Centres Planning The Role of Retail - Nelson City Council
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Centres Planning The Role of Retail
Nelson Centres Study Informed by 2 previous studies…. and Tahunanui Structure Plan (2004)
Nelson Region Centres
Atawhai
Wakefield Quay Marina
Milton
Map
3 Nelson
Tahunanui
Map
2
Mitre 10 Mega
Blackcat
Monaco
Stoke
Nayland
Robinsons/
Marsden
Saxton Bunnings McCashins
Couplands
Ngawhatu
Nelson Centres
Buildings & Jobs
Richmond Central Business Zone Nelson Central Business Zone
2,200 jobs 7,900 jobs
approx 27.5 ha approx 26.5 ha
Yet Richmond is more central to the total catchment and has much higher growth……and
the land use preferences (zoning) for each town are largely identical…
Nelson Centres Diminishing quality The material difference between Nelson & Richmond CBDs is built quality.
Nelson Centres
Intensity & Parking
Richmond Central Business Zone Nelson Central Business Zone
2,200 jobs 7,900 jobs
approx 5.5 ha for parking (20% of total) approx 3.5 ha for parking (13%)
= 25 sqm of parking per employee = 4.4 sqm of parking per employee
Nelson Centres Amenity & Economy Urban amenity is a major stimulant of high value jobs growth Urban amenity is a stimulator of high value immigration & human capital Urban amenity promotes a state of ‘‘wellbeing ’’ Urban amenity is a fundamental in quality of life Urban amenity increases levels of walking and reduces car use Urban amenity requires good if not great buildings Why then do we primarily control activity & not buildings in our centres?
Nelson Centres Buildings The issue of horizontal proportions
Nelson Centres
Buildings
Perceptual characteristics of streets suited to
pedestrians & motorists
Pedestrians Motorists
Sudden changes in Gradual curves & long views
direction & short views
Irregular rhythms Regular rhythms
Narrow streets & spaces Wide streets & spaces
Asymmetry of roadside Symmetry of roadside objects
objects
Complex buildings Simple buildings
Sudden changes in Gradual changes in
modulation & large modulation & small
complexity range complexity range
Nelson Centres Pedestrians & Cars 1. Frontage entirely devoted to cars. Low sustainability, low viability as a centre. Not public transport supportive, low amenity, no inspirational potential for other land uses, devalues sites opposite. The ideal model of the retail industry. 2. Split Frontage partially devoted to cars. Slightly more sustainable, slightly better viability as a centre. More public transport supportive, modest amenity, partly walkable, some inspirational potential for other land uses. 3. Frontage devoted to pedestrians. High sustainability, high viability as a centre. Public transport supportive, high amenity, walkable, strong inspirational potential for other land uses, values sites opposite. Not the ideal model of the retail industry.
Nelson Centres
Pedestrians & Cars
Levelling the playing field – Citywide Control – prioritise pedestrians in centres
& with respect to ALL retail activity
Require retail built to the street edge (parking behind).Nelson Centres
Retail & Economy
Levelling the playing field
Why do we ensure that it is easy to build retail outside our centres?
Easier HarderNelson Centres
Retail & Economy
Levelling the playing field
Because we seem to believe that retail buildings should behave differently out of town than
in town….or at least differently than all other buildings.
We allow them to build poor quality buildings with no amenity
Easier HarderNelson Centres Retail & Economy Levelling the playing field We haven’t built a town where buildings primarily address streets in NZ since 1934 (Napier). Since the late 1970s we’ve built malls and boxes……parking in front.
Nelson Employment
Nelson Centres City Wealth Retail is a low wealth activity – it is also a low wage activity. When good buildings address streets, retail becomes a catalyst to higher economic & social output.
Nelson Centres City Wealth Between 2000 and 2011 Nelson’s population grew by 4,200 people. Between 2000 and 2011 Nelson’s employment grew by 4,470 people. Tasman District (2000 – 2011): 2.7 residents per 1 job. Nelson City (2000 – 2011): 1 resident per 1 job. Richmond Town Centre: 2 retail jobs per 2.1 non retail jobs Nelson City Centre: 2 retail jobs per 4.4 non retail jobs
Synthesising PE & HONs
• Employment land
• LFR Land
• Specialty Retail LandNelson Centres HONs - employment HONs three proposed inner city extensions Each with a different land use bias The importance of these extensions is confirmed by Tim’s analysis Nelson CBD needs 3-4 ha
Nelson Centres Big Boxes Expansion capacity Tim – no need for additional LFR land
Nelson Centres Specialty Retail Expansion capacity Tim – OK to 2021 HONs – edge condition (specs) Intensify & grow to & engage with Inner City Extensions (design controls)
Buildings & Jobs
Built form controls deliver
jobsNelson Centres Diminishing quality Every building in Nelson centres should IMPROVE the amenity of the centre (this is a very different emphasis from “not detract from” or “minimising effects”). Nelson’s economic performance is under threat from earthquake risk management – as you do not have appropriate controls to ensure that the vast majority of buildings that will be demolished will be replaced with buildings of quality
Nelson Centres Diminishing quality The quality of Nelson CBD is reflected in its built character. This character is one of the major causes of your economic success. Business leaders and jobs creators do not seek out ugly towns (Florida, Glaeser)
Nelson Centres Diminishing quality Why then do you not have a regulatory framework that requires good if not great buildings, as a part of your economic strategy?
Social Performance is Economic Performance
Nelson Centres
Making the City
As a market place
Specialisation - employment diversity
- the exchange of goods, services & knowledge
As a meeting place
Democratic space
- variation, demonstration, opportunity
- population groups, lifestyle, cultures/subcultures, opinionNelson Centres
As a Marketplace “Community hubs across the district are lively gathering places that hum with pride
in “our place” and a sense of belonging.” Nelson 2060
Critical Success Factors
Public space dominant (urban, edgy)
- Indicator: level of pedestrians in streets, adaptable buildings
Culture heavy (art, architecture, food and space)
- the joy not the easeNelson Centres
As a Meetingplace “Community hubs across the district are lively gathering places that hum with pride
in “our place” and a sense of belonging.” Nelson 2060
Critical Success Factors
Public space dominant (freedom of choice)
- Indicator: level of pedestrians in streets
Culture heavy (art, architecture, food and space)
- the joy not the easeSmaller Centres
Nelson Region Centres
Atawhai
Wakefield Quay Marina
Milton
Nelson
Tahunanui
Mitre 10 Mega
Blackcat
Monaco
Stoke
Nayland
Robinsons/
Marsden
Saxton Bunnings McCashins
Couplands
NgawhatuNelson Centres General Principles Overall minor interventions …. ● Play an important local role ● Encourage to continue & grow ● Some leveraging of specific identified opportunities ● Little capacity to leverage increased housing density ● Improved suite of controls
Nelson Centres Stoke Likely susceptible to changes in Richmond ● Supermarkets undersized ● Could be a problem centre in future ● Needs work on context and controls (incl surrounding zoning)
Nelson Centres
Tahunanui Tahunanui – Catchment for Local Centre
2006 Tahunanui = 1,998 people
2006 Britannia = 1,300 people
Key
Statistics NZ Boundary
Likely additional catchments
2006 Airport = 800 people
2006 Tahuna Hills (part) = 1,500 people
2006 = 10,000 – 11,000 people
Incl 5,000 immediately south (Nayland, Maitland, Enner Glynn)Nelson Centres
Tahunanui Tahunanui – Catchment for Local Centre
Current location has no
capacity to serve the
catchment
Move ‘‘centre’’ south &
inboard (toward Ocean
Lodge land)
2006 = 10,000 – 11,000 peopleNelson Centres Tahunanui Of all locations outside of the city centre Tahunanui has the greatest potential for residential density
Nelson Centres Non Centres Wakefield Quay & Marina ● Preserve Marina site for expansion of marina related activity
Nelson Centres Non Centres Wakefield Quay & Marina ● Look at an integrated master plan for Wakefield Quay, improve link to Tahunanui
Civic Leadership
Nelson Centres Context Tasman is in a phase of spatial planning – due to growth and availability of land. Nelson is a mature market with little greenfield potential. It’s planning requirements are “technical”- inspiring growth by making better use of what you’ve got.
Nelson Centres Nelson & Tasman “Cities do not exist in vacuums but are connected to a surrounding region with which they share resources and opportunities. Rather than just looking within municipal boundaries, city leaders who plan together can create a competitive advantage out of cross-municipal coordination.” - - Urban Planning for City Leaders, UN - Habitat 2012.
Nelson Centres Nelson Economy Nelson’s economic strength lies in a myriad of small businesses who thrive around the nexus of a strong urban centre and stunning natural environment.
Nelson Centres Tasman Economy Tasman’s economic strength lies in its proximity to Nelson, land availability, servicing population growth and ease of entry for non-urban businesses.
Nelson Centres Civic Leadership Successful cities build momentum by tackling priority projects that are aligned with an overall vision. - Urban Planning for City Leaders, UN - Habitat 2012.
Nelson Centres
Planning
Planning identifies pressing issues and available resources,
and ensures that initiatives are not redundant or are going
in different directions.
- Urban Planning for City Leaders, UN - Habitat 2012.Nelson Centres Nelson Regulation Buildings are the most important economic asset of the city and should be the priority for regulation. When buildings define public space the city becomes a loved and heavily used market and meeting place – ultimately heritage.
Conclusions
Nelson Centres Summary No new centres needed. Improve the qualities of existing centres by partnering with property owners & tenants. Get your community to tell you what they love about Nelson’s urban qualities and use this information to regulate.
Nelson Centres Summary Recognise that your economic success is tied to your urban quality and it is diminishing (relatively). Believe in the quality of your urban environment and regulate to ensure improvement (not just manage adverse effects). Continue to grow your economic base by requiring buildings to address streets (not car parks).
Nelson Centres Summary Love your place and ensure that all who are willing to invest in it do so in a manner that makes your community proud of them (& you).
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