

two pedest r ian cross ings over the ra i lway l ine and v isual connect ions by means of

g l impses of the s tad ium and the s tad ium l ights f rom New Nor th Road.

SPECIAL FEATURES

Commemorat ive features re la t ing to the date o f const ruct ion of bu i ld ings and the names of

bu i ld ings are genera l ly found on parapets wi th in the area. These e lements prov ide a sense

of h is tory to the area. More modern d is t inc t ive forms of s ignage have a lso been used in the

area.

Dis t i nc t i ve S ignage

The character and urban analys is is shown in F igure 3.


6.5 Building/Architectural Styles – Description of Built Fabric

The Kings land shopping cent re re ta ins a s ign i f icant number o f i t s ear ly mainst reet

commerc ia l , and res ident ia l bu i ld ings, par t icu lar ly grouped f rom c lose to Centra l Road and

cont inu ing up to K ings land Ave. In the area to the east there has been more extens ive

change over t ime, but key bu i ld ings such as Tr in i ty Methodis t Church demonst ra te the ro le

o f K ings land as an ear ly communi ty cent re .

t h t hand ear ly 20Key character is t ics o f the la te 19 century bu i ld ings in K ings land such as

the Por t land Bui ld ings, Pages Bui ld ing and Stores, and the Post Of f ice inc lude (Refer to

F igures 3a – 3 f ) :

• Unpainted / pa in ted br ick const ruct ion wi th p lastered p i las ters and deta i l

• Verandahs suppor ted on posts , or suspended

• Signage of ten inc ludes ra ised p laster le t ter ing to the façade, as wel l as s igns

pa in ted onto verandah fasc ia , and shopf ronts

• Shopfronts wi th f ramed p ic ture windows, genera l ly wi th t imber shopf ront jo inery,

t i led s ta l l boards, and p i l la rs , and recessed ent rances wi th t i led f loors .

• Timber deta i l ing was genera l ly used to in ter iors inc lud ing board and bat ten ce i l ings,

t imber wal l l in ings and f loors .

K ings land re ta ins a few of i ts ear ly t imber shops, notab ly the two s toreyed bu i ld ing next to

the Por t land Bui ld ing at 477 New Nor th Road, and the bu i ld ing at 485 New Nor th Road. The

ear ly bu i ld ings in K ings land re ta in much of the i r or ig ina l deta i l inc lud ing t imber shopf ront

jo inery, t i led recessed ent rances, verandahs, as wel l as or ig ina l or ear ly in ter ior f in ish ing

deta i l .

A d is t inc t ive character is t ic o f th is cent re is the combinat ion in the hear t o f the mainst reet

o f re ta i l and café funct ions wi th long-estab l ished l ight indust r ia l and spec ia l is t supply

s tores such as Eddingtons Engineers and Sauvar ins Glass. Both bus inesses have been

located here s ince the ear ly to mid 1960s. The funct ional bu i ld ing types as wel l as the

uses are in cont rast to the typ ica l mix o f re ta i l found in o ther town cent res.

The ut i l i ta r ian A W Pages Gra in and Forage s tore bu i ld ings ad jacent to Pages genera l

s tore were bu i l t around the mid 1910s, rep lac ing ear l ier bu i ld ings. The large car t dock

ent rance to the Gra in Store has s ince been modi f ied, but o therwise window and door

openings are or ig ina l . The ad jacent Forage Store remains a lmost unchanged. As a bu i ld ing

type in a commerc ia l s t r ip shopping cent re they are rare, and re la te to the ro le o f Pages

re ta i l and bu lk goods out le ts as a major prov ider to the surrounding d is t r ic ts f rom the

1880s through to the 1960s. Both bu i ld ings are used by E.H. Eddingtons Engineers who

have been here f rom the ear ly 1960s, do ing genera l engineer ing, supply ing pro jects


throughout Auck land. Adjacent is Sauvar ins Glass, another bus iness estab l ished in a

purpose bu i l t bu i ld ing in 1965. lxix

Key character is t ics o f bu i ld ings in the 1920s and 30s, such as the Serv ice Stat ion, Motor

Cyc le Shop, and 479 New Nor th Road inc lude:

• Br ick and p laster const ruct ion

• Suspended verandahs

• Signage of ten inc ludes ra ised p laster le t ter ing to the façade

• Shopfronts tended to re ta in the pr inc ip le o f f ramed p ic ture windows wi th recessed

ent r ies , however d i f ferent mater ia ls were used inc lud ing, ter razzo, t i led or p lastered

s ta l lboards and co lumns. Topl ights above main d isp lay windows are f requent ly lead

l ighted.

Dot ted a long New Nor th Road f rom Bond St reet in tersect ion east are a smal l number o f

s ign i f icant ear ly bu i ld ings, which prov ide ev idence of the indust r ia l and commerc ia l

funct ions, which used to be here. These inc lude The Kiwi Bacon Factory, and Br idgens

Shoe Factory oppos i te . These re la t ive ly large two s toreyed bu i ld ings immediate ly oppos i te

each other act as a gateway to the commerc ia l s t r ip east o f K ings land. The 1880s two

s toreyed t imber duplex ad jacent to Br idgens prov ides ev idence of an ear l ier per iod of

res ident ia l use in th is locat ion.

The bends in the main road prov ide c losed v iews of the main s t reet , and commerc ia l

development is compacted between the changes in d i rect ion.

The sca le o f bu i ld ings is var ied. A long New Nor th Road nor th o f Bond St reet development

is character ised by reasonably large one or two s toreyed bu i ld ings. Commerc ia l bu i ld ings

bu i l t pr ior to 1970 are bu i l t up to the edge of the footpath. More recent development is set

back. The NZ Towel Serv ice Bui ld ing was a s ign i f icant bu i ld ing const ructed in 1962.

Fo l lowing the dest ruct ion by f i re o f the T ip Top Bakery and h is tor ic Stormonts bakery

bu i ld ing a large s i te on the east s ide was redeveloped in 2000 inc lud ing the Gul l Serv ice

s ta t ion, veh ic le tes t ing s ta t ion and ad jacent commerc ia l bu i ld ings.

Most bu i ld ings wi th in the s tudy area are genera l ly wel l mainta ined and presented, and in

large ly or ig ina l exter ior condi t ion. Most bu i ld ings have a pa in ted p lastered f in ish. There

are some that u t i l i se br ick or unpainted p lasterwork such as the Por t land Bui ld ing. The

shopf ront zone has genera l ly surv ived in a remarkably in tact condi t ion in K ings land, a long

wi th verandahs and in ter ior deta i l .

SHOPFRONTS AND VERANDAHS

The shop and shop window as we know then today or ig inated in the e ighteenth century in

England, when the f i rs t “bazaars” were developed prov id ing a large number o f shops wi th in


one bu i ld ing. Shopping became a fash ionable act iv i ty. Rel iant on d i rect contact wi th

passers-by the re ta i l t rade expanded wi th developments in publ ic t ranspor t . In the ear ly

V ic tor ian per iod two developments a l lowed fur ther developments . These inc luded i ron

suppor ts for the bu i ld ing above and the product ion of cheap large sheets o f p la te g lass.

Large shop windows in the p lane of the bu i ld ing were poss ib le wi th the in t roduct ion of cast

i ron p iers , and were common in the best shops by 1850. Arch i tects began to apply more

arch i tectura l deta i l ing to shopf ronts , inc lud ing p i las ters or ha l f co lumns suppor t ing an

arch i t rave, which could be used to d isp lay the owner ’s name. The s ta l l board beneath the

shop window was a lso f requent ly ornamented. The p la te g lass shopf ront was cr i t ic ised by

goth ic rev iva l arch i tec ts such as Augustus Pugin and Si r George Gi lber t Scot t for

conceal ing how the weight o f the bu i ld ing was suppor ted.

His tor ic photographs show that the ear l ies t shops bu i l t in Queen St in Auck land in the

1850s and 1860s fo l lowed th is model . The bas ic model has remained fa i r ly constant over

t ime, wi th var ia t ions in arch i tec tura l s ty le . Verandahs became common in Auck land af ter

1870. In i t ia l ly these were suppor ted on t imber or cast i ron posts . Verandahs were

suppor ted f rom bui ld ing facades around the 1920s.

Reta i l s t r ips bu i l t dur ing the la te 19 t h and ear ly 20 t h century have arch i tectura l e lements in

common that cont r ibute to the “ t rad i t iona l shopf ront ” . These e lements typ ica l ly inc luded an

arch i tec tura l f rame that def ines the boundary o f each shop and produces a comfor tab le

pedest r ian sca le . The t rad i t iona l shopf ront usual ly inc luded a s ignage fasc ia , large g lazed

d isp lay windows of ten wi th a s ta l lboard, and somet imes a recessed ent rance.

Many shopf ronts in K ings land remain in large ly or ig ina l condi t ion, par t icu lar ly to some of

the ear l ies t and most s ign i f icant bu i ld ings.

Genera l ly cont inuous suspended verandahs wi th fasc ia s ign panels run a long the main

s t reet f rontages. There are some bui ld ings inc lud ing Pages Gra in Store and Pages Forage

Store and the Post Of f ice, which were des igned wi thout verandahs, and th is is par t o f the

arch i tectura l concept and cont r ibutes to the qual i ty o f these bu i ld ings. On the opposi te

s ide, two ear ly bu i ld ings have the i r verandahs suppor ted on posts . (485-487 and 477 New

Nor th Road)

6.6 Signage

Genera l ly bu i ld ing s ignage typ ica l ly found in t rad i t iona l s t r ip shopping cent res can be

grouped in to the fo l lowing main categor ies

• Signs on the body of the bu i ld ing, parapet e tc .

• Signs on or a t tached to the verandah

• Signs around shop windows and on g lass.


S igns on the body of the bu i ld ing were t rad i t iona l ly pa in ted onto the p laster or t imber

parapet , or formed as par t o f the p lasterwork. S igns were genera l ly des igned wi th regards

to arch i tectura l des ign a l though there are a lso examples where facades were more l ibera l ly

covered wi th adver t isements .

The verandah fasc ia was used to i ts fu l l potent ia l to adver t ise re ta i l bus inesses. The fa i r ly

s imple verandah of Pages Bui ld ing was remodel led when the bu i ld ing was extended. The

verandah fasc ia was d iv ided in to bays wi th p i las ters capped wi th ba l ls , as wel l as two

curved pediments . Large le t ter ing was used in these upper panels to promote the s tore,

wi th smal ler le t ter ing used on the band beneath to e laborate on the range of serv ices. Th is

e laborate verandah and s ignage fasc ia , suppor ted on posts has been changed. The

verandah is now suspended f rom the façade.

Bui ld ings in K ings land re ta in some very ear ly s igns. S ign i f icant examples inc lude the

ra ised p laster le t ter ing to a l l three Pages bu i ld ings, and to the Por t land Bui ld ing. One of

the upper leve l windows on Pages Bui ld ing s t i l l has an ear ly s ign in pa in ted s i lver le t ter ing:

“Jonnathan Gray Spor tswear” . The shop in ter iors have a lso re ta ined ear ly pa in ted s ignage.

Across the road The Por t land Bui ld ing has ev idence of ear l ier pa in ted s ignage (S M Gray)

to the p laster façade above the shopf ront o f the Kings land Dai ry.

Other s ignage on Kings land Bui ld ings is typ ica l o f most suburban s t r ip shopping areas.

Most s igns are pa in ted and genera l ly located wi th in the shopf ront zone, beneath the

verandah and on the verandah fasc ia . A number o f bus inesses have a lso used s igns

mounted perpendicu lar to the facades above verandah he ight .

6.7 Summary Statement of Significance

Based on h is tor ic research and s i te inspec t ions the fo l lowing s ta tement summar ises the

main her i tage and character va lues assoc ia ted wi th the cent re :

SOCIAL

The soc ia l s ign i f icance of a p lace and i ts ab i l i ty to demonst ra te or represent d is t inc t ive

aspects , change or cont inu i ty in the way of l i fe , and/or character is t ics o f New Zealand

soc ie ty .

K ings land demonst ra tes in i ts bu i l t fabr ic the progress ive development o f the area as a

res ident ia l suburb f rom the la te 19 t h century onwards. The shopping prec inct , located on

the ear l ies t roads in the area, developed in conjunct ion wi th the rap id ly increas ing

populat ion and improvements in publ ic t ranspor t par t icu lar ly the ra i lway and t ram l ines,

wi th a s ign i f icant per iod of bu i l t development around the turn o f the 20 t h century, and in the

1920s and 1930s.

At the he ight o f t rad i t iona l development around th is t ime the cent re prov ided most o f the

everyday serv ices, suppl ies and enter ta inment needed by the surrounding suburb and

western d is t r ic ts . I t has impor tant assoc ia t ions wi th A W Page who bu i l t four o f the key


bu i ld ings in the cent re , and whose genera l s tore bus iness was one of the largest in

Auck land.

UNDERLYING LANDSCAPE AND NATURAL FEATURES

Maungawhau (Mt Eden) is in c lose prox imi ty and v iews to the mounta in are obta ined f rom

var ious locat ions wi th in the cent re main ly through gaps between bui ld ings on the southern

s ide of New Nor th Road and across the tops of bu i ld ings.

URBAN STRUCTURE

Kings land’s character is s t rongly def ined by the under ly ing topography of a r idge and

gu l l ies which has resu l ted in a l inear urban s t ructure. Both road and ra i l t ranspor ta t ion

routes re in force the l inear s t ructure and at the same t ime conta in the suburb in the nor th

and the south respect ive ly. The resu l t ing network on the western end is based on a gr id o f

long east west s t reet b locks which prov ides a d is t inc t ive impermeable character f rom New

Nor th Road.

The middle sect ion between Centra l and Bond St reet is a shor ter b lock network terminat ing

at Nixon Park in the nor th . The eastern end has resu l ted in a t runcated gr id on the

nor thern s ide of New Nor th Road.

The a l ignment o f New Nor th Road curves and changes d i rect ion a number o f t imes and th is

serves to mark ent ry po in ts to the cent re as wel l as cont r ibut ing to the exper ience of the

changing nature o f the s t reet . The curve in New Nor th Road at K ings land Ave def ines the

western ent ry and the change in d i rect ion a t Bond St reet / Sandr ingham Road in tersect ion

def ines the eastern ent ry. Commerc ia l ac t iv i ty is found on e i ther s ide of New Nor th Road

wi th d i f fer ing degrees of in tens i ty and mix o f land use.

The area to the east o f the shopping prec inct is l ight indust r ia l in nature and i ts character

has been severe ly eroded due to the setback of the bu i ld ings, road widening and on-s i te

park ing, to the po in t that i t does not cont r ibute pos i t ive ly to the character o f ‘o ld

K ings land’ .

AESTHETIC

The aesthet ic s ign i f icance or va lue of a p lace re la tes to the formal qual i t ies o f fabr ic and

set t ing, inc lud ing des ign, form, sca le , mater ia ls , and qual i ty o f spaces etc .

The area demonstra tes the developments in taste and des ign of typ ica l suburban cent res in

New Zealand, f rom estab l ishment in the Vic tor ian and Edward ian eras through to

development in the 1920s and 1930s. Commerc ia l bu i ld ings are genera l ly two s toreyed,

and of br ick or p lastered br ick const ruct ion, or t imber const ruct ion. Many re ta in or ig ina l

shopf ront and in ter ior deta i l .

K ings land is s t rongly def ined by the surv iva l o f a var ie ty o f bu i ld ing types inc lud ing shops,

as wel l as ear ly s tore bu i ld ings, the Methodis t Church and Hal l , F i re Stat ion, and houses in


o r c lose to the mainst reet shopping prec inct . The re la t ionship to the ra i lway is an impor tant

character is t ic o f th is cent re , which incorporates ear ly ra i l br idges, and pedest r ian ra i l

br idges.

Changes in the d i rect ion, and topography of New Nor th Road d iv ide the cent re in to d is t inc t

zones.

TECHNOLOGICAL

The technolog ica l s ign i f icance of a p lace is i ts ab i l i ty to prov ide in format ion about past

human act iv i ty or technica l data about the fabr ic . I t is concerned wi th the phys ica l surv iva l

o f the fabr ic , as ev idence .

Kings land inc ludes much of i ts ear ly bu i l t fabr ic that occurred as the area changed f rom a

farming d is t r ic t to dense res ident ia l suburb. Th is inc ludes hous ing, commerc ia l and

communi ty bu i ld ings that date f rom the la te 19th century through to the 1920s and 30s, and

prov ides ev idence typ ica l o f progress ive developments in const ruct ion and mater ia ls

u t i l i sed.

HISTORICAL

The h is tor ica l s ign i f icance or va lue of a p lace is i ts ab i l i t y to demonst ra te an assoc ia t ion

w i th impor tant representat ive aspects o f New Zealand h is tory . Th is might inc lude an

assoc ia t ion w i th persons, ideas or events . I t inc ludes the h is tory o f a l l the above concepts .

The Kings land shopping prec inct was estab l ished in the ear ly 1880s fo l lowing the opening

of the Auck land to Helensv i l le Rai lway and some of the ear l ies t subdiv is ions of rura l

a l lo tments and res ident ia l development in the area. The Kings land Stat ion was located

c lose to the junct ion of the two main roads in the area; New Nor th Road and Cabbage Tree

Swamp Road, now Sandr ingham Road, and c lose to one of the ear l ies t bu i ld ings in the

d is t r ic t , the Tr in i ty Methodis t Church. A W Pages Store estab l ished in 1885, formed the

commerc ia l hear t o f the communi ty, which expanded progress ive ly as fur ther subdiv is ion

occurred and publ ic t ranspor t was developed.

STREETSCAPE

The s t reetscape character o f the commerc ia l prec inct is charac ter ised by the enc losure of

the s t reet that is exper ienced at the in tersect ion of New Nor th Road and Centra l St reet .

Th is is re in forced by the d is t inc t ive h is tor ic character o f the group of bu i ld ings that remain

large ly in tac t , as wel l as the cont inuous bu i ld ing f rontages a long the s t reet boundary and

verandahs over the footpath. The area to the east has exper ienced eros ion of th is f ine

gra in qual i ty o f the surv iv ing e lements found in the core area and prov ides a d is t inc t

cont rast wi th in the s t reetscape. The s t reet has an urban charac ter wi th l i t t le vegetat ion to

be found a long New Nor th Road. These qual i t ies , together wi th the surrounding Edward ian

v i l las g ive the suburb a d is t inc t ive character .


“CHARACTER DEFINING” AND “CHARACTER SUPPORTING” ELEMENTS

The cent re conta ins bu i ld ings f rom a var ie ty o f eras, many of which may be cons idered to

be h is tor ic , and others that whi le not c lear ly ident i f iab le as h is tor ic , cont r ibute to the

character and v i ta l i ty o f the cent re .

Based on an understanding of the h is tor ic development and analys is o f the urban character

o f K ings land, bu i ld ings or groups of bu i ld ings have been ident i f ied as “character def in ing”

or “character suppor t ing” in terms of the i r h is tor ic /and or arch i tectura l , urban des ign and

overa l l character impor tance. This approach is in tended to fos ter the re tent ion of the

s t reetscape character and context o f the cent re by ta i lor ing a leve l o f cont ro l re la t ive to

the impor tance of each e lement . Surv iv ing ear ly bu i ld ings in the cent re are a pr imary

asset . Sympathet ic t reatment wi l l prov ide a h igh qual i ty, authent ic ident i ty by re in forc ing

the cent re ’s un ique qual i t ies . I t is not the in tent ion to f reeze the bu i l t env i ronment , but i t is

in tended that the par t icu lar character o f the area is understood, and that change can be

managed to protect the d is t inc t ive character o f the cent re . Innovat ive and congruent

development l ike ly to add to the apprec ia ted at t r ibutes o f K ings land should be encouraged.

Ex is t ing bu i ld ings, groups of bu i ld ings, s t ructures, or t rees in th is cent re have par t icu lar

s ign i f icance in terms of the soc ia l , aesthet ic , technolog ica l and h is tor ic va lues of the

cent re . Based on the research, assessment and analys is under taken “Character Def in ing ”

bu i ld ings and e lements are those that make a major cont r ibut ion to the character and

her i tage s ign i f icance of the cent re , and i f removed would create a ser ious loss in ident i f ied

character . Thei r re tent ion is s t rongly advocated. These e lements are seen as key

par t ic ipants in the h is tor ic character and sense of p lace o f K ings land. Very few of these

are current ly scheduled for protect ion in the Dis t r ic t P lan. Both the character def in ing and

character suppor t ing e lements act to suppor t and prov ide h is tor ic and s t reetscape context

for the scheduled h is tor ic p laces wi th in each area.

S imi lar ly, e lements ident i f ied as “Character Suppor t ing” cur rent ly make a pos i t ive

cont r ibut ion to the character and her i tage va lues of the cent re . They have been ident i f ied

as “character suppor t ing” i f they cont r ibute to the h is tor ic character and sense of p lace or

are cons is tent wi th the character and va lues of the “character def in ing” bui ld ings. For

example, they may cont r ibute to the s t reetscape character , or form par t o f an in tact group

of t rad i t iona l “mainst reet ” bu i ld ings, but not be of par t icu lar h is tor ic , soc ia l or arch i tec tura l

va lue. In order to protect these va lues as par t o f the Character Her i tage over lay, removal ,

redevelopment and / or extens ive a l terat ion wi th in the over lay should t r igger a resource

consent process.

The re tent ion and ongoing use of “character suppor t ing” bu i ld ings is a lso des i rab le ,

however potent ia l change wi l l be more readi ly accommodated in these locat ions wi thout

det ract ing f rom the overa l l ident i f ied character o f the cent re . Wi th redevelopment o f s i tes

wi th in the Character Her i tage over lay cont ro l led by a Resource Consent process, there wi l l

be oppor tun i ty for d i rect ion to respond to ident i f ied character , and rev iew of proposals .


7. Recommendations

As d iscussed in the analys is sect ion above, a number o f character and her i tage factors

cont r ibute to the d is t inc t ive and def in ing qual i t ies o f K ings land. These her i tage and

character qual i t ies represent a va luable resource to the communi ty and the Ci ty and

requi re appropr ia te management . Overa l l , i t is recommended that co l lec t ive ly these

features are wor thy o f protect ion. A range of s ta tu tory and non-s ta tu tory mechanisms are

ava i lab le to protect the cent re ’s her i tage and character va lues and i t is recommended that

a combinat ion o f the two is most l ike ly to ach ieve the best outcomes.

7.1 Statutory Mechanism

The Is thmus sect ion of the Auck land Ci ty Dis t r ic t P lan prov ides the f ramework for

development in the Ci ty. In addi t ion to the prov is ions of the var ious zones that apply to the

land in the s tudy area, and the focussed her i tage protect ion prov is ions conta ined in Par t

5C, i t is cons idered appropr ia te to in t roduce a character /her i tage over lay that would

address the re la t ionship between the cent re ’s character and her i tage e lements that are

co l lec t ive ly impor tant to re ta in and/or re in force.

The in t roduct ion of such prov is ions a lso has the potent ia l to prov ide gu idance for the

redevelopment o f s i tes where the cont r ibut ion to the charac ter and her i tage va lues of the

cent re have been eroded.

As the cent re carr ies a Bus iness zoning (Bus iness 2 and 4) i t seems that the most log ica l

locat ion for inc lus ion of charac ter /her i tage over lay prov is ions is in the Bus iness Sect ion of

the P lan. I t is l i ke ly that th is character /her i tage over lay wi l l be appl ied to a number o f

cent res around the Is thmus. Whi ls t the character and her i tage va lues of each of these

cent res wi l l be d ivergent as a resu l t o f d i f fer ing phys ica l character is t ics , h is tor ies , and

surrounding communi t ies and land ownersh ip / tenure pat terns, the approach taken to

manage the d is t inc t ive va lues should be cons is tent . I t is recommended that an overa l l

po l icy f ramework, ru les and assessment cr i ter ia could be inc luded in the Business sect ion

(Par t 8) , wi th cross re ferences to the Resident ia l , Her i tage, Open Space and

Transpor ta t ion par ts o f the P lan. In terpretat ion and appl icat ion of the ru les and

assessment cr i ter ia cou ld be suppor ted wi th spec i f ic character /her i tage summar ies for

spec i f ic town cent res, conta ined in Appendix B to the Dis t r ic t P lan maps and appropr ia te

des ign gu ide l ines.

K ings land’s character is c lear ly def ined and in f luenced by not on ly the commerc ia l prec inct

but a lso by ad jacent urban form and land uses such as the Edward ian v i l las on i ts western

end which are zoned Resident ia l 1 and 7a. Whi ls t th is predominant ly res ident ia l area does

form par t o f the K ings land ‘character area ’ , changes to bu i ld ings wi th in the Resident ia l 1

zone are a l ready cont ro l led, in order to protect the character o f the area. Therefore i t is

not cons idered necessary to apply addi t iona l cont ro ls by means of the over lay to th is zone.


However , i t is recommended that Res ident ia l 7a development cont ro ls appl icab le to the

proper t ies ad jacent to the commerc ia l area and s i t wi th in a cr i t ica l s t reet f rontage, be

rev iewed to address s t reet f rontage cont ro ls , as ex is t ing development cont ro ls do not do

th is . Wi thout such cont ro ls fu ture h igh-dens i ty development in th is area that does not

address the s t reet cou ld in f luence and det ract f rom the character o f the s t reetscape. As a

resu l t o f the preceding analys is , i t is recommended that any changes wi th in the boarder

context be cons idered in conjunct ion wi th the recommendat ions for the over lay.

In order to g ive d i rect ion as to the extent o f the boarder context , th is s tudy has

demarcated an area around the commerc ia l prec inct as an area of in f luence in addi t ion to

the character /her i tage over ly boundary. The recommended area of in f luence and the

boundary o f the character /her i tage over lay are shown on the accompanying map (F igure 4)

together wi th a summary o f the key character and her i tage e lements .

The oppor tun i ty a lso ex is ts to incorporate the recommended protect ion and enhancement

prov is ions in to any Centre P lan be ing prepared for a cent re . The inc lus ion of such

prov is ions in a Centre P lan would prov ide the oppor tun i ty to in tegrate and a l ign wi th o ther

re levant prov is ions re la t ing to such mat ters as t ra f f ic management , economic development

and communi ty development .

7.2 Non-Statutory Mechanisms

The analys is prov ided in th is repor t wi l l a lso be a usefu l resource to gu ide fu ture

development /management outs ide the Dis t r ic t P lan process. Features wi th in the publ ic

rea lm determine a number o f impor tant character e lements . Th is s tudy should be used as a

resource to gu ide Counci l in i t ia t ives through depar tments such as Communi ty P lanning and

TARS. I t wi l l a lso prov ide a usefu l resource for non-Counci l organisat ions such as

Bus iness Assoc ia t ions and Mainst reet in i t ia t ives.

The potent ia l a lso ex is ts to use the in format ion conta ined in th is s tudy as a bas is to

develop promot ional mater ia l and as an educat ional /advocacy too l . An example is the

recent ly publ ished her i tage walk brochure—Mt Eden area—Maungawhau Her i tage Walks.

The fo l lowing are deta i led recommendat ions that should be addressed through both

s ta tu tory and non-s ta tu tory means in order to protect and enhance the character and

her i tage e lements that co l lec t ive ly cont r ibute to the creat ion of a un ique town cent re .

7.3 Character Recommendations

URBAN STRUCTURE

The under ly ing landscape context , the t ranspor ta t ion network and i ts a l ignment and the

b lock conf igurat ion determine the urban s t ructure o f K ings land’s commerc ia l core. Old

Kings land is categor ised by a surv iv ing group of landmark bu i ld ings at the in tersect ion of

Centra l and New Nor th Roads, as wel l as a cont inuous bu i l t f rontage and verandahs over


the footpath. The commerc ia l core is surrounded and suppor ted by the res ident ia l

component o f the suburb wi th i ts character Edward ian v i l las .

The development to the east o f the commerc ia l core tends to be more indust r ia l in nature

espec ia l ly on the nor thern s ide of New Nor th Road. The s t reetscape character has been

severe ly eroded due to road widening, on-s i te park ing and bu i ld ings set back f rom the road

f rontage. The southern sect ion of th is b lock, between Kings land Road and the landmark

Methodis t Church bu i ld ing, is not wel l integrated wi th the western o lder prec inct .

The Kings land Rai lway Stat ion and ra i lway corr idor are in c lose prox imi ty to the

commerc ia l core making the area h igh ly access ib le by publ ic t ranspor t . However , the

s ta t ion is ne i ther funct ional ly nor v isua l ly in tegrated wi th in the suburb. The bu i ld ings turn

the i r backs on the ra i lway s ta t ion and as a consequence the s ta t ion area is character ised

as an unsafe and neglected env i ronment .

Recommendat ions

• Recognise and respect the qual i t ies o f the under ly ing landscape context and urban

s t ruc ture.

• Recognise the s ign i f icance of the ra i lway in K ings land‘s her i tage and s t rengthen the

commerc ia l core ’s connect ions wi th K ings land Rai lway Stat ion.

• Respect and re ta in ex is t ing s t reet d imens ions of the commerc ia l core. Remove

s t reet widening prov is ions and encourage redevelopment to bu i ld up to s t reet edge.

• Respect v iews down s t reets o f Mt Eden, Arch Hi l l and Eden Park spor ts ground,

e .g . invest igate removal eventua l ly o f b i l lboards that obscure v iews to Mt Eden f rom

Bond St reet in tersect ion.

• Strengthen and re in force the in tegr i ty o f the commerc ia l prec inct by encouraging

compat ib le redevelopment o f the b lock between Centra l Road and Bond

St reet /Sandr ingham in tersect ion, on both the nor thern and southern s ides of New

Nor th Road.

• Remove the road widening des ignat ion a long New Nor th Road and re instate the

s t reetscape qual i ty in l ine wi th the commerc ia l core for the b lock between Centra l

Road and Bond St reet /Sandr ingham Road in tersect ion. Th is can be achieved by

redef in ing the s t reet edge, prov id ing cont inu i ty o f s t reetscape features a long the

length o f the s t reet edge and by prov id ing pedest r ian act iv i t ies or on-s t reet park ing,

in the area that has been set as ide for the road widening.

• Mainta in on-s t reet park ing where poss ib le as opposed to enforc ing on-s i te park ing

in the case of redevelopment o f a s i te . The prov is ion of on-s t reet park ing mainta ins

the in tegr i ty o f the s t reet b lock in that a cont inuous bu i l t f rontage and footpath can

be mainta ined.


• Invest igate poss ib le nor th-south pedest r ian l inks between F i rs t Avenue and New

Nor th Road.

• Review Resident ia l 7a development cont ro ls appl icab le to proper t ies ad jacent to the

character / her i tage over lay. Development should address s t reet f rontage and

ensure s t reetscape ameni ty is cons is tent wi th the commerc ia l core.

• Strengthen the symbol ic , v isua l and phys ica l l ink between New Nor th Road and

Kerr ’s Corner on Sandr ingham Road.

• Prepare urban des ign and arch i tectura l gu ide l ines (s ta tu tory – Dis t r ic t P lan) to

inc lude un ique features of the commerc ia l prec inct .

OPEN SPACE

Nixon Park does not have a c lose re la t ionship to the commerc ia l cent re a l though i t

prov ides an impor tant open space e lement in c lose prox imi ty to the commerc ia l core. There

is no c iv ic open space wi th in the cent re and such a space c lose to the Kings land Stat ion

would prov ide the oppor tun i ty for the loca l communi ty to en joy as wel l as s t rengthening the

urban s t ructure wi th in the cent re .

Recommendat ions

• Strengthen connect ions and l inkages between the shopping prec inct and Nixon

Park .

• Acknowledge that the ra i lway corr idor is an impor tant s t ructur ing e lement wi th in the

suburb and s t rengthen i ts l inear character and ameni ty va lue wi th p lant ing a long

the ra i lway reserve.

• Improve the publ ic rea lm by ut i l i s ing the Kings land Road cu l -de-sac as an urban

publ ic space as wel l as an improved access to the ra i lway s ta t ion.

STREETSCAPE

The character o f the s t reetscape is determined to a large extent by the propor t ions of

car r iageway, footpath and leve l o f enc losure created by ad jo in ing s i te development and

verandahs over the footpath. The greatest leve l o f enc losure is created around the

in tersect ion of New Nor th Road and Centra l Road. Here a co l lec t ion of landmark bu i ld ings,

cont inuous re ta i l f rontage and verandahs over the footpath cont r ibute to the enc losure. On

both s ides of the road on the cent re ’s eastern end ( f rom Cent ra l Road to Bond St reet ) the

lack o f cont inuous re ta i l f rontages and bu i l t development to the s t reet edge d imin ishes the

pedest r ian ameni ty o f th is area.

The s t reetscape is less enc losed to the west o f the main re ta i l prec inct . On the nor thern

s ide of the s t reet , as the area changes to a predominant ly res ident ia l character , the row of

in tact h is tor ic res ident ia l bu i ld ings form a wel l def ined sp ine which cont r ibutes to the

s t reetscape character o f the area. On the southern s ide of the s t reet , oppos i te the v i l las ,


the s t reetscape d imin ishes where there is mixed character o f commerc ia l and res ident ia l

ac t iv i t ies .

Recommendat ions

• Enhance and improve the v i ta l i ty o f the pubic rea lm by means of :

- In t roduc ing e lements o f publ ic ar t to the s t reetscape, des igned by loca l ar t is ts

and craf ts people .

- Develop ing a much needed urban space at the hear t o f the commerc ia l prec inct ,

on the former K ings land Road cu l -de-sac.

- In tegrat ing the Kings land Stat ion ent rance wi th the commerc ia l prec inct by

means of the proposed urban space.

- Landscaping and p lant ing the publ ic car park on New Nor th Road.

• Enhance commerc ia l core to create a sense of ar r iva l and s t rengthen the ident i ty o f

the cent re .

• Under tak ing a pedest r ian, t ra f f ic and park ing management p lan wi th the v iew to

improv ing publ ic rea lm ameni ty and pedest r ian safety.

• Prov ide a safe pedest r ian cross ing wi th in the v ic in i ty o f K ings land Rai lway Stat ion

to s t rengthen the connect ion between the commerc ia l prec inct and the ra i lway

s ta t ion. Invest igate an addi t iona l pedest r ian cross ing on New Nor th Road between

Centra l Road and Bond St reet . Kerb extens ions in l ine wi th the pedest r ian re fuge

median on New Nor th Road would fac i l i ta te ease of cross ing and v is ib i l i ty for

pedest r ians.

• Recognise that surv iv ing h is tor ic bu i ld ings are a pr imary asset o f the area, and that

sympathet ic t reatment would prov ide the cent re wi th a h igh qual i ty un ique ident i ty.

• Respect and re ta in e lements o f the h is tor ic bu i ld ings such as cont inuous bu i ld ing

f rontages and the locat ion of windows, doors and verandahs that are or ientated

towards the s idewalk .

• In t roduce feature l ight ing of character def in ing bu i ld ings and vegetat ion, in keeping

wi th the character o f the area, to enhance the n ight t ime ambiance of the area.

• Use development cont ro ls such as “bu i ld to l ine” bu i ld ing or ientat ion and coverage

to ensure that new bui ld ings are in context wi th the area and face the s t reet .

• Encourage comfor tab le , in terest ing and safe pedest r ian env i ronments to suppor t

pub l ic outdoor act iv i ty.


• Carefu l ly locate s t reet furn i ture so that i t does not c lu t ter the footpath and det ract

f rom the pedest r ian s t reet env i ronment . Genera l ly, s t reet furn i ture should be

located para l le l wi th the kerb l ine and should not d imin ish an apprec ia t ion of the

façade t reatment .

• Encourage a gateway demarcat ion where the t rans i t ion of land uses occurs in the

west . D is t inc t ive p lant ing, a s ign or park ing kerb extens ions can be used to ident i fy

the change of one land use area to another .

• Encourage the ar t is t ic and re ta i l spec ia l t ies o f the prec inct .

BUILDING CONSERVATION AND MAINTENANCE

The Kings land shopping cent re is a mixed-use area wi th commerc ia l , re ta i l , communi ty and

enter ta inment funct ions in c lose prox imi ty to res ident ia l development .

Most bu i ld ings a long New Nor th Road are genera l ly wel l mainta ined and presented, and in

large ly or ig ina l exter ior condi t ion. K ings land re ta ins some of i ts ear ly t imber re ta i l

bu i ld ings dat ing f rom the 1890s. A major per iod of development occurred between 1900

and 1920, and the surv iva l o f most o f these ear ly bu i ld ings cont r ibutes s t rongly to the

urban character o f K ings land. The most s ign i f icant ear ly bu i ld ings in K ings land inc lud ing

Pages Bui ld ing, Pages Gra in Store and Forage Store, and the Por t land Bui ld ings, and the

ad jacent t imber bu i ld ing at 477 New Nor th Road remain in remarkably in tact condi t ion.

They re ta in or ig ina l shopf ronts or facades, ent rances and in ter iors . The degree of

in tactness wi th in th is cent re g ives the pedest r ian zone a s t rongly def ined her i tage

character . K ings land is a lso character ised by i ts mix o f bu i ld ing types and funct ions

inc lud ing purpose bu i l t re ta i l bu i ld ings and the gra in and forage s tores in the mainst reet .

The cont inued range of uses in the mainst reet is a lso un ique to th is cent re . The prox imi ty

o f the mainst reet to the ra i lway l ine and ra i lway s ta t ion is a lso un ique. The surv iva l o f the

1909 ra i lway s ta t ion, contemporary to the development o f the cent re re in forces the

her i tage character o f the cent re .

A range of so lu t ions wi l l be requi red for the conservat ion and maintenance of bu i ld ings

wi th in the area, depending on the par t icu lar bu i ld ing and the requi rements o f the owners

and users however some genera l recommendat ions are set out be low.

Recommendat ions

• Surv iv ing ear ly bu i ld ings are a pr imary asset o f K ings land in re ta in ing a sense of i ts

h is tor ic character , and sympathet ic t reatment wi l l p rov ide a h igh qual i ty, ident i ty

re in forc ing i ts un ique qual i t ies . The exis t ing character o f par t icu lar b locks should gu ide

any redevelopment .

• Mainta in smal l to medium p lo t s izes.


• Where poss ib le ex is t ing “character def in ing” and “character suppor t ing” bu i ld ings should

cont inue to be mainta ined and adapted to new or ongoing uses in preference to bu i ld ing

new s t ructures.

• Al terat ions or addi t ions to “character def in ing” and “character suppor t ing” bu i ld ings

should not det ract f rom the appearance of the or ig ina l s t ructure. Par t icu lar a t tent ion

should be pa id to in tegrat ing the new st ructure wi th or ig ina l by sympathet ic

cons iderat ion of mass ing, fenest ra t ion, co lour , tex ture and mater ia ls .

• Redecorat ion, repai r and maintenance of ex is t ing fabr ic should be carr ied out in a

manner and des ign, and wi th s imi lar mater ia ls to those or ig ina l ly used.

• Adapt ive reuse proposals invo lv ing s ign i f icant impact should be based on appropr ia te

profess ional adv ice.

• Orig ina l verandah deta i l ing should be mainta ined.

• Retent ion of surv iv ing or ig ina l shopf ronts should be encouraged.

• Retent ion of surv iv ing or ig ina l in ter ior deta i l should be encouraged. Spec i f ic D is t r ic t

P lan schedul ing of in ter iors in K ings land should be made cons is tent .

• Tradi t ional ly surv iv ing unpainted masonry and p laster deta i l ing and f in ishes should be

re ta ined.

• Addi t ions or a l terat ions should be in keeping wi th the arch i tec tura l and h is tor ic form,

propor t ions, and s ty le o f the ex is t ing bu i ld ing. Const ruct ion of addi t iona l f loor leve ls to

bu i ld ings ident i f ied as character def in ing should be avoided.

• New bui ld ings should have regard for the phys ica l set t ing and context prov ided by the

ad jacent bu i ld ings and the s t reet . New development should mainta in the h igh s tandard

of the area and be des igned wi th par t icu lar a t tent ion to sca le , form, fenest ra t ion,

mater ia ls , f in ishes and verandah types.

• Considerat ion should be g iven to prov id ing incent ives for bu i ld ing owners to under take

maintenance to ex is t ing bu i ld ings, such as prov id ing profess ional adv ice on repai rs and

co lour schemes.

• Encourage loca l proper ty owners and bus inesses to recognise and respect spec ia l

a t t r ibutes o f the area wi th prov is ion of in terpret ive in format ion such as a her i tage walks

brochure to increase understanding of h is tor ic and arch i tec tura l development .

SIGNAGE

Sign des ign should fo l low s imple pr inc ip les wi th regards to graphic des ign and pos i t ion on

the bu i ld ing, to ensure that they c lear ly communicate, and enhance the arch i tectura l

character o f the bu i ld ing.


Recommendat ions

• The des ign and p lacement o f s ignage, par t icu lar ly above verandah leve l should not

conceal arch i tectura l deta i l and should sens ib ly re la te to the propor t ions and

arch i tec tura l s ty le o f the bu i ld ing façade.

• Al l s ignage should be to a h igh graphic s tandard, preferab ly profess ional ly des igned

and s ign-wr i t ten. Where ev ident ra ised p las tered le t ter ing can prov ide a bas is for

contemporary graphics .

• Signage schemes should be developed and coord inated wi th ex is t ing or proposed

co lour schemes.

• Signage should not be pa in ted d i rect ly onto bu i ld ing facades, un less there is precedent

on ind iv idual bu i ld ings for th is .

• Reta i lers in the area should be ass is ted to work together to prepare a reasonable and

workable set o f gu ide l ines for s ignage wi th in the shopf ront zone.

SHOPFRONTS AND VERANDAHS

Bui ld ings in K ings land re ta in the i r or ig ina l shopf ront and verandah deta i l to a h igh degree.

This cont r ibutes s t rongly to the character and authent ic i ty o f th is cent re , and should be

protected and enhanced.

In par t icu lar Pages Bui ld ing, and the Por t land Bui ld ing opposi te have in tact shopf ront

window jo inery, doors , t i led recessed ent rances, t i led s ta l lboards and or ig ina l or ear ly

verandahs. On the west s ide of the s t reet or ig ina l or ear ly shopf ronts remain in a l l but

three of the bu i ld ings f rom Centra l Road to the Chemist a t 489 New Nor th Road.

Genera l ly cont inuous suspended verandahs wi th fasc ia s ign panels run a long the main

s t reet f rontages. His tor ic photographs show that Pages Bui ld ing and the two bu i ld ings to

the nor th a t 433-448 New Nor th Road or ig ina l ly had verandahs suppor ted on posts . These

a l l now have suspended verandahs.

There are some bui ld ings such as Pages Gra in Store, Pages Forage Store and the Post

Of f ice, which were des igned wi thout verandahs. This is par t o f the or ig ina l arch i tec tura l

concept , or to do wi th the ut i l i ta r ian purpose of these bu i ld ings, and cont r ibutes to the

qual i ty and character o f the s t reetscape. I t is preferab le that these bu i ld ings do not have

verandahs added.

Recommendat ions

• Surv iv ing or ig ina l shopf ronts wi th in bu i ld ings cont r ibut ing to the her i tage s t reetscape

should be re ta ined and conserved.

• Shopfront f rames inc lud ing co lumns and s ta l lboards should be appropr ia te ly f in ished to

re la te to the bu i ld ing façade as a whole.


• New shopfronts should be sympathet ic to the des ign and mater ia ls o f the bu i ld ing in

which they are located.

• Orig ina l verandahs should be re ta ined and conserved wi th in the Mainst reet area.

Considerat ion of the verandah edge fasc ia should be made when des ign ing s igns for

the fasc ias.

• Character def in ing or suppor t ing bu i ld ings or ig ina l ly des igned and bu i l t wi thout

verandahs should be re ta ined as ex is t ing.

• For new bui ld ings the verandah des ign should be sympathet ic to the s ty le , pos i t ion and

sca le o f ex is t ing types, and those immediate ly ad jacent .

INTERIORS

Many of the ear ly bu i ld ings in the cent re re ta in or ig ina l in ter iors or some of the i r in ter ior

deta i l . The shop in ter ior is c lear ly v is ib le f rom the footpath through p la te g lass shop

windows, is access ib le to the publ ic and forms par t o f the “publ ic rea lm” wi th in these

t rad i t iona l s t r ip shopping cent res. The surv iva l o f h is tor ic in ter ior deta i l cont r ibutes

s t rongly to the authent ic i ty o f her i tage character bu i ld ings. In the same way that surv iv ing

or ig ina l shop f ronts re in force the pedest r ian exper ience of the her i tage qual i t ies o f these

cent res, i t i s fur ther enhanced where in ter ior deta i l remains.

In K ings land the Her i tage Analys is p lans and Record Sheets note where h is tor ic in ter ior

deta i l surv ives. In ter iors are par t icu lar ly in tact and of s ign i f icance in the Por t land

Bui ld ings, and Pages Bui ld ing. These bu i ld ings are a l ready scheduled, but un l ike the

Kings land Post Of f ice the schedul ing does not inc lude the in ter ior .

Recommendat ions

• Surv iv ing or ig ina l in ter ior deta i l should be re ta ined and conserved, cons is tent wi th the

approach to h is tor ic shop f ronts and verandah deta i l .

• The cons is tent inc lus ion of in ter iors wi th the schedul ing of key h is tor ic commerc ia l

bu i ld ings should be cons idered.

PAINT SCHEMES

The pain t ing of bu i ld ing facades in s t r ip re ta i l cent res is one of the most e f fec t ive ways of

en l iven ing the pedest r ian env i ronment and most impor tant ly ensur ing i t looks cared for .

Mainta in ing pa in ted sur faces is a cont inual process so there is room for change and a l i t t le

exper imentat ion. The use of co lour is impor tant as i t can s ign i f icant ly enhance the

appearance of a bu i ld ing.

Research in to her i tage pa in t schemes, par t icu lar ly for res ident ia l bu i ld ings f rom the

Vic tor ian and Edward ian per iods has enabled most pa in t companies to produce her i tage

pa in t ranges for the domest ic market .


L i t t le research is ava i lab le spec i f ica l ly on co lour schemes appl ied to ear ly commerc ia l

bu i ld ings in New Zealand however phys ica l ev idence suggests a reasonably conservat ive

pa le t te based on natura l mater ia ls . Many bu i ld ings f rom the ear ly 20th century or ig ina l ly

had a natura l p laster or br ick f in ish. Of ten p lasterwork was in tent ional ly l ined and f in ished

to look l ike s tone. T imber bu i ld ings were o f ten pa in ted in a s imi lar manner to g ive the

appearance of a monol i th ic sur face.

Dur ing the la te 1920s and 1930s there was a lso a use of sof t ly t in ted p lasters in ter racot ta

and ochre co lours , o f ten cont rasted wi th areas of br ickwork. Terrazzo and New Zealand

marb le and gran i te were of ten ut i l i sed for shopf ront f rames and s ta l lboards. Pain t f in ishes

tended not to use very dark or very br ight co lours that would fade too qu ick ly, and tended

to re f lec t natura l mater ia ls and f in ishes such as s tones, br ick and t in ted p laster .

Modern arch i tectura l in ternat ional in f luences on New Zealand arch i tecture fo l lowing the

second wor ld war genera l ly saw the use of much l ighter co lour schemes, however the

pr inc ip le o f honesty to mater ia ls was impor tant and again natura l mater ia ls were expressed

as par t o f the over a l l des ign in tent ions.

Greater exper imentat ion wi th co lour on bu i ld ing facades in t rad i t iona l shopping areas has

occurred in the post -modern per iod of the la te 1970s and 1980s. Dur ing th is per iod co lour

has been used much more f ree ly to h igh l ight arch i tec tura l deta i l . More recent ly there is a

t rend toward more natura l but darker co lour schemes.

In K ings land shopping cent re most bu i ld ings in the mainst reet have been pain ted

sympathet ica l ly, and are genera l ly wel l mainta ined.

Recommendat ions

• Exis t ing pa in ted sur faces should be mainta ined in good condi t ion.

• Select ion of co lours should re la te to the des ign and mater ia ls o f each ind iv idual

bu i ld ing. I t is recommended that se lected co lours be based on invest igat ions of the

or ig ina l co lour schemes. This can be done wi th ons i te ‘scrape backs ’ and pa in t

sampl ing and re ference to ear ly photographs of bu i ld ings were ava i lab le .

• Profess ional adv ice on ind iv idual co lour schemes is s t rongly recommended.

• The overa l l des ign and appearance of bu i ld ing shopf ronts , s ignage and co lours should

be cons idered co l lec t ive ly.

• Unpainted natura l ly f in ished sur faces such as p laster , br ick , s tone or t i l ing should not

be pa in ted.

Recommendat ions for further assessment for possible Individual Schedul ing

• Tr in i ty Methodis t Church and Jubi lee Hal l

• Kings land Rai lway Stat ion


• 477 New Nor th Road

• Incorporate in ter iors o f Por t land Bui ld ing and Pages Bui ld ings cons is tent wi th

schedul ing o f the Post Of f ice.

At northern end:

• Kiwi Bacon Factory

• Br idgens Shoe Factory

Recommendat ions to encourage local property owners and businesses to recognise

and respect special at tr ibutes of the area

• Preparat ion of a “Good Solut ions Guide” to maintenance and conservat ion, and pa in t ing

of her i tage mainst reet bu i ld ings, s imi lar to one prepared by Invercarg i l l C i ty Counci l .

• Improve understanding of the Maor i and European h is tory o f the area, potent ia l ly

through a her i tage walk brochure, in terpret ive mater ia l wi th in or about key bu i ld ings, or

on-s i te markers . Themes could inc lude the impor tance of the New Nor th Road r idge as

an anc ient t rack, the ro le o f the ra i lway as a cata lys t for the estab l ishment o f the

cent re , ear ly land owners and subdiv is ion, commerc ia l development , s t reet names and

who were some of the “K ings” assoc ia ted wi th K ings land- Te Wherowhero, Potutau,

K ing George, A W Page, or long t ime loca l res ident Leo Autr idge, once named as the

King of K ings land in the loca l newspaper .


8. Bibliography

Primary Sources

Land In format ion New Zealand

Deposi ted Plan 171

383

Cer t i f ica te o f T i t le 34/19

Auckland Ci ty Arch ives

MAC 212/1/25

Microf i lm p lans 326-330 Great Nor th Road

Archives New Zealand

Kings land Bui ld ings – Stat ion and Pla t form 1902-1974, BAAN A714/46b 32/1 Par t 1 .

Off ic ia l Publ icat ions

Census 1891

1886

1901

1936

Street Di rector ies

Cleave’s Auck land Prov inc ia l D i rectory 1915

Le ightons Auck land Prov inc ia l D i rectory 1935-6

1939-40

Wises New Zealand Post Of f ice Di rectory 1920

Newspapers and Magazines

Auckland Ci ty Harbour News 17 Ju ly 1992

1 December 1993

10 December 1993

15 Ju ly 1998

5 August 1998

Auck land Star 14 June 1911

10 November 1988

22 December 1988


Cent ra l Leader 8 Ju ly 1980

11 May 1982

6 September 1983

23 August 1988

12 March 1993

17 Apr i l 1996

30 Ju ly 1999

Metro Ju ly 1985

New Zealand Bui ld ing Record 20 June 1928

22 November 1929

New Zealand Hera ld 14 March 1912

3 Ju ly 1882

29 October 1984

27 Ju ly 1990

New Zealand Nat ional Rev iew 15 September 1944

Western Leader 13 February 1969

Scrapbooks and Ver t ica l F i les

Auckland Scrap Book, Auck land Publ ic L ibrary August 1967

May 1969

Ver t ica l F i le , Mt A lber t – Schools , Mt A lber t Publ ic L ibrary.

Photographic Col lec t ions

Auckland Publ ic L ibrary

Auck land War Memor ia l Museum

Secondary Sources

Books

Angelo, Faye M. , The Changing Face of Mount Eden: A His tory o f Mt Eden’s

Development up to the Present , Auck land, 1989.

Bush, G.W.A. , Decent ly and in Order : The Centennia l H is tory o f the Auck land Ci ty

Counci l , Auck land, 1971.

Bush, G.W.A. , Advance in Order : The Auck land Ci ty Counci l f rom Centenary to

Reorganisat ion 1971-1989, Auck land, 1991.

Chapple , Geof f , 1981: The Tour , Wel l ington, 1984.


Ke l ly, June, and Ngai re Diamond and Caro l Badcock, Mt Alber t School Centenary

1969 , n .p . , 1969.

Heape, D.M. , and Audrey G. Wood, A Br ie f H is tory o f Tr in i ty Methodis t Church

Kings land , Auck land, 1978.

Mahoney, J .D. , Down at the Stat ion: A Study of the New Zealand Rai lway Stat ion ,

Pa lmerston Nor th , 1987.

Scot t , D ick , In Old Mt A lber t , Auck land, 1961.

Stone, R.J .C. , Makers o f For tune: A Colon ia l Bus iness Communi ty and i ts Fal l ,

Auck land, 1973

Art ic les , Repor ts and Other Wr i t ten Sources

Eccles, Roger , ‘K ings land in Iso la t ion ’ , s tudent pro ject v ideo record ing, Arch i tecture

L ibrary, Univers i ty o f Auck land.

Love l l -Smi th , Melan ie , ‘Mt A lber t H is tor ica l Repor t ’ , unpubl ished repor t for Auck land

Ci ty Counci l , 2000.

McMi l lan, Cra ig , ‘The Kings land Post Of f ice ’ , unpubl ished repor t , UNITEC, 2002.

NZHPT f i le BDG 500, New Zealand His tor ic P laces Trust , Auck land.

Pearce, T.H., ‘The Ear ly History of Eden Park’ , 100 Years Auckland Rugby:

Off ic ia l History of the Auckland Rugby Footbal l Union , Auckland, 1983.

Oral Sources

J. Matthews te lephone interv iew wi th staf f member at E.H. Eddingtons, 21

November 2003.

J Matthews interv iew wi th Barry Sauvar in, 21 November 2003.


i Scott, p.16. ii Ibid, p.19. iii Ibid, p.20. iv Ibid., p.28. v Census 1891, Population and Houses, p.3. vi R.J.C. Stone, Makers of Fortune: A Colonial Business Community and its Fall, Auckland, 1973, p.119. vii New Zealand Herald, 3 July 1882, p.2 and DP 171, Land Information New Zealand, Auckland. viii Stone, p.120. ix Census, 1881, Population and Houses, p.23 and Census, 1886, Population and Houses, p.12. x Stone, pp.126-7 xi DP 383 and Certificate of Title 34/19, Land Information New Zealand, Auckland. xii Scott, p.59. xiii The population Mt Albert Road district was 2085 in 1901. In 1936 the population of Mt Albert Borough was 19721. Census, 1901, Population and Houses, p.25 and Census, 1936, Population and Houses, p.7. xiv Metro, July 1985, p.16. xv Ibid., p.16. xvi New Zealand Herald, 29 October 1984, p.2 and Roger Eccles, ‘Kingsland in Isolation’, student project video recording, Architecture Library, University of Auckland. xvii Information provided by Ngarimu Blair and Pita Turei, December 8 2003 xviii Scott, p.21. xix Ibid, p.21. xx Ibid, p.21. xxi Ibid, p.41. xxii Scott, pp.40-1. xxiii Ibid., p.41. xxiv D.M. Heape and Audrey G. Wood, A Brief History of Trinity Methodist Church Kingsland, Auckland, 1978, p.8. xxv Scott, p.5. xxvi Ibid., pp.54-55. xxvii Ibid., p.56. xxviii Ibid., p.57. xxix Ibid., pp.57-58. xxx Lovell-Smith, p.4. xxxi G.W.A. Bush, Decently and in Order: The Centennial History of the Auckland City Council, Auckland, 1971, pp.424. xxxii Scott, pp.34-5. xxxiii Ibid., pp.36 and 38-40. xxxiv Ibid., pp.38 and 60. xxxv Ibid., pp.74-5 and G.W.A. Bush, Advance in Order: The Auckland City Council from Centenary to Reorganisation 1971-1989, Auckland, 1991, p.401. xxxvi Angelo, pp.52-4. xxxvii T.H. Pearce, ‘The Early History of Eden Park’, 100 Years Auckland Rugby: Official History of the Auckland Rugby Football Union, Auckland, 1983. xxxviii Geoff Chapple, 1981: The Tour, Wellington, 1984, p.268 and unpaged appendix showing local map of Auckland third test. xxxix Ibid., p.312. xl Scott, p.59. xli Auckland Scrap Book, Auckland Public Library, May 1969, p.3. xlii Scott, p.40. xliii Central Leader, 8 July 1980, p.43. xliv Scott, p.78. xlv Ibid., p.21. xlvi Heape and Wood, p.11. xlvii Ibid., p.22.

Character / Her i tage Study – Kings land B M A 0 3 3 6 1 - 0 3 4

xlviii Central Leader, 12 March 1993, p.12. xlix Heape and Wood, pp.27-8. l Ibid., p.29. li June Kelly, Ngaire Diamond and Carol Badcock, Mt Albert School Centenary 1969, n.p., 1969, pp.3-8, Auckland Scrap Book, Auckland Public Library, August 1967, p.170 and May 1969, p.158 and Central Leader, 11 May 1982, Vertical File, Mt Albert – Schools, Mt Albert Library. lii Central Leader, 23 August 1988, Vertical File, Mt Albert – Schools, Mt Albert Public Library. liii Central Leader, 17 April 1996, p.7. liv Ibid., 30 July 1999, p.7. lv Auckland City Harbour News, 10 December 1993, p.7. lvi Ibid., 5 August 1998, p.2. lvii J Matthews, telephone interview with staff member at E H Eddingtons, 21 November 2003. lviii J Matthews interview with Barry Sauvarin, 21 November 2003. lix Handwritten notes, NZHPT file BDG 500, New Zealand Historic Places Trust, Auckland. lx Scott, p.54. lxi A Brief History of the Kingsland Methodist Church, Heape and Wood, pp.7-10. lxii Ibid., pp.7-10. lxiii J Matthews, telephone interview with staff member at Eddingtons, 21 November 2003. lxiv Photograph a11605, prior to 1914 construction of Portland Building, but after 1906 erection of Fire Tower, Auckland Public Library. lxv Cleave’s Auckland Provincial Directory, 1915, p.163, and Leightons Auckland Provincial Directory, 1935-6, p.213; 1939-40, p.257. lxvi Craig McMillan “The Kingsland Post Office”, unpublished report, UNITEC, 2002. lxvii Listed in Wises Directory for 1920, Wises New Zealand Post Office Directory, 1920, p.112. lxviii Leightons Auckland Provincial Directory, 1935-6, p.213. lxix J Matthews, telephone interview with staff member at E H Eddingtons, 21 November 2003.

Character / Her i tage Study – Kings land B M A 0 3 3 6 1 - 0 3 4

Appendix A

Project Brief

Appendix B

List of Scheduled and Registered Items

SCHEDULED AND LISTED BUILDINGS IN KINGSLAND AREA

Address Name of Bui ld ing Date o f Const ruct ion

NZHPT Regis t ra t ion

A.C .C Schedul ing

460-466 New Nor th Road, K ings land

Page 's Bui ld ing I I B


Por t land Bui ld ings

I I B


Page 's Gra in Store

I I B

478 New Nor th Road, K ings land

Post Of f ice I I B

704 New Nor th Road, Morn ings ide

St Lukes Church I I A

830 New Nor th Road, Mt A lber t

Ferndale House I I B

Appendix C

Building Record Sheets

Note: The Fol lowing Bui ld ing Record Sheets record base in format ion ava i lab le a t

the t ime the Character Her i tage Study was prepared. These should be read in

conjunct ion wi th the contextua l h is tory conta ined in the Character Her i tage Study

for th is cent re .

AUCKLAND CITY STREETSCAPE STUDY RECORD FORM

LOCATION / ADDRESS: 1 Central Road, Kingsland

ITEM NUMBER CATEGORY (IF SCHEDULED)

NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Kingsland Electricity sub station

LEGAL DESCRIPTION

BUILDING / STRUCTURAL / OBJECT / SITE USE:

RESIDENTIAL COMMERCIAL OTHER

INDUSTRIAL INSTITUTIONAL

RECREATIONAL AGRICULTURAL

OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS This is the second electricity substation constructed on this site. The original substation towered over the neighbouring commercial and residential buildings and was built in the early 1920s. This has since been demolished. Drawings held by the Architecture School Architectural Archive the existing substation is dated 29 Oct 1948 No designer is noted

ZONING

REFERENCE SOURCES Architecture School Architectural Archive . Drawing for first and second substations. Second substation drawing dated 29 Oct 1948. No designer is noted

REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) Auckland Public Library: 4 525 Richardson, 1924

ARCHITECT / DESIGNER Auckland City Council Electricity Dept

PERIOD / DATE OF CONSTRUCTION 1948 MATERIALS Plastered concrete, steel framed windows CONDITION Appears Sound

STATEMENT OF SIGNIFICANCE An important infrastructure building constructed to meet the post war growth in electricity demand. Part of a group of suburban substations built throughout the city around this time. Constructed by the Auckland City Council Electricity Dept Designed in a Modern style the building incorporates simple planar/cubic forms relieved with shallow projections and stepped planes.

INTEGRITY

AREAS OF SIGNIFICANCE

HISTORICAL ARCHITECTURAL TECHNOLOGICAL

AESTHETIC SCIENTIFIC SPIRITUAL

SOCIAL TRADITIONAL SPECIAL

RARITY VALUE GROUP VALUE OTHER

SIGNIFICANT ELEMENTS Windows, plastered walls and incised decorative marks, vestiges of projecting window hoods.

CULTURAL HERITAGE VALUE STREETSCAPE VALUE DATE OF SURVEY Nov 2003 EXTERIOR:

INTERIOR:

BY: JM & AJ Matthews CHECKED:

PREPARED BY: Matthews & Matthews Architects Ltd FOR: AUCKLAND CITY COUNCIL

PHOTOGRAPHED: AJ Matthews


LOCATION / ADDRESS: 25 – 27 Sandringham Road


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Kerrs Corner

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Constructed as a key corner building prior to 1923 once at the intersection of Kingsland (Now Sandringham) Road and New North Road. Run as a Gwynne’s Store

ZONING

REFERENCE SOURCES APL A11613 In Old Mt Albert, Dick Scott

REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) APL A11613

ARCHITECT / DESIGNER Not Known

PERIOD / DATE OF CONSTRUCTION Circa 1920s MATERIALS Corrugated steel roofing, plastered brick external walls CONDITION Appears sound

STATEMENT OF SIGNIFICANCE Important example of early two story combined commercial and residential building. Important corner building defining the now lost intersection of Sandringham and New North Roads.

INTEGRITY Appears to be in original condition.






SIGNIFICANT ELEMENTS Corner configuration on tapered site. Retains original veranda.

CULTURAL HERITAGE VALUE STREETSCAPE VALUE DATE OF SURVEY November 2003

EXTERIOR:

INTERIOR:





LOCATION / ADDRESS: 319 New North Road Kingsland


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Kiwi Bacon Factory 319 New North Road Kingsland

LEGAL DESCRIPTION


RESIDENTIAL COMMERCIAL OTHER(Educational)



OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS The Kiwi Bacon Factory is thought to have been built in the early 1930s. The original owner was Nikau Bacon Co. Ltd, who are included in street directories for 1935, 36.By 1940 the Nikau Bacon Co. was taken over by the Kiwi Bacon Company. Soon after they installed a series if blue neon pigs which flickered above the building. The building also housed the NZ Pig Marketing Board. Extensions were made to the factory in 1967, with a fire in the building occurring during the works. The Kiwi Bacon Company merged with Huttons in 1988.The 2m high fibreglass kiwi sign installed on the roof around 1965 used to be an Auckland icon until its removal in 1988. It was listed in the Mt Albert District Plan as being of historic interest. The giant kiwi was made by Kelvin Lane, fibreglass manufacturer on contract to Claude Neon. It was designed by Harry Rouse, head designer at Claude Neon. The building was refurbished in 1993 as the headquarters of Carlton Party Hire. Further work was undertaken in 2002 to convert part of the building into an educational facility, Digitrain.

ZONING

REFERENCE SOURCES Auckland Star 22 December 1988,Auckland City Archives MAC 212/1/25 Auckland Scrapbooks Aug 1967page 175,NZ Herald 27 July 1990 Star 10 Nov 1988,SecA page4,Auckland City Harbour News 17 July 1992,p3, 1 December 1993,p35 Western Leader 13 Feb 1969 p3

REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) Western Leader 13 Feb 1969 p3

ARCHITECT / DESIGNER Unknown PERIOD / DATE OF CONSTRUCTION C 1930-35 MATERIALS Reinforced concrete CONDITION Good

STATEMENT OF SIGNIFICANCE The Kiwi Bacon Factory forms part of a group of three historic buildings near the Mostyn Street intersection forming gateway to northern end of Kingsland. These include the Bridgen Shoe Factory Building opposite, and an historic two storeyed house adjacent. It was one of a number of medium scale industries in Kingsland around this time. The scale of the building, and the now removed Kiwi made this a local landmark, and point of reference. INTEGRITY

Fair, modifications made at various stages, exterior largely unchanged

AREAS OF SIGNIFICANC





SIGNIFICANT ELEMENTS Intact street facades, two storied solid masonry construction

CULTURAL HERITAGE VALUE Landmark building at north end of Kingsland, with long associated use. STREETSCAPE VALUE Landmark building, part of group of three historic buildings around this intersection. DATE OF SURVEY October 2003 EXTERIOR:Oct 03

INTERIOR:

BY:Jane Matthews CHECKED:


PHOTOGRAPHED:


LOCATION / ADDRESS: 326-330 New North Rd, Kingsland


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Bridgens building

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Constructed by Bridgens and Co (established 1922) , footwear manufactures in 1929. Company formed by EG Bridgens, past president NZ Foot Manufacturers Federation and Footwear Industrial Plan Committee which advised the Government on matters related to footwear manufacturing. He was also President of the Auckland Trotting Club from 1937. Died 31 August 1944 The shoe factory closed down in late 1997. During its busiest periods it produced up to 350,000 pairs of shoes a year and was a major employer. A major fire occurred in the rear of the building during redevelopment in July 1998 Wade and Bartley were the architects for the building constructed circa late 1929 early 1930. Built by Fletcher Construction

ZONING

REFERENCE SOURCES NZ National Review 15 September 1944, pg 49 Central Leader 6 September 1983, pg 5 NZ Building Record 22 November 1929, page 2 ACC Permit Records Permit No 8651 326-330 New North Road Auckland City Harbour News 15 July 1998, pg 1

REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL)

ARCHITECT / DESIGNER Wade and Bartley PERIOD / DATE OF CONSTRUCTION 1929-1930 MATERIALS Plastered brick, timber trussed roof, timber framed floor and timber partitioning and stairs CONDITION Good

STATEMENT OF SIGNIFICANCE Associated with longstanding firm of Bridgens and Company, footware manufacturers and major local employer. Associated with EG Bridgens local businessman. Designed by prominent architectural practice of Wade and Bartley. Stripped classical style featuring a double height columns, contrasting coloured decorative plasterwork. Interior retains original detailing and finishing including timber trusses, flooring, partitions and main stair.

INTEGRITY Generally original condition. Some alterations additions in late 1990s






SIGNIFICANT ELEMENTS New North Road frontage, steel framed joinery, blue and red coloured plaster finish to front façade only, interior original elements and finishes.,

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Forms part of a group of historic structures, including the Kiwi Bacon Factory, and two storied timber house adjacent, north of Kingsland which define a “gateway” to the area. DATE OF SURVEY November 2003 EXTERIOR: Yes

INTERIOR: Yes BY: JM& AJ Matthews CHECKED:




LOCATION / ADDRESS:


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Not known House relocated on site approx 4 metres to south in late 1990s, along with its brick chimneys. Scoria perimeter base wall and scoria foundations were used to construct the road boundary wall. During alterations the party wall was described as having two rows of offset studs, with cavity in-filled with cement and rubble to form an early fire wall.

ZONING

REFERENCE SOURCES Interview Antony Matthews with builder in late 1990s.

REGISTERED OWNER


ARCHITECT / DESIGNER Unknown

PERIOD / DATE OF CONSTRUCTION C 1900 MATERIALS Timber weatherboards, timber framed, corrugated iron hipped roof CONDITION Appears sound

STATEMENT OF SIGNIFICANCE Two Level timber house divided into two dwelling units. Construction timber framed and clad with hipped corrugated iron roof complete with brick chimneys . Early example of late 19th century double co-joined dwelling constructed close to the city centre.

INTEGRITY Remains reasonably intact.






SIGNIFICANT ELEMENTS

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Part of a group of three historic buildings which define an entry way to the northern part of Kingsland. DATE OF SURVEY Oct 03

EXTERIOR:

INTERIOR:

BY: AJ&JM Matthews CHECKED:




LOCATION / ADDRESS: Kingsland


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Wooden Lace Co Building

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS unknown

ZONING

REFERENCE SOURCES

REGISTERED OWNER



PERIOD / DATE OF CONSTRUCTION C 1920s MATERIALS Plastered brick CONDITION Appears sound

STATEMENT OF SIGNIFICANCE Thought to have been built around the 1920s, and is now one of few remaining early buildings between Mostyn Street and New Bond Street. Remains in a largely unchanged condition

INTEGRITY Appears largely intact






SIGNIFICANT ELEMENTS Two storeyed plastered brick façade, with original timber windows, and door.

CULTURAL HERITAGE VALUE STREETSCAPE VALUE This building and recently installed Phoenix palm adjacent define street edge at this part of New North Road. DATE OF SURVEY Nov 2003

EXTERIOR:

INTERIOR:

BY: AJ &JM Matthews CHECKED:




LOCATION / ADDRESS: 362-368 New North Road Kingsland


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD New Zealand Towel Service Building 362-368 New North Road

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS NZTS Commercial laundry, Engineer Alfred S Millar 1962 Extensions in 1975, Campbell Hamman & Partners Engineers

ZONING

REFERENCE SOURCES Microfilm records, Auckland City Archives, street directories

REGISTERED OWNER


ARCHITECT / DESIGNER Engineer Alfred S Millar, 1975 extensions by Campbell Hamman &Partners Engineers

PERIOD / DATE OF CONSTRUCTION 1962, extended 1975 MATERIALS Reinforced concrete, sheet claddings CONDITION Appears sound

STATEMENT OF SIGNIFICANCE Well designed modern factory building, which is a local landmark, and major mployer.

INTEGRITY Remains unchanged






SIGNIFICANT ELEMENTS Long factory building with large roller doors for truck and van access. Addition with sawtooth roof form

CULTURAL HERITAGE VALUE STREETSCAPE VALUE DATE OF SURVEY

EXTERIOR: Nov 03

INTERIOR:



PHOTOGRAPHED: A J Matthews




NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Kingsland Trinity Methodist Church, and Jubilee Hall 400 New North Road

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS The existing Kingsland Trinity Methodist Church was constructed in 1897. It is the third Methodist church building in Kingsland. The first stone church known as the Whau Road Chapel was built in 1853 on land gifted by Mr. J Walters. The site of this first church was close to the existing railway station. At this time there were only four ministers in the Auckland circuit. Two were stationed at Wesley College, and two at the Three Kings Native Institution. The stone church served until 1858 when a timber church was constructed on the site of the present Sunday school. The meeting to plan for the erection of a new church was held at the home of Mr Walters. The meeting was chaired by Rev R B Lythe, and the committee included key early settlers in the area; S Gribble, J McElwain, A Mears, J Gribble and W Moyle. The weatherboard chapel could seat 130 people and was opened in 1858 by Rev, Isaac. In 1876 a transept was added, and further additions were made in 1880. By 1885 there was a need for an even larger church so planning began. The Church and site were formally handed to newly elected Kingsland Trustees in July1896.The foundation stone for the new church was laid on November 25 1896, alongside the old one, by Rev H Bull. Memorial stones were laid by Mr T Hodgson, Mr A C Caughey and Mrs M A Gribble, who has worshipped with her husband in the first stone church. The existing church was opened on February 24 1897 by Rev H Bull. In 1892 gas was installed. In 1905 a parsonage was built in New Bond Street, which is now used as the Kingsland Community house. In 1912 a stone boundary fence was removed and a picket fence erected. This was removed in 1926. The entrance was altered in 1914, and the porch added in 1937.Memorial windows were installed in 1921.The Kingsland and Eden Terrace churches amalgamated in 1952. The Sunday School was established in 1875 with the church used for this purpose. When the new church opened in 1897 the Sunday school used the old church adjacent. The foundation stone for the new Sunday school hall was laid on 21 November 1908. It was opened on 21 February 1909. It is called the Jubilee Hall because its opening marks the 50th year after the first wooden church. The building was lengthened and the kitchen improved in 1926. The infant department was enlarged in 1933. In 1959/60 the new central meeting room, foyer, toilets and porch were added. A new vestibule and covered way were added in 1962. In the late 1970s a range of church groups were using the Kingsland Church and hall including the Kingsland Methodist community, the Methodist Tongan community, and part of the Samoan Congregational Church for services in their own language. A Cook Island group used the hall during the week. Former Prime Minister David Lange worshipped here at one time.

ZONING

REFERENCE SOURCES In Old Mt Albert, Dick Scott, page 21 A Brief History of the Trinity Methodist Church, Kingsland, D M Heape

REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) Contained in : A Brief History of the Trinity Methodist Church, Kingsland, D M Heape APL A 11610, C 1912

ARCHITECT / DESIGNER Not confirmed- likely to be Bartley or A H White PERIOD / DATE OF CONSTRUCTION 1897 Church 1909 Jubilee Hall MATERIALS Timber weatherboard, corrugated iron roof

STATEMENT OF SIGNIFICANCE The Kingsland Methodist church is the oldest in the area having been established in 1853, with the first church built on a site close to the existing railway station. There was a timber church on the site of the present hall since 1858. The existing church was built in 1897, and the Jubilee Hall replaced the old wooden church in 1909. The site has important historical associations with early European settlement of the area, and with early Kingsland settlers including Mr Walters and Mr McElwain .The church and Sunday school have played an important role in the spiritual and social life of the community. The church incorporates windows and other items commemorating local men who died in the First and Second World Wars. CONDITION

Good

INTEGRITY Generally intact






SIGNIFICANT ELEMENTS The church and hall together with later alterations

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Significant group of historic church buildings defining key corner site DATE OF SURVEY

EXTERIOR: Nov 2003

INTERIOR:







NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Atomic Roasting House, Jane Rhodes, Off Beat 420 New North Road Kingsland

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Original owner-Security Motors Ltd, built around 1969 as a car showroom. Has original sliding doors, and structure. Refurbished in 1997 for retail use, and has been occupied since by the Atomic café and coffee roasting premises, Jane Rhodes fashion and Off Beat upholsterers. .

ZONING

REFERENCE SOURCES Wises Street Directories 1970-71 page 185

REGISTERED OWNER


ARCHITECT / DESIGNER

PERIOD / DATE OF CONSTRUCTION MATERIALS Plastered reinforced concrete CONDITION Appears sound

STATEMENT OF SIGNIFICANCE Purpose built around 1969 as a motor showroom, this was a new building type. It is a simple commercial building constructed with a solid plastered parapet, and wide windows and glazed sliding doors the building has proved adaptable for retail purposes. The setback from street boundary is utilized successfully in part for outdoor café seating. The coffee roasting function at the Atomic contributes to Kingsland’s status as the best smelling suburb in Auckland, together with Connan’s Bakery, and previously Stormonts/TipTop bakery.

INTEGRITY Intact








EXTERIOR: Nov 03

INTERIOR:







NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Motor Cycle Shop 424 New North Road Kingsland

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Original Owner/or occupier was Jos. Kennedy. Thought to have been built c 1930 as a billiard saloon. Original shopfront detail including tiled stallboard and bases to pilasters.

ZONING

REFERENCE SOURCES Street Directories

REGISTERED OWNER


ARCHITECT / DESIGNER unknown

PERIOD / DATE OF CONSTRUCTION C 1930 MATERIALS Plastered brick, tiled shopfronts CONDITION Appears sound

STATEMENT OF SIGNIFICANCE A simple but well designed shop building constructed around 1930. The building remains in good original condition, with tiled shopfront surrounds, and original shopfront joinery. Associated with the traditional development of Kingsland between late 1900s to 1920s.

INTEGRITY Appears unchanged








EXTERIOR: Nov 2003

INTERIOR: Nov 2003, retail area





LOCATION / ADDRESS: 434-448 New North Road Kingsland


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Originally the Windsor Dairy Building 434 New North Road ,448 New North Road Kingsland

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Another significant addition to Kingsland in this period were the two buildings on the same side of New North Road as Pages, but across the top of Sandringham Road. These were both two storeyed brick buildings built between at some stage between 1906 and 1914. The Windsor Dairy was a plastered building with a cornice and stepped pedimented parapet. It had rectangular windows and verandah supported on square timber posts. Adjacent on the corner was a two storeyed brick building with plastered pilasters and parapet. This had arched windows. This was the first of these to be built, based on the junction of the two at the rear. This building housed a branch of the Auckland Meat Co. from around 1915 until the 1930s. These buildings have been remodelled, probably in the 1940s to give the appearance pf being one building. A new plastered façade with decorative frieze has been applied, but a closer look at the shopfronts, windows and doors reveals the two former buildings. It is also very clear at the rear.

ZONING

REFERENCE SOURCES Photograph a11605,apl, prior to 1914 construction of Portland Building, but after 1906 erection of Fire Tower Cleaves Street Directories 1915-1940, APL

REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) Photograph a11605,apl

ARCHITECT / DESIGNER Unknown PERIOD / DATE OF CONSTRUCTION C 1906-1914, façade remodeled over two buildings c 1940s MATERIALS Brick, and plastered brick CONDITION Appears sound

STATEMENT OF SIGNIFICANCE Originally two separate buildings constructed around 1906-1914, they have been combined with a new façade thought to have been added in the 1940s. They provide evidence of the consolidation of the Kingsland Shopping centre in the early 1900s, when it was the terminus of the tramline. The buildings housed a range of key providers including butchers

INTEGRITY Retains evidence of two separate buildings, remains largely intact since 1940s alteration






SIGNIFICANT ELEMENTS Unified plaster faced divided into bays with pilasters, evidence of original door and shop fronts

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Significant two storey building which defines the corner of what was the top of Kingsland Road. DATE OF SURVEY

EXTERIOR: Nov 2003 INTERIOR: Part- Nov 03

BY: A J&JM Matthews CHECKED:




LOCATION / ADDRESS: 455 New North Road, Kingsland


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Ex Petrol Station

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS The petrol station and attached shop were built on the corner of Central Ave circa 1928. The land was owned by CH Page and Son and the manager was Harold H Page in 1929. The company was listed in Wises Street Directory as the Super Service Petrol Station. By 1935 the station was managed by Jas B McFarlane and by 1950 the business had changed name to MacFarlane and Oldfield Service Station. From the 1960s tt 1970s the business was called Ross Service Station. Up until recently it was operated as BP service and petrol station. This year the site was redeveloped with the building retained but converted to a fast food outlet and florist shop, retaining a mechanics shop at the rear.

ZONING

REFERENCE SOURCES Wises directory NZ Building Progress 20 June 1928 p3

REGISTERED OWNER


ARCHITECT / DESIGNER Not known PERIOD / DATE OF CONSTRUCTION Circa 1928 MATERIALS Plastered brick, timber framed, corrugated iron cladding (rear) CONDITION Generally appears sound

STATEMENT OF SIGNIFICANCE A purpose built service station this is an early example of a purpose built retail outlet for petrol and car services in the Kingsland area. The land, building and business is associated with the Page family, early business men and landowners in Kingsland.

INTEGRITY Good. Some minor modifications, but retains original external form including canopy, stain glass fanlights and simple plastered detailing






SIGNIFICANT ELEMENTS Curved corner canopy, curved shop wall, stained glass lead light panels, corrugated iron clad rear wall.

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Defines corner of Central Road DATE OF SURVEY

EXTERIOR: Nov 2003 INTERIOR:





LOCATION / ADDRESS: 460-466 New North Road, Kingsland

ITEM NUMBER CATEGORY (IF SCHEDULED) B

NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Pages Building

LEGAL DESCRIPTION

BUILDING / STRUCTURAL / OBJECT / SITE USE: Building




OTHER LISTINGS NZHPT Category II

HISTORY & KNOWN ASSOCIATIONS The early wooden Pages Store built in the late 1880s or early 1890s was replaced around 1900. At this time the first five bays of the plastered brick building were built. The balance of the site was occupied by a two level residential building. Around 1914 –14 the building was extended by another four bays, and enlivened with the addition of finials to the parapet, and a more elaborate veranda parapet design. A letter head dating from 1911 shows a proposed elevation of the extended store (ten bays rather than the actual 9) and lists the range of goods and services provided including high class groceries, tea and coffee specialists, grain, seed, coal and coke, ironmongery, enamelware. In its heyday the business employed over 30 fulltime staff, and continued in business until the late 1930s. Street directories show that either a Page family grocery or a business utilising the old family name, continued to operate here until the mid 1950s. By the 1980s the building was occupied by Kingsland Hardware on the corner and a variety of other commercial premises. Today the building is occupied by a number of restaurants.

ZONING

REFERENCE SOURCES NZHPT Building record form and file. Auckland Public libraries photographic collection.

REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL)APL A 536 C1900, W 624, 1926,w623, A 120 085,A 14108, A13283

ARCHITECT / DESIGNER Not known

PERIOD / DATE OF CONSTRUCTION C 1900, extended c1913 MATERIALS Plastered brick, timber framed shopfront elements, timber stairs timber board and batten ceilings, ptgv wall linings. CONDITION Appears sound

STATEMENT OF SIGNIFICANCE Pages store is a prominent landmark occupying a relatively unusual tapered site, leading to its distinctive wedge shaped profile. The building is an excellent example of two storeyed late Victorian/Edwardian Italianate styled commercial premises. The building is in relatively original condition retaining original exterior detailing and elements, timber shopfront detailing, and interior surfaces and finishes including original painted advertising. The building forms part of a group including Pages Grain and Forage Store. The land, building and business are associated with the Page family, early businessmen and landowners in Kingsland. It was most likely constructed by Pages brother CH Page. The building was strategically located taking advantage of the major road junction and the nearby railway station , which enabled Pages to readily transport goods and produce by both rail and road to the northern provinces and west Auckland. INTEGRITY

Retain original exterior and interior finishes and elements






SIGNIFICANT ELEMENTS Plastered brick, timber framed shopfront elements, timber stairs timber board and batten ceilings, ptgv wall linings, early painted signage advertising to interior walls.


EXTERIOR: November 2003

INTERIOR: November 2003, retail level







NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Portland Buildings

LEGAL DESCRIPTION Lots 1 2 3 BLK 1 DP171





OTHER LISTINGS NZHPT Cat II

HISTORY & KNOWN ASSOCIATIONS The site of the Portland Buildings stood empty until the construction of this building in 1914. It was built for Arthur W Page, and designed by architect Arthur H White, who also designed the Methodist churches in Mt Eden village and Dominion Road. It is named after the ship Portland that brought the Page family to New Zealand in 1864. A H White also designed the existing house behind the Portland Buildings in Central Ave. This plastered transition style villa would appear to have been part of the property development undertaken by Page. With the death of A W Page in 1937 the building passed to his wife Eva Emily Page, and was administered on her behalf by her son Arthur William James Page until 1946. The building has been the location of numerous commercial premises and continues to be used for its original function. Street directories show the first tenants included a pastry cook, a sartorial artist, stationers and fancy goods, fruiterers, pork butcher and fish mart. Through the 1920s and 30s it included a surgeon dentist, hairdresser, tobacco store, boot importer and a draper. In the 1940s the stationers also provided a lending library. In the 1950s and 60s a milk bar replaced an earlier confectioners. A fairly similar mix of tenants remained until recently. The butchers shop is currently vacant, and an antiques shop and picture framers, and Crucial traders Cafe have replaced some of the earlier types.

ZONING

REFERENCE SOURCES NZHPT Files


ARCHITECT / DESIGNER Arthur White

PERIOD / DATE OF CONSTRUCTION 1914 late Edwardian MATERIALS Plastered brick, tiled and timber framed shopfront elements, , timber stairs, fibrous plaster ceilings, steel bracketed and timber framed verandas. CONDITION Apperas sound

STATEMENT OF SIGNIFICANCE The land, building and business are associated with the Page family, early business men and landowners in Kingsland. It was designed by Arthur White a prominent early Auckland Architect. It is a well designed Edwardian style building with a highly articulated principal façade incorporating plastered detailing and decoration. The building is in original condition preserving interiors, shopfronts, veranda construction, out buildings and the original natural finished plaster exterior surface finish. The ground floor was occupied by commercial businesses with the upper level used as dwellings by the business owners. The corner shop was the largest. At the upper level each bay has paired rectangular windows, with a raised plaster detail surround. A curved section links alternating triangular and semicircular parapets. The parapets have fluted pilasters, and garlands. A higher stepped pediment, capped with plaster balls, addresses the corner of Central Ave. The building retains its original unpainted plaster finish. The original shopfronts with recessed entrances, tiled surrounds and timber doors remain at ground level. The original verandah supported on steel brackets also remains. The construction of the Portland Building provided major expansion in retailing in Kingsland.

INTEGRITY Generally in original condition including both exterior and interior. Only minor alterations have occurred.






SIGNIFICANT ELEMENTS Plastered brick, tiled and timber framed shopfront elements, timber stairs, fibrous plaster ceilings, steel bracketed and timber framed verandas. CULTURAL HERITAGE VALUE STREETSCAPE VALUE Landmark building in Kingsland defining corner of Central Road DATE OF SURVEY

EXTERIOR: Nov 2003

INTERIOR: Nov 03 retail

areas BY: JM & AJ

Matthews CHECKED:





ITEM NUMBER CATEGORY (IF SCHEDULED) Cat B

NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Pages Forage Store

LEGAL DESCRIPTION Lot 1 DP 515582






HISTORY & KNOWN ASSOCIATIONS The adjacent early wooden Pages Store built in the late 1880s or early 1890s was replaced around 1900. It appears that the Forage Store was constructed sometime between 1913-14 and 1926. Valuation records would suggest 1920s. This building was built as storage facility associated with Pages business suppling goods over the west Auckland and to Northern provinces. EH Eddinton Ltd, a steel fabrication company have occupied this building and the adjacent Forage Store since the 1960s.

ZONING


REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) APL W623, a536, w 624 ARCHITECT / DESIGNER Not known PERIOD / DATE OF CONSTRUCTION Circa 1913/14-1926. MATERIALS Plastered brick, corrugated steel roofing on timber frame. CONDITION Appears sound

STATEMENT OF SIGNIFICANCE Pages Grain store is a prominent landmark in the Kingsland shopping area forming part of the commercial block developed by AW Page as part of his primary business as grocer and grain and produce merchant. The building is an excellent example of two storeyed late Victorian/Edwardian utilitarian store that incorporates some Italianate detailing The building is in relatively original condition retaining original exterior detailing and elements. The land, building and business are associated with the AW Page, an early businessmen and landowner in Kingsland. It was most likely constructed by Pages brother CH Page.

INTEGRITY Retains original exterior finishes and detailing. Original large cart dock opening has been infilled.






SIGNIFICANT ELEMENTS Plastered brick façade with decorative elements

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Part of intact group of closely related structures, built by AW Page DATE OF SURVEY

EXTERIOR: November 2003 INTERIOR:






ITEM NUMBER CATEGORY (IF SCHEDULED) B

NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Pages Grain Store







HISTORY & KNOWN ASSOCIATIONS The adjacent early wooden Pages Store built in the late 1880s or early 1890s was replaced around 1900. It appears that the Grain Store was constructed sometime between 1913-14 and 1926. Valuation records would suggest 1920s. This building was built as storage facility associated with Pages business suppling goods over the west Auckland and to Northern provinces. EH Eddington Ltd, a steel fabrication company have occupied this building and the adjacent Forage Store since the 1960s.

ZONING


REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) APL W623, a536, w 624 ARCHITECT / DESIGNER Not known PERIOD / DATE OF CONSTRUCTION Circa 1913/14-1926. MATERIALS Plastered brick, corrugated steel roofing on timber frame. CONDITION Appears sound

STATEMENT OF SIGNIFICANCE Pages Grain store is a prominent landmark in the Kingsland shopping area forming part of the commercial block developed by AW Page as part of his primary business as grocer and grain and produce merchant. The building is an excellent example of single storeyed late Victorian/Edwardian utilitarian store that incorporates some Italianate detailing (rusticated pilasters support a simple entablature. A rudimentary pediment parapet is supported with scrolled brackets and is surmounted with a plaster ball at the apex). The building is in relatively original condition retaining original exterior detailing and elements, The land, building and business are associated with the AW Page, an early businessmen and landowner in Kingsland. It was most likely constructed by Page’s brother CH Page.

INTEGRITY Retains original exterior finishes and detailing. Original large cart dock opening has been infilled.






SIGNIFICANT ELEMENTS Plastered brick façade with decorative elements

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Part of intact group of closely related buildings built be Page. DATE OF SURVEY

EXTERIOR: November 2003

INTERIOR:








LEGAL DESCRIPTION

BUILDING / STRUCTURAL / OBJECT / SITE USE: Two storeyed timber shop with dwelling above




OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Possibly constructed in late 1880s ore early 1890s. Appears to have been constructed by 1891 as a building is shown on this site on a survey plan dated August 1891. The building was occupied by a Mrs Rachael Scott, draper from at least as early as 1901 up until 1925-26. By 1935-36 the business had been taken over by a Mrs. G Taylor. And by 1940 PC Guthrie who ran the business until 1960. In 1970 the drapery business was still being operated from the building, at this stage Kingsland Drapery Ltd. By 1985 the building was a fast food Chineese takeaways. Today it is used as a restaurant

ZONING

REFERENCE SOURCES Street Directories Cleaves, Leightons, Wises

REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) Auckland Public Libraries Neg A11129 July 1905


PERIOD / DATE OF CONSTRUCTION Circa 1890s MATERIALS Timber framed and clad, corrugated steel butterfly roof. CONDITION Appears sound and well maintained.

STATEMENT OF SIGNIFICANCE The building is an important early shop, the only timber framed two level purpose built structure in the Kingsland village. It was the location of a longstanding drapery business, which occupied the premises continuously for seventy years. The building is designed in a simple Victorian style typical of modest commercial premises of the time but relatively rare now. The main façade incorporates timber detailing emulating classical stone elements such as window surrounds with keystones, eaves brackets supporting a molded entablature and rusticated weatherboard cladding.

INTEGRITY Good. Upper level of main façade and south wall appear original. Shopfront modified but retains original timber pilasters and door to upper level.






SIGNIFICANT ELEMENTS Principle façade and side wall, shopfront detailing, verandah canopy with some original framing and linings

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Consistent with scale of adjacent Portland buildings DATE OF SURVEY EXTERIOR: Nov 2003

INTERIOR: Nov 2003, retail space





LOCATION / ADDRESS: 476 New North Road

ITEM NUMBER CATEGORY B Int, sur.

NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Kingsland Post Office






OTHER LISTINGS NZHPT II, Reg no 678

HISTORY & KNOWN ASSOCIATIONS The first Post office operated from AW Pages Store on the corner of New North and Kingsland (later Edendale, now Sandringham) Roads. A request fro a new Post Office was answer with an undertaking by the Postmaster General in 1911. Plans and specifications were prepared, five tenders received and a contract in the sum of ₤1575 awarded to C.H. Page. Work was completed by February 1912 and opened by the then Postmaster Genera and later Primeminister Sir Joseph Ward. The first Postmistress was a Mrs A.L. Thawites The Post Office remained in use until the 1980s. The state sector reforms instigated by the 1984 Lange Labour Government saw the Post Office split into three SOEs (Sate Owned Enterprises), New Zealand Post, Postbank and Telecom. Ownership of the building was held by NZ Post, with Postbank a tenant in the building. In the late 1980s the Government closed a number of suburban and rural NZ Post branches and Kingsland was one of these. NZ Post sold the building in 1989. The new owners on-sold to the Society of St Vincent de Paul who run a second hand clothing store from the building.

ZONING

REFERENCE SOURCES AStar 14/6/1911, NZH 14/3/1912 Research report ‘The Kingsland Post Office’ by Craig Macmillan UNITEC

REGISTERED OWNER


ARCHITECT / DESIGNER Government Architect, John Campbell Builder C H Page

PERIOD / DATE OF CONSTRUCTION Date 1912 MATERIALS Clay tiled roof, timber window and door joinery, roughcast plastered brickwork. CONDITION Appears sound and well maintained, recently re-painted

STATEMENT OF SIGNIFICANCE An example of small suburban purpose built Post Office the building demonstrates the growth and consolidation of the Kingsland area as a commercial and residential area. The building is a fine example of the Government Architects suburban Post Office type merging Edwardian Classical Revival style incorporating with Arts and Crafts elements. The building has associated with one of New Zealand Prime ministers Sir Joseph Ward.

INTEGRITY Generally in original condition both interior and exterior.






SIGNIFICANT ELEMENTS Gabled/hipped roof. Plaster walls and window and door openings, chimneys

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Prominent mainstreet building DATE OF SURVEY

EXTERIOR: Nov 2003






LOCATION / ADDRESS: 479 New North


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Bouchon Restaurant

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS A small shop constructed in the early 1920s. The building occupies the balance of the land not built on when Scotts Drapery was constructed (477 New North Road) circa 1890s.

ZONING


REGISTERED OWNER



PERIOD / DATE OF CONSTRUCTION C 1920s MATERIALS Plastered brick, original shopfront joinery with toplights. Blue tiles to stallboard and pilasters remain in good condition. Original timber floor, and interior detail. Original suspended verandah. CONDITION Appears sound

STATEMENT OF SIGNIFICANCE An important in-fill building retaining highly finished original shopfront joinery with timber framed toplights and blue tiled pilasters and stall-board. Interior retains original timber floor, and interior detail. Original suspended verandah.

INTEGRITY Good, only minor alterations have occurred.






SIGNIFICANT ELEMENTS Original shopfront joinery with toplights. Blue tiles to stallboard and pilasters remain in good condition. Original timber floor, and interior detail. Original suspended verandah.

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Forms part of intact group of traditional buildings built between c 1890 to 1920s DATE OF SURVEY

EXTERIOR: Nov 2003






LOCATION / ADDRESS: 484 New North Road


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Restaurant, florist, Ruby Bar

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Not known. Probably constructed late 19th or early 20th century as a shop with residential dwelling at the rear

ZONING

REFERENCE SOURCES

REGISTERED OWNER


ARCHITECT / DESIGNER Not Known

PERIOD / DATE OF CONSTRUCTION Late 19th C early 20th C MATERIALS Corrugated steel roofing, timber framed and timed exterior weatherboard. CONDITION Appears sound, recently refurbished and painted.

STATEMENT OF SIGNIFICANCE Important example of early combined commercial and residential building.

INTEGRITY Has been refurbished and extended at the rear. Some original shopfront, some new aluminium framed shopfronts






SIGNIFICANT ELEMENTS Parapet wall to road and veranda

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Part of group of early main street buildings , with Post Office and Royal Theatre adjacent. DATE OF SURVEY

EXTERIOR: Nov 2003

INTERIOR: Nov 2003, retail areas





LOCATION / ADDRESS: 481-483 New North Road


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Mekong Niue Restaurant.

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS A house was constructed on this site by 1905. The small addition between the house and road frontage was added by between 1912-13. This was a commercial retail premises added to an existing dwelling.

ZONING


REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) APL A5125, A11605


PERIOD / DATE OF CONSTRUCTION C 1900s MATERIALS Corrugated steel roofing, timber framed and timed exterior weatherboard. CONDITION Appears sound.

STATEMENT OF SIGNIFICANCE Important example of early combined commercial and residential building. Provides evidence of consolidation of commercial core in early 1900s.

INTEGRITY Retains original fabric.






SIGNIFICANT ELEMENTS Some shopfront joinery, veranda supported on posts, stepped parapet, interior finishes.

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Part of intact group of early mainstreet buildings DATE OF SURVEY EXTERIOR: Nov 2003

INTERIOR: Nov 2003, ground

level BY: JM & AJ Matthews CHECKED:






NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Mancinis Hair, Roasted Addiqtion Coffee.

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Constructed by 1905. Appears to be a commercial retail premises added to an existing dwelling.

ZONING


REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) APL A5125, A 11605


PERIOD / DATE OF CONSTRUCTION C 1900s MATERIALS Corrugated steel roofing, timber framed and timed exterior weatherboard. CONDITION Appears sound


INTEGRITY Retains significant amount of original fabric, including shopfront, veranda and interior detail.






SIGNIFICANT ELEMENTS Shopfront joinery, veranda supported on posts, stepped parapet, interior finishes.

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Part of intact group of mainstreet buildings built between c 1900 to 1920s DATE OF SURVEY EXTERIOR: Nov 2003

INTERIOR: Nov 2003, retail areas. BY: JM & AJ Matthews CHECKED:






NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Chemist

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS The commercial retail premises have been added to a residential dwelling, A house was constructed on this site by 1905. The small addition between the house and road frontage was added by between 1912-13. This was a commercial retail premises added to an existing dwelling.

ZONING


REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) APL A5125, A11605


PERIOD / DATE OF CONSTRUCTION C 1900s MATERIALS Corrugated steel roofing, timber framed and timed exterior weatherboard. CONDITION Appears sound.


INTEGRITY Retains original fabric.






SIGNIFICANT ELEMENTS Early veranda parapet, interior finishes.

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Part of intact group of traditional mainstreet buildings DATE OF SURVEY EXTERIOR: Nov 2003






LOCATION / ADDRESS: 502 New North Road, Kingsland



LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Not known. Constructed as a commercial premises or shop to an existing dwelling.

ZONING

REFERENCE SOURCES

REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) APL Neg 4484 date 1924.


PERIOD / DATE OF CONSTRUCTION C 1920s MATERIALS Plastered brick, original timber shopfront joinery CONDITION Appears fair

STATEMENT OF SIGNIFICANCE A good example of small scale shops in Kingsland

INTEGRITY Original interior and shopfront







CULTURAL HERITAGE VALUE STREETSCAPE VALUE DATE OF SURVEY EXTERIOR: Nov 2003

INTERIOR: BY: JM & AJ Matthews CHECKED:






NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Former Kingsland Fire Station 516 New North Road Kingsland

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS A volunteer fire brigade was formed in Kingsland in 1906. Land with a 45 foot frontage to New North Road on the site of the present station was bought for 113 pounds, and a 336 square foot fire station was built. It included space for a hand reel, and a social room was built for 112 pounds. The fire bell and tower were bought from the Grafton brigade for 35 pounds. A space was built at the base of the tower to house the district’s ambulance which was an Asford Litter, a two wheeled hand cart with a canvas hood.A second storey was added in 1909. In 1933 the brigade was amalgamated with the Auckland Metropolitan Fire Brigade. The existing two storeyed building is likely to date from around this time.

ZONING

REFERENCE SOURCES Dick Scott; In Old Mt Albert, page 58, 59

REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) A 11605, APL c1906-1913


PERIOD / DATE OF CONSTRUCTION C1933 MATERIALS Plastered brick masonry CONDITION Good

STATEMENT OF SIGNIFICANCE Located on the same site as the first Kingsland Fire Station which was built in 1906, the original function of this building reinforces the civic role that Kingsland played in the early development of the Mt Albert area. The two level building is designed in a Georgian revival style, and is a prominent landmark near the top of the rise out of Kingsland, on what was known as McElwains Hill.

INTEGRITY Remains largely intact, some new partitioning added to interior.






SIGNIFICANT ELEMENTS Marseilles tiled hipped roof, symmetrical façade with brick finnnsh to upper floor and plastered base, original door and windows, central opening modified.

CULTURAL HERITAGE VALUE STREETSCAPE VALUE Prominent building near top of rise leading out of Kingsland DATE OF SURVEY

EXTERIOR: Nov 2003 INTERIOR: No 2003, ground floor BY: AJ &JM Matthews CHECKED:




LOCATION / ADDRESS: Railway Station Kingsland


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Kingsland Railway Station

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS The current Kingsland Railway Station was built in 1909 replacing an earlier, smaller station in Kingsland. The first station became inadequate because of increased use. It was shifted to Otahuhu. The larger station measuring 30feet x 10 feet was completed by September 1909. It was described as open fronted with a verandah, with lining to walls part way up. It is thought to have changed very little. The construction of a new larger station in 1909 was part of an intensive period of railway development which occurred between 1900-1914.. The design of stations was under the direction of architect and engineer George Troop, who was promoted to position of Designing Engineer. A series of standardized plans were developed, which upgraded and refined those prepared in the Vogel era.The Kingsland Station is similar to a Type No 2 Platform Verandah, with enclosed ends.

ZONING

REFERENCE SOURCES J D Mahoney, Down at the Station, A Study of the New Zealand Railway Station. Correspondence files, Archives NZ , Auckland; Railways File ,Kingsland BuildingsStation and Platform1902-1974, BAAN a714/46b 32/1 Part 1, correspondence from District Engineer 26 Feb 1909, and 9 sept 1909.

REGISTERED OWNER


ARCHITECT / DESIGNER NZ Railways Department, under direction of George Troup

PERIOD / DATE OF CONSTRUCTION 1909 MATERIALS Timber rusticated weatherboards, steel supports, timber framed walls and roof structure, corrugated iron roof. CONDITION Appears sound

STATEMENT OF SIGNIFICANCE The location of the first railway station at Kingsland in 1881 on the Auckland to Helensville line, which opened in 1880, was the catalyst for the establishment of the commercial centre here, and residential subdivision nearby. . The station is located close to the mainstreet shops and was historically important to the success of Pages General store business which used the railway to deliver to a broad area. The proximity of the railway station to the mainstreet is unique in suburban centres in Auckland, with the arrival and departure of trains making a strong contribution to the character of the centre, as well as being convenient. The construction of the existing station in 1909 is contemporary with a wave of redevelopment in Kingsland which saw the replacement of the first small wooden commercial buildings and dwellings with substantial masonry buildings. These include Pages Building, and Stores (c1905-1914), the Portland Buildings (1914) and the Post Office(1912). The Station forms part of a group of historic railway structures which demonstrate the historic development of the railway, and contributer to the special charater of Kingsland. These include the pedestrian footbridge(1923), the bluestone wall behind the station, and the bollards at the entry to the platform made of lengths of rail track. The Kingsland Railway Station remains in a largely unchanged state. It is close to one hundred years old and makes an important contribution to the historic character of Kingsland.

INTEGRITY Fair, largely intact, evidence of openings on rear wall , since infilled, recent linings applied to interior up to about 2m above floor level. Current “Blues” paint scheme not in keeping with architectural values.






SIGNIFICANT ELEMENTS Original timber and steel structure, continuously in use on current site for close to one hundred years,(since1909), replacing previous 1881 station in Kingsland

CULTURAL HERITAGE VALUE The Kingsland Railway Station is integral with the development of the commercial centre, and historic residential subdivisions nearby. Its close relationship to the mainstreet is unique. This larger station built in 1909 is contemporary with the existing historic buildings in Kingsland including Pages Buildings and Stores, The Portland Buildings, and the Post Office, reinforcing the authentic heritage character of the centre. STREETSCAPE VALUE DATE OF SURVEY Nov 2003

EXTERIOR: Nov 2003 INTERIOR: Nov 2003

BY: AJ & JM Matthews CHECKED:




LOCATION / ADDRESS: Adjacent 448 New North Road, Kingsland


NAME (IF ANY) NUMBER, STREET, LOCALITY, WARD Kingsland Public Toilets

LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Located at top end of what was formerly Kingsland Road. The toilets were built in 1928, after the road rail bridge was built at the top of Sandringham Road, and vehicle access at this location prevented. The level crossing here had been dangerous with fatalities in 1898 and1915. The Railway Department agreed to build a pedestrian overbridge after the 1915 accident provided the Mt Albert Road Board gave the necessary land, and built the approaches, or paid the estimated cost of 350 pounds. The bridge was eventually built in 1923.

ZONING

REFERENCE SOURCES Dick Scott, In Old Mt Albert NZ Building Progress

REGISTERED OWNER



PERIOD / DATE OF CONSTRUCTION 1928 MATERIALS Plasterd brick CONDITION Appears sound

STATEMENT OF SIGNIFICANCE Early public amenity building in Kingsland. Designed in a restrained classical revival style. Associated with early road link to Sandringham Road.

INTEGRITY Largely intact, interior linings and finishes modified.







CULTURAL HERITAGE VALUE STREETSCAPE VALUE Defines end of this part of former Kingsland Road. DATE OF SURVEY

EXTERIOR: Nov 2003 INTERIOR: Nov 2003





LOCATION / ADDRESS: Pedestrian Footbridge Adjacent north end Sandringham Road



LEGAL DESCRIPTION





OTHER LISTINGS

HISTORY & KNOWN ASSOCIATIONS Located at top end of what was formerly Kingsland Road. The footbridge was built in around 1923.Vehicle access at this location was prevented after the construction of the road rail bridge at the top of Sandringham Road was built in 1925. The level crossing here had been dangerous with fatalities in 1898 and1915. The Railway Department agreed to build a pedestrian over bridge after the 1915 accident provided the Mt Albert Road Board gave the necessary land, and built the approaches, or paid the estimated cost of 350 pounds.. The bridge was eventually built in 1923.

ZONING

REFERENCE SOURCES Dick Scott; In Old Mt Albert ,page 54

REGISTERED OWNER

PHOTOGRAPHS (HISTORICAL) A11613, APL C1923

ARCHITECT / DESIGNER Railway Department

PERIOD / DATE OF CONSTRUCTION C 1923 MATERIALS Timber CONDITION Fair

STATEMENT OF SIGNIFICANCE The footbridge was built in 1923 after fatalities in 1898 and 1915 at the level crossing. It is an early and important timber structure, and contributes to the unique rail side qualities of the Kingsland shopping centre. It is part of a group of early or original structures associated with the railway in Kingsland including the original station, the platform and bluestone retaining wall, and early bollards at the entry to platform.

INTEGRITY Intact, changes to surface periodically







CULTURAL HERITAGE VALUE STREETSCAPE VALUE Contributes to special character of Kingsland afforded by raiway and associated structures DATE OF SURVEY

EXTERIOR: Nov 2003 INTERIOR:




kingsland character heritage study 2004

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