This area is considered to be notable because of the street facades of a number of dwellings dating from the 1890s through to the 1930s that reflect inner city living patterns of the period. Two examples of medium density housing from the 1990s have been added, replacing two of the 1890s villas.
The substantial two storey 1890s villas are clad with painted weatherboards and ornamented with elaborate barge boards to the gable ends and decorated rafter ends at the eaves. The verandas feature intricate cast iron lacework and there are pronounced door & window architraves. All these architectural features are highlighted in the colour schemes.
The 1930s buildings consist of two storey row houses with a plaster and paint wall finish and corrugated hipped metal roofs. ‘Darnley’ is the name given to the longest of these and this building is setback from the street with a large, communal formal garden with a boundary hedge. The 1930s row houses on the north side of Salisbury Street are much closer to the street and include small bay windows, balconies, expressed chimneys and a degree of Art Deco detailing. They also feature timber windows with patterned lead lights.
The 1990s buildings utilise plastered and painted concrete blocks, painted stucco, tiled roofs and feature north facing terraces and balconies.
Designing within this character
New buildings in SAMs 23 and 23a 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 windows and doorways relate to the street also needs to be considered to continue the consistency and interaction with the street.
City Plan rules
SAM 23a is in the Living 4A zone and SAM 23 is in the Living 4C zone in the City Plan. The Plan contains a set of rules that regulate the way sites can be developed. There are rules additional to the standard Living 4A rules that apply to SAM 23a, which acknowledge the area as having special qualities that should be retained. They are:
If you are considering altering the external appearance of a building in SAMs 23 or 23a, or building anew, you will need a resource consent and it is recommended that you seek advice from the Urban Design – Strategy and Planning Group of the Christchurch City Council, before submitting your application.
Date: January 2002