Central Te Awamutu Character Guidelines - Waipa District Council

Appendix DG3 ‐ Central Te Awamutu Character Guidelines
DG3.1 Introduction
DG3.1.1 This character description is a guide to future development within the precinct area of Te
Awamutu. People wishing to erect new buildings and/or extend or alter existing buildings in
this area will require a resource consent. The purpose of this consent process is to promote
development within the area that builds on the existing character of the area. The information
that follows describes the existing character and will be of assistance to people in the
preparation of resource consents. It is recommended that applicants talk to the Council in the
early stages of the resource consent process to ensure that they are made aware of design
elements that must be considered.
DG3.1.2 Both a Town Concept Plan and Analysis Report have been prepared for Te Awamutu and these
documents provide an additional source of information relating to the existing nature and
potential future development of the area.
DG3.2 History
DG3.2.1 The buildings in the central business area of Te Awamutu represent a range of periods in the
development of the town. The buildings are vernacular designs constructed to satisfy the
needs of the original building owners. Te Awamutu’s commercial buildings represent the work
of local architects and regional architects.
DG3.2.2 There are a few remaining commercial buildings that represent the architecture of the
Victorian period (1870‐1914) or Edwardian period (1901‐1914). The majority of buildings are
from the inter‐war period (1919‐1945) which was a time of significant economic development
for Te Awamutu. Architecture from this period is represented in a cluster of art‐deco style
buildings (circa 1925‐1940s).
DG3.2.3 The following areas highlight different eras in architectural design:
(a) The art‐deco style buildings occur along the main streets as well as the area south of
Alexandra Street.
(b) Victorian buildings are focussed around the Market Street, Arawata Street and Sloane
Street corner with this area being the original business area before the 1900s. A
number of these buildings remain reinforcing Te Awamutu’s history as a place of early
commercial development in Waipa. There is not a unified streetscape of Victorian
buildings as some have been replaced by modern buildings.
DG3.2.4 These two areas form distinctive precincts that could be reinforced by future building
development through the design and acknowledgement of the differing building styles.
DG3.3 Streetscape
DG3.3.1 The distinctive character of the central retail area in Te Awamutu is formed by the radial street
pattern and the underlying topography with the central intersection of Alexandra Street,
Arawata Street and Sloane Street located on the ridge line.
DG3.3.2 Views extend out beyond the central area along streets characterised by two level shops with
canopies over the footpath. Planting and lighting are located in the middle of Alexandra
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Street, the main retail street. Street landscaping is a feature of Te Awamutu, adding to the
character of the town and improving pedestrian amenity (Photo 1).
DG3.4 Building Character
DG3.4.1 Building heights range from two storey buildings with a parapet at the central intersection on
Sloane and Arawata Streets to a predominantly single level height with a parapet extending
west past Churchill Street.
DG3.4.2 The upper level of the buildings from the inter‐war period generally have a stepped parapet
containing building name and/or date in relief, regular fenestration with casement windows
and fanlights plus suspended awnings extending across the width of the footpath. This is
illustrated in the Burchell’s Building (1924) & Thompson Building (1937) located on Alexandra
Street (Photo 3).
DG3.4.3 The buildings from the inter‐war period are generally concrete with a paint finish. The upper
level of these art‐deco buildings is often painted in a two tone colour with architectural
features including the top cornice, window sills and heads featured in a darker colour (Photos
3, 5, 7). Architectural detailing is more simplified when compared with the Victorian buildings
and horizontal lines are accentuated as illustrated in the Commercial Tavern on Alexandra
Street (Photo 4). The lack of large signage on upper parapets assists in making these
architectural features able to be read at street level. The location of future signage will be
important in order to maintain legibility of the existing buildings.
DG3.4.4 Below the canopy level these inter‐war period buildings have large display windows (Photos 5,
6, 8, 9) with transom windows in clear, textured or stained glazing. At the base are tiled stall
boards. The buildings have recessed entries finished with floor tiles or a terrazzo finish. Some
of these original elements have been removed through shop front refurbishment.
DG3.4.5 These art‐deco buildings are significant as they are located in a row. It is this clustering of
buildings from a similar era that conveys an art‐deco style in the town centre.
DG3.4.6 It is recommended that new buildings or alterations should continue the two storey high shop
frontage with awnings suspended across the footpath width. The building style should reflect
either the surrounding art‐deco style interwar buildings or the Victorian era buildings if located
around the central Arawata, Alexandra and Sloane Street intersection.
The following photos highlight the existing building character of Te Awamutu.
Photo 1: View looking towards the junction of Alexandra and Sloane Streets showing existing building character.

Photo 2: The Old Post Office (1924) ‐ Corner of Sloane Street & Alexandra Street, strong corner site, defining
architectural form.
Photo 3: Burchells Buildings (1924) & Thompson Building (1937) – Alexandra Street.
Photo 4: Commercial Hotel (date unknown) corner of Roche Street and Alexandra Street – Victorian Period, rare
timber structure.
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Photo 5: Guilford’s Building (1924) & Thompson Building (1937) ‐ Alexandra Street.
Photo 6: Bakery Building (date unknown) corner of Churchill Street and Alexandra Street – Victorian Period,
compromising public art work – mural.
Photo 7: Regent Theatre (1932), Alexandra Street – Modern Ornate architectural style.

Photo 8: Teasdale Building (date unknown), Corner Bank Street & Alexandra Street – very detailed façade
features.
Photo 9: Name Unknown (date unknown), Sloane Street.
Photo 10: Lims Building, Alexandra Street.
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DG3.5 Design Statements
DG3.5.1 The following design statements provide guidance on key architectural and design features
that should be considered as part of any application to amend or construct a new building in
the Te Awamutu precinct.
DG3.5.2 Encourage a continuous building façade, emphasising the ‘main street’ feel.
DG3.5.3 Buildings should be located along the front boundary of the site, creating a consistent setback
along the street edge in line with existing buildings.
DG3.5.4 Suspended awnings supported by metal stays are encouraged as part of a continuous building
façade, providing for community space, all‐weather pedestrian protection and reinforcing the
heritage character of existing buildings.
DG3.5.5 Building heights should reflect and be sympathetic to surrounding built form. The majority of
buildings located along the main street of Te Awamutu are double or single storey and this
height limit should be maintained. If three storey buildings are developed, these buildings
should set back the upper storey from the street frontage, reducing the bulk of the building
when viewed from the street, see Figure 1.
Figure 1: Building line setback at the upper level to reduce the visual bulk of the building from the street.
DG3.5.6 The building width should match the proportions of adjacent buildings.
DG3.5.7 Buildings and their elements should consider their context, reflecting Te Awamutu’s heritage
building shapes. The style will depend on the part of the precinct that the building is being
inserted into. The two major architectural styles represent very different historical periods
and feature different elements. The elements that should be considered when designing a
building are parapets, cornice details, horizontal banding, recessed entrances, sash windows
on upper levels and large display windows on the bottom level, suspended canopies with
metal sills and enframements/mouldings.
DG3.5.8 Repeat windows at regular intervals with attention given to the design and placement of
windows to reflect existing adjacent (heritage) buildings.
DG3.5.9 Use details drawn from adjacent historic architectural styles present in Te Awamutu. An
example of how this could be done is included in Figure 2 where the scale, proportion and
façade detailing is continued over to the more modern development – such as verandah
height, parapet height and window placement. This example could be further improved
through use of a more sympathetic colour, complimenting the adjacent heritage building.

Figure 2: Continuation of architectural details in a modern development located adjacent to a historical building.
DG3.5.10 New buildings/alterations should continue a two storey shop frontage with awnings
suspended across the footpath width.
DG3.5.11 Create large display windows with transom windows in clear, textured or stained glazing.
DG3.5.12 Reinforce heritage character, particularly when developing adjacent to a ‘cluster’ of buildings
from a certain architectural era (such as the rows of art deco buildings located in the town
centre of Te Awamutu).
DG3.5.13 Materials that are to be used are similar in appearance to those used in the heritage buildings
in Te Awamutu, such as reinforced concrete.
DG3.5.14 Use colours to complement the form of the façade and surrounding heritage buildings.
Heritage colour charts may be of assistance. For example, Resene’s Heritage Colour Palette
should be consulted: (http://www.resene.co.nz/pdf/charts/Heritage_Colour_Palette.pdf)
DG3.5.15 In Te Awamutu, art deco buildings are typically painted in a two tone colour with architectural
features picked out in a darker colour.
Note: Colours used in the painting of art deco buildings included pale colours – pink, green,
blue and a range of biscuit/ochre shades. Darker colours were often used to emphasise the
detailing of the buildings and the contrasting colours highlights the low relief surface
decorations.
DG3.5.16 Ensure signs on existing and new developments do not detract from the buildings architectural
features and remain consistent with existing built form. It is discouraged to mount signs:
(a) On the front edge of the verandah fascia that extend more than 10cm above and below
the fascia board.
(b) On top of the verandah frames.
(c) In places where they cover large segments of façade obscuring features, like windows,
verandah fretwork, roof profile and other architectural features.
DG3.5.17 Street tree planting and landscaping is a key characteristic of Te Awamutu and should be
retained on main streets.
DG3.5.18 Views should be considered and enhanced by future development. Please refer to the Te
Awamutu and Kihikihi Town Concept Plan ‐ Framework Plan 1, page 15 and the Te Awamutu
Analysis report, page A‐4 for these views.
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DG3.6 Contextual Considerations
DG3.6.1 A key factor for the design of a building is its context and is not only the architectural context
that needs consideration. Crime Prevention through Environmental Design (CPTED) principles
should be referenced when designing a new development. This will help to ensure that
consideration has been given to the surrounding context and a safe environment is created.
Key CPTED principles for consideration:
(a) Access ‐ safe connections, well defined routes/entrances.
(b) Surveillance and sightline ‐ buildings overlooking the street/public spaces.
(c) Layout ‐ clear and logical orientation enhancing the perception of safety.
(d) Activity mix ‐ encourage a compatible mix of uses to generate a high level of human
activity.
(e) Sense of ownership ‐ showing a space is cared for and encouraging respectful/
responsible behaviour.
(f) Quality environments ‐ well designed, managed and maintained.