Description
SAM 1 is located in the Heathcote Valley in the south east of the city and consists of all the properties visible along Rollin, Marsden and Flavell streets and the part of Martindales Road east of the railway lines. Properties between these streets on Bridle Path Road and most of those on Station Road are also included.
This area is considered to be notable because of the strong relationship between the buildings and the street, the general consistency in scale, form, and style of the buildings and the abundance of mature soft landscaping both within and at the boundaries to the properties. Dramatic views of the surrounding Port Hills are experienced throughout the SAM.
Although some of the buildings date from the 1880s most of the dwellings in the SAM were constructed in the early part of the last century, from 1900 to 1930. Similar architectural elements are used extensively throughout the SAM including gabled roofs, hipped roofs, bay windows and decorated verandas doubling as entrance porches.
The original building materials in the SAM were corrugated metal roofs, brick chimneys, timber windows and painted horizontal timber weatherboards. Many of the dwellings retaining these materials have colour schemes with architectural features being highlighted in darker reds, blues and greens to stand out against the paler weatherboards. Other materials used in the SAM include red brick, local stone, shingle and terra cotta colour roof tiles.
Many of the properties have low boundary walls to match the building or timber fences with hedges above. The hedges and the site plantings are often mature and dense enough to offer only glimpses from the footpath of the dwelling behind.
Designing within this character
New buildings in SAM 1 should be designed to work in the context of this character, rather than imitate it. When designing new buildings consideration should be given to the orientation of the adjoining buildings and the distance they are set back from the front boundary. Combining forms that are similar in proportion, scale and height to the existing buildings, for the overall building shape, will help maintain this character.
Sudden changes in roofline, colour and building shape can break up the consistency of the streetscape. This disrupts the existing harmony between buildings within the SAM and the way they relate to the street.
The type of materials, style of the ornamentation and texture used for the façade of the new building should reflect that of the existing buildings, without necessarily copying them. Look at how different materials can add to the character of the area, and how a current building method might be used to achieve a result in keeping with the existing architecture.
The way that the existing buildings and their front bay windows and veranda porches relate to the street also needs to be considered to continue the consistency and interaction with the street.
Additionally the placement of garages in front yards can be visually detrimental and is best avoided.
City Plan rules
SAM 1 is in a Living 1 zone in the Christchurch City Plan. The Plan contains a set of rules that regulate the way sites can be developed. There are no additional rules to the standard Living 1 rules that apply to SAM 1, however if you are considering altering a building in SAM 1, or building anew, and you need a Resource Consent, it is recommended that you seek advice from the Urban Design – Strategy and Planning Group of the Christchurch City Council, before submitting your application.
Protected buildings places and objects
A - 1870 St. Mary's Church
Protected trees
B - English Oak (Quercus robur)
C - Pepper Tree (Schinus molle) x2
D - Group of natives
Date: October 2004
