ruker, noni

hastings point locality plan

A tale of two visionsUsing urban design to resolve the battle for Hastings Point, NSW Far North Coast (Tweed Shire Council)

Noni RukerUrban DesignerDirector Ruker Urban Design

hastings point locality plan the team

Hastings Point


medium density development allowable under the LEP

within the context of existing coastal cottages

the central problem

legally supporteddevelopment capacity

land purchased ondevelopment expectation

hastings point locality plan an angry and proactive community


Old houses dilapidated some teetering on footpath edge

Options up to & including 3 storeys, redevelop rundown housing, 3/4 storey unit buildings

Maximise density as under current zoning

Residential flat buildings and resorts

No future control plan enough controls already

Improve availability of camping

Retain existing houses

No 3 storey / 4th storey decks or large scaled buildings

Zoning to maximum of small houses

No residential flat buildings and no resort style

Future control plan to tighten and scale back current development potential, to reduce property values

Ban camping

exploring differencesHastings Point – a coastal village, a hamlet?


Environmental dominance; a settlement nestled within nature - Beach style that reflects and blends into local vistas

Development consistent with holiday atmosphere

Dwelling mix - aged housing, flats, tourist accommodation & villas & single houses, No shopping centre

New improved design – not like many current developmentsAmbience / Soft engineering/Look pleasant from the street with lots of

coastal vegetation

Contemporary, Climate responsive homes Lightweight materials; avoid too much brickwork, garish tiling, glass, bright

metallic materials, etc

finding common ground


recognizing that there are many ways to design a building

alternatives better building design

buildings designed to suit the place

WE REQUESTED PEOPLE TO:• have an open mind• leave aside current views• talk with each other

SOLUTIONS

methodology

hastings point locality plan built form current and planned

fits with coastal fishing villageBUTdoesn’t match demand

better building materials, roof formsBUTdoesn’t fit zoning of 2b

provides housing choiceBUTCommercial style urban buildings not for a SMALL settlement

along street scalesame as large housesBUTmaximum impact onneighbours

suitable for caravan parks


? ??

1. Hastings Point is a SMALL SUBURBAN coastal settlement not an urban settlement

2. Buildings WILL change (unless heritage order)

3. Lowest scale possible is a house (0.55:1 to 0.65 at 3 storey's)

Alternatives DO exist that had not been considered:Smaller scale multi-dwelling buildings and large houses

built form alternatives


1. GOOD DESIGN PRACTICEcoastal design: building footprint

building massingopen space/landscapingbuilding materialsbuilding amenity

2. SPECIFIC TO HASTINGS POINTstructure planning: natural constraints; flooding, ASS

visual qualitiescharacter areasecological protectionquality of streets and open spaces

alternativesbetter building design

buildings thatsuit the area

SOLUTION

coastal building design


Break up building length

Amalgamated sites have maximum frontage of two dwellings = 14-20m

Frontage can appear as a large house

Series of interconnected forms

Long side

Amalgamated sites don’t break up building along the street

reduced building footprint and length


Building designed in 3 dimensions

Different levels respond to site conditions, privacy, outlook

Materials define 3 dimensional forms

Open and closed responds to internal layout, site conditions and sun access

Building designed as a series of planes

All levels the same regardless of site conditions

3 dimensions not considered

All open

articulating openness and enclosurereduce building massing


Existing planting in Hastings Point provides scale to the buildings and amenity to the street.

Low level planting not in scale with buildings.

Tall open planting does not provide scale for people.

Planting in new housing in scale with the buildings

Retained vegetation provides maturity and character to the landscape.

retaining existing treesand more landscaping


Different rooms have different facades

Different levels have different designs

Ability to manually adjust External skin

Domestic scale

N, S, E, W different

Building designed as a series of planes

All levels the same

3 dimensions not considered

Commercial scale

Direction of view predominates design

response to climate/orientation


1. GOOD DESIGN PRACTICEInterrelationship of building and site parts:

Building footprintBuilding massingOpen spaceBuilding materialsBuilding amenity

alternatives better designof buildings

respondingto place

SOLUTIONS 1. GOOD DESIGN PRACTICEInterrelationship of building and site parts:

Building footprintBuilding massingOpen spaceBuilding materialsBuilding amenity

2. SPECIFIC TO HASTINGS POINTstructure planning: natural constraints; flooding, ASS

visual qualitiescharacter areasecological protectionquality of streets and open spaces

responding to place


acknowledging overarching aspects of the place

visual qualities


built form ‘nestled’within the landscape is a key characteristic

It is acceptable to see buildings within the view……….

visual qualities


some lots will be affected by views

• 3storeys are acceptable

• Proponents to demonstrate proof of suitability


Creek Street

Northern Entry

Southern Entry

Centre

Peninsula Street

Mid-South Coast Road

different areas require different built form and landscaping

overall it is a small coastal settlement set within nature…….


the village heart

• retain mix of uses• provide housing choice• retain/protect all public park areas• nature parks• camping and caravan parks


Building types• shop top housing• houses/dual occupancies• town houses• Small residential flat buildings subject

to proof of suitability

a mix of coastal building types matching a small settlement


NEW DESIGN CODEfor all buildings

Building massing to be similar to housesfrom along streets• Broken down building form• Must have at least three component forms• 15m maximum length for first form• 12m maximum length for second form

Representative of a small coastal settlement• 15m maximum length for a form• Amalgamations maximum 15m frontage• Materials express forms• Massing expresses forms• Building layout informs massing


1 2 ? ? 3 ? ? 4

the key was to recognize place andto re-evaluate building design

with the community and stakeholders


acknowledging Hastings Point as a small coastal villagewhilst also allowing for development

ruker, noni

Documents

form current

visionsusing urban design

coastal vegetationcontemporary

current views

coastal village

current development

urban settlement2

storey decks