Description
SAM 32 is located in the Inner City West and comprises most of the properties facing onto Cranmer Square. Cranmer Square is a key Inner City green space, developed as part of an educational precinct in the 1860s. Some of the original educational buildings remain, listed as heritage buildings in the Christchurch City Plan. However, their focus has since changed from educational to residential and recreational uses. The Square is flanked on the four edges by mature trees. Of particular importance to this SAM is the way in which the buildings relate to the Square.
Buildings around Cranmer Square are generally large two storey houses or multi-storey townhouses or apartments, and are very variable in age and character. The older buildings have porches or verandas and large windows facing the Square, with relatively small building setbacks, creating a strong connection with the street and park. These character elements are also seen in most of the newer buildings around the Square.
Designing within this character
New buildings in SAM 32 should be designed to work with this character. When designing new buildings consideration needs to be given to the orientation of adjoining buildings and the distance they are set back from the front boundary, to give continuity to the street. Strong simple forms for the overall building shape that are similar in scale and height to the existing buildings will be appropriate.
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. Respect should also be given to the domestic scale, and modulation, of existing buildings.
The need for fencing should also be assessed. If it is decided that fencing is required, the quality and style of fencing is important as it can impact highly on the neighbourhood. Choose the materials and the height of the fence carefully so that it is in keeping with the existing qualities of the street. Alternatives to fencing, such as hedges, could be considered. Think Fencing - a guide to fencing alternatives, is available free from the Christchurch City Council.
City Plan rules
SAM 32 is in a Living 4C zone in the City Plan. The Plan contains a set of rules that regulate the way sites can be developed. There are two additional rules to the standard Living 4C zone rules that apply to SAM 32, to acknowledge the area's special qualities. They are:
External appearance - resource consent is required when an alteration to the external appearance of an existing building, or a new building, is proposed in SAM 32, that can be seen from a public place such as the street.
- Road setback (street scene) - road setback is the distance that a building must be set back from the front boundary. Buildings are required to be set back 4.5m because of the impact that the proximity of buildings to the street has on the overall character of the street and square.
If you are considering altering the external appearance of an existing building in SAM 32, or building anew, and require 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. Cranmer Square grounds
B. 1864-1900 Cranmer Bridge Club
C. 1876 former Normal School/Cranmer Court
D. 1863 early settlers cottage
E. c1910 Windsor Private Hotel former Warwick House
F. c1870 two storey wooden residence
Protected trees
Cranmer Square
English Ash (Fraxinus excelsior)
Oriental Plane (Platanus orientalis) (x13)
London Plane (Platanus x acerifolia) (x 6)
Pin Oak (Quercus palustris)
English Oak (Quercus robur) (x8)
Common Lime (Tilia x europea)
Date: April 2001
