Kura Kaupapa Māori School Designation ,

LANDSCAPE AND VISUAL AMENITY ASSESSMENT REPORT September 2020

Client Name: Ministry of Education

Project Name: Kura Kaupapa Māori, Tikitere, Rotorua

Document Name: Landscape and Visual Effects Report

Document Status: Final

Date: 14 September 2020

IGL Reference: 4137 / C2

Author: Simon Button

Reviewed: Brad Coombs

Isthmus Group Limited

43 Sale Street

PO Box 90366

Auckland

Tel: 09 309 9442

Copyright. The contents of this document must not be copied or reproduced in whole without the written consent of the Isthmus Group Limited.

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CONTENTS

INTRODUCTION 4 ASSESSMENT METHODOLOGY 4 THE PROPOSAL 6 EXISTING ENVIRONMENT 7 Context 7 Site 9 PLANNING CONTEXT 10 Resource Management Act (RMA) 10 Rotorua District Plan (RDP) 11 ASSESSMENT OF EFFECTS 12 Landscape Character Effects 13 Visual Amenity Effects 15 RECCOMMENDATIONS 17 CONCLUSIONS 18

Appendix A – Graphic Attachments

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INTRODUCTION

The Minister of Education has lodged a Notice of Requirement (NoR) with Rotorua Lakes Council to designate land to the south of State Highway 30 (SH30), in order to relocate an established Kura Kaupapa Māori and Wharekura o Ngati Rongomai (Kura and Wharekura) for Years 0 – 13 and kohanga reo (Māori immersion early childhood education centre).

Isthmus Group Ltd (Isthmus) has been engaged to undertake an assessment of landscape and visual effects arising from the introduction of the proposal into the site. This assessment has been informed by the proposed conditions relating to building bulk and form1 which accompany the NoR. Based on the proposed conditions, Isthmus have anticipated how the proposal will likely be integrated into the site’s receiving setting, in order to assess landscape and visual effects for the local community and other users of the area.

ASSESSMENT METHODOLOGY

The methodology to assess landscape and visual effects of the proposal has followed best practice guidance as set out by the Institute of Landscape Architects’ Best Practice Guidance Note 10.1, and has included:

• Site visits to understand the site and its context, and to record the existing environment with photographs, maps and diagrams. Site visits were undertaken on 28th March and 26th April 2019. The author of this assessment report is familiar with the site and the surrounding area;

• Description and evaluation of the existing environment (the site and broader context);

• Review of the provisions for the Rural Environment in the Rotorua District Plan;

• Review of the proposed Building and Bulk Conditions prepared by Tonkin and Taylor (T+T);

• Review and consideration of other Kura Kaupapa projects recently implemented by the Ministry of Education to understand the likely scale and nature of a proposal of this type;

• Visual appraisal, including identification of the visual catchment (areas from which the proposal and the site will likely be seen), viewing

1 Proposed conditions relating to building bulk and form are included on page 27 of the NoR documentation prepared by Tonkin and Taylor. The conditions are also included with the proposal section of this assessment for reference.

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audiences and their likely sensitivities to the proposed change, and key viewpoints where visual effects are likely to be most pronounced;

• Assessment of landscape and visual effects arising from the proposed designation;

• Recommended mitigation measures to manage landscape and visual effects; and

• Conclusions.

The landscape character and visual amenity values are described within the main body of this report, with reference to a rating scale for the values. In order to be consistent with the ratings of the values described, in relation to potential effects, the same seven-point scale (below) is used in order to achieve a level of standardisation2. Words are used in preference to numbers to reduce the likelihood of using ‘scores’ in a formulaic way. A comparison on how the value ratings relate to the RMA scales of ‘less than minor’, ‘minor’ and ‘more than minor’ is also provided. Very Low Low Moderate Moderate Moderate High Very high – low – high Less than Minor Minor More than Minor

Change in a landscape does not in itself mean that a proposal will result in adverse effects. The nature of effects can be Adverse (negative), Neutral (benign) or Beneficial (positive).

An assessment of effects combines both value ratings (Very Low – Very High) and nature of effects (Adverse, Neutral, Positive). Where a proposal will have absolutely no effect, a nature of effect rating of ‘neutral’ will be provided, without a value rating. Where a proposal has an effect, but that effect is neutral, a nature of effect rating of ‘neutral’ will be provided with the appropriate value rating (e.g. Very Low, Neutral).

The methodology section above sets out a series of ‘steps’ that have been taken to assess the landscape character and amenity values of the site and wider receiving environment, and the visual effects of the proposal on that environment. These steps are provided so that the key matters that have been taken into consideration are clear. The detailed description of the work undertaken, and the conclusions reached is contained under the relevant headings throughout this report.

2 The scale is symmetrical around ‘moderate’. The scale is based on the recommended NZILA Best Practice Guide, however it uses only neutral terms (and avoids ‘severe’ and ‘negligible’).

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THE PROPOSAL

The proposed designation seeks flexibility in terms of the eventual site layout and use of the site, with the detailed design of the Kura not yet known. It is typical however, that any school / Kura catering for years 0 to 13, with a roll of approximately 325 children and a staff of 38 full time equivalents would include some or all of the following:

• Buildings including classrooms, hall, library, administration office space, staff workspace, caretakers’ facilities, sick bay etc;

• Playing field(s), hardcourt(s), playground structures;

• Vehicle accessways, parking space for staff and visitors, temporary drop off and pick up areas, loading bays;

• Landscaping and fencing; and

• Services; including water, sewer, stormwater, electricity, heating and telecommunications.

The future design and development of the site will be informed by the building bulk and form conditions prepared by T+T which accompany this application. For completeness, the proposed conditions (bold) and their explanations are outlined below:

• Maximum building height on the ridge of 7.5m. This building height restriction is limited to the ridgeline within the site which runs broadly parallel to SH30. The extent of the ridgeline height restriction is illustrated within the NoR documentation3 and is included within Appendix A to this assessment. A restriction of 7.5m building height on the ridgeline complies with District Plan height controls4 and will help to ensure that the height of development on the ridgeline is not overly prominent.

• Maximum building height across the remainder of the site of 12m. This building height restriction is to allow for the development of a school hall and associated pou whenua in the less elevated and less visually prominent parts of the site.

• Building setback of 7.5m from northern site boundary (with SH30). A more generous building setback is proposed along the northern site boundary, where views into the site are more available from SH30. An

3 Section 9 (Nature of Proposed Conditions upon the Designation), Page 27, Notice of Requirement document prepared by Tonkin and Taylor, Dated May 2020. 4 District Plan height controls for the Rural 1 (Working Rural) Zone.

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increased setback along the northern site boundary will allow for additional planting if required.

• Building setback of 5m from all remaining boundaries. A 5-metre building setback form the eastern, southern and western site boundaries to provide an appropriate separation between the site development and the adjacent lots.

• Maximum site coverage of 25% (approx. 1.1Ha). To ensure the site is not ‘over-developed’ and retains a rural setting and character. This condition is in accordance with the performance standards in relation to site coverage included within the Rotorua District Plan (RDP)5.

Whilst no design has been prepared at this stage, this Landscape and Visual Assessment anticipates that the proposal would be comparable to other Kura of a similar size, with the design being guided by the proposed building form and bulk conditions.

Whilst the development of the site will likely result in earthworks, this will be consistent with the other rural residential development within the site due to the 25% site coverage condition.

The site access will be located and designed in accordance with the NZ Transport Agency Planning Policy Manual Diagram E, with modifications including channelised left and right turn bays6.

A list of landscape recommendations, specifically relating to landscape planting is provided towards the end of this report. The implementation of the landscape recommendations will assist in integrating the proposed development into the receiving landscape and visual environment.

EXISTING ENVIRONMENT

Context

The site is located to the south east of the Brunswick Park residential estate, Tikitere, on the south side of SH30. Vehicle access into the site 7 is gained from SH30 in the north western corner of the site, with the highway oriented broadly north east to south west. The site entrance is located opposite a private drive to the north of the highway which provides access to lots 111, 111A & 111B SH30 to the north.

5 As identified in paragraph 9.6.3.a of the RDP. 6 As illustrated on Figures 3.20 and 3.25 of MORSAM Part 2, attached as Appendix C of the ITA within the NOR report. 7 As illustrated on Viewpoint 7 within Appendix A Graphic Attachments.

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The localised setting to the north of the site is predominantly characterised by low to medium density rural residential development8, with private driveways providing access from SH30. Low and medium density residential development is also apparent to the west of the site, east of the junction of SH30 and SH33.

Lower density rural residential development is apparent both within the site and to the east, accessed off SH30. Further east, land-uses are more aligned with larger scale rural lots with pastoral farming and forestry, interspersed with smaller residential villages along the shores of Lakes Rotoiti, Rotoehu and Rotoma.

Tikitere gardens and nursery is located immediately west of the site, largely defined by coniferous shelter planting9 on the boundaries which affords a strong degree of containment to the site from the wider landscape setting to the west.

The localised setting to the south is predominantly characterised by rural land in pastoral use, interspersed with blocks of woodland and native bush largely located on hill slopes. Te Ngae Nursery (Kaingaroa Timberlands) forms a prominent feature in the localised landscape to the south west of the site, which includes expanses of tree stock planting at varying stages of growth.

The main centre of Rotorua is located to the south west of the site, on the southern side of , forming a prominent feature within the wider landscape fabric. Lake Rotorua and its margins are a culturally significant element within the landscape, identified as an Outstanding Natural Feature and Landscape (ONFL) including Mokoia Island, located centrally within the Lake. Rotorua Regional Airport is also located to the south west of the site, on the south eastern lakefront, approximately 2.5km from the site.

Within the site’s immediate and localised setting, dwellings are largely single storey weatherboard, set back from the State Highway corridor behind a combination of timber fencing and planting. Within the wider setting to the north and north west, residential development is more commonly characterised by two storey dwellings of varying construction materials, set within larger lots.

The localised setting of the site is characterised by undulating topography with occasional hills, with the site being located at approximately 300 metres above sea level. The wider setting of the site is defined by a shallow valley with a wooded escarpment to the north and hill ranges to the south east, with the landform gradually falling upon the approach to Lake Rotorua to the west.

8 Identified as an ‘Urban Area’ within the strategic overview map and located within Rural 2 (Rural Lifestyle) Zone in the Rotorua District Plan. 9 As illustrated on Viewpoint 16 within Appendix A Graphic Attachments.

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Site

The site itself predominantly includes unmanaged pastoral land characterised by rough grassland and scrub, divided into eight paddocks by post and wire fencing. Existing residential development10 and agricultural buildings11 are located centrally within the site, with a large shed also located along the southern site boundary. Vehicle access from SH30 is located in the north western corner of the site, with separate parallel accesses to the residential and agricultural areas. The site has been vacant for some time and all dwellings, buildings and structures on site have fallen into a state of disrepair.

Existing vegetation is largely limited to the boundaries of the site, with some sporadic mature trees also located centrally12 within the immediate setting of the residential dwelling. Notable species include Totara (Podocarpus totara), alongside Fig (Ficus sbsp.), Pear (Pyrus sbsp.), Cherry (Prunus sbsp.) and Sweet Chestnut (Castanea sativa).

The northern site boundary is broadly parallel to SH30, defined by a combination of post-and-rail and post-and-wire fencing with intermittent vegetation. An established row of conifer trees13 is located in the north western corner of the site, west of the site access, which afford a strong degree of containment to the site upon the approach along SH30 from the west. The remainder of the northern site boundary is largely devoid of mature vegetation, with sporadic tree and shrub planting being only occasionally apparent14.

The western site boundary is defined by a mature line of conifer trees which separates the site from the adjacent Tikitere gardens and nursery. The mature evergreen boundary planting combined with the extensive vegetation within the gardens and nursery affords a strong degree of containment to the site, entirely restricting views from the west.

The southern site boundary is defined by the Waiōhewa / Ōhuanui Stream corridor15 which flows broadly east to west, draining into Lake Rotorua. The stream corridor is lined by intermittent mature trees and lower growing shrubs and marginal plants which form a dense layer of vegetation on the stream banks.

The eastern site boundary is defined by post-and-wire fencing which separates the site from the adjacent residential dwelling16. Mature vegetation within the stream corridor is located in the south eastern corner of the site, forming a perceptible feature from the State Highway.

10 As illustrated on Viewpoint 9 within Appendix A Graphic Attachments. 11 As illustrated on Viewpoint 10 within Appendix A Graphic Attachments. 12 As illustrated on Viewpoint 14 within Appendix A Graphic Attachments. 13 As illustrated on Viewpoint 4 within Appendix A Graphic Attachments. 14 As illustrated on Viewpoint 3 within Appendix A Graphic Attachments. 15 As illustrated on Viewpoint 15 within Appendix A Graphic Attachments. 16 Located at lot 154 SH30.

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The site includes a localised ridgeline which is located broadly parallel to SH30 in the northern part of the site. At points, this ridge is approximately 10 metres higher than the State Highway, with the landform along the northern site boundary falling steeply from the ridgeline. The ridgeline extends into the neighbouring lot to the east and curves into the south eastern corner of the site, forming a localised bowl17 within the landform of the site with lower lying ground apparent in the southern extent of the site. The topography in the western and south western parts of the site is largely flat, located at approximately 300 metres above sea level. The Waiōhewa / Ōhuanui Stream corridor is located along the southern site boundary, with the topography falling further along the stream banks. To the south of the stream corridor, the landform rises again upon the approach to a localised mound which forms a notable feature within the context of the site.

Overall, the site and its localised setting is broadly characterised by a rural residential landscape, with predominantly single storey development located within large lots interspersed with working rural land uses. The landscape to the north of SH3018 is more developed, with residential development being more apparent, interspersed by established vegetation on lot boundaries. Land to the south of SH30 includes more ‘homestead’ development, with larger rural lots characterised by more sparse residential development with multiple outbuildings, often located on elevated landform19. The SH30 road reserve is well vegetated, which assists in providing a rural character to the area, often containing views of development from the highway.

An aerial image of the site and its broader context alongside site photographs are included within Appendix A.

PLANNING CONTEXT

The site is not identified as being subject to any landscape designations or special landscape characteristics within the District Plan or as provided for in Section 6(b) of the Resource Management Act. The planning context of this landscape assessment is summarised as follows:

Resource Management Act (RMA)

Provisions of the RMA most pertinent to this assessment will relate to amenity values, as set out under Part 2, Section 7 - Other matters:

Section 7: Other matters

17 As illustrated on Viewpoint 13 within Appendix A Graphic Attachments. 18 Also apparent to the south of SH30, west of Tikitere gardens and nursery. 19 Most notably within the immediate setting of the site.

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s7(c) provides for the maintenance and enhancement of amenity values.

Amenity values are defined in Part One, Section Two; the interpretation section of the RMA:

Amenity values are those natural or physical qualities and characteristics of an area that contribute to people’s appreciation of its pleasantness, aesthetic coherence, and cultural and recreational attributes.

Rotorua District Plan (RDP)

The site is located within Zone Rural 1 (working rural) as identified within the RDP. Rural 1 is described as “productive rural land for agriculture and forestry”, with features contributing to the amenity of the zone including “open space, large lot sizes and low numbers of buildings20”. The relevant21 objectives for the rural zones are:

• Objective 9.3.3 – The Character and amenity values of the rural environment are maintained and enhanced.

The related policies are:

• Ensure land use change does not create adverse effects on rural character and amenity values.

• Enable activities that enhance the rural character and amenity in the rural zone, including:

o Diverse land uses;

o Maintaining the diverse landscape types;

o A low density of buildings and generous separation distances between dwellings and other buildings;

o Buildings that are subordinate to the surrounding landscape;

o An open vegetated landscape;

o Unobtrusive and limited signage; and,

o Minimal earthworks or changes to landform associated with new subdivision, use or development.

20 Part 9 of the RDP 21 In relation to landscape and visual matters

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• Avoid, remedy or mitigate the adverse effects of activities on the transport network when they could affect the function of the road within the road hierarchy and the safe and effective functioning of the wider transport network by:

o Providing on-site vehicle parking, loading and turning, and safe vehicle and pedestrian access to a road; and,

o Considering the impact of increased traffic movements on the transport network, including the wider network intersections.

Part 9 of the RDP also includes a comprehensive list of performance standards for development located in rural zones 1 – 3. The relevant22 performance standards which relate to the site and the proposal are:

• Except as provided for by any other performance standard in 9.6, the maximum height of a building shall not exceed 7.5 metres above the natural ground level within any rural zone unless otherwise specified, or, 10 metres above the natural ground level for non-habitable buildings in the Rural 1 zone.23

• Buildings All buildings must meet the following yard requirements:

o The minimum front yard in the Rural 1 zone 10.0 metres.

o The minimum side yard in the Rural 1 zone 10.0 metres.

o The minimum rear and rear site yard in the Rural 1 zone 10.0 metres.24

• Site coverage for sites above 4 hectares in area shall not exceed 25% of the land area.25

Whilst the site is located within the localised setting of Rotorua Airport, it is located outside of the identified ‘Outer Control Area’. As such, the airport noise and development controls are not relevant to the site.

ASSESSMENT OF EFFECTS

Whilst no formal design has been prepared at this stage, this Landscape and Visual Assessment anticipates that the proposal would be comparable to other Kura of a

22 In relation to landscape and visual matters 23 As identified in paragraphs 9.6.1.a.i and 9.6.1.a.ii of the RDP. 24 As identified in paragraph 9.6.2.a.i-iii of the RDP. 25 As identified in paragraph 9.6.3.a of the RDP.

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similar size, with the design being guided by the proposed building form and bulk conditions outlined within the proposal section of this report.

The following section assesses the proposal and its level of potential effects and appropriateness in this setting. The main landscape and visual issues considered are:

a) Landscape and Character effects, including:

i. Integration with the existing form and character of Zone Rural 1.

b) Visual amenity effects of the proposal on:

i. Localised private residences; and,

ii. Public viewpoints and locations (SH30).

Landscape Character Effects

Integration with the existing form and character of Zone Rural 1

The site and its localised setting are broadly characterised by a rural residential landscape, with predominantly single storey development located within large lots, interspersed with working rural land uses. Land within Zone Rural 1, to the south of SH30 includes more ‘homestead’ development, with larger rural lots characterised by sparse residential development with outbuildings. The site itself currently includes a singular residential dwelling with multiple outbuildings26, with development located on the ridgeline which runs broadly parallel to SH30.

Whilst the design of the proposed Kura is not yet known, the proposed conditions27, alongside the landscape recommendations28, have been developed to ensure that the underlying rural character of the site and the immediate setting is maintained, whilst providing a degree of flexibility for the future design of the Kura in order to accommodate the needs of the development.

The proposed conditions include maximum building heights on the ridgeline of 7.5m29, ensuring that any development on the more elevated parts of the site30 is not over prominent or out of keeping with the existing and surrounding character. The scale of development on the ridge within the site would be consistent with other rural / residential buildings in the local area.

26 Including garage, sheds, outdoor toilet, barns etc. 27 Proposed conditions relating to building bulk and form are included on page 27 of the NoR documentation prepared by Tonkin and Taylor. The conditions are also included with the proposal section of this assessment for reference. 28 Included toward the rear of this report. 29 In accordance with the provisions of the underlying Zone Rural 1. 30 The more elevated parts of the site are identified as the Ridgeline Extents within Figure 3 of Appendix B Graphic Attachments.

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Building height on the less elevated parts of the site will be restricted to 12m, where development would generally be less apparent. Larger scale structures such as farm sheds and barns are not uncommon within the immediate and localised surrounds of the site, with the construction of non-habitable buildings up to a height of 10m being a permitted activity within the RDP. The introduction of sensitively designed 12m high buildings will be seen within the context of existing larger scale agricultural buildings and will therefore not appear out of place. Furthermore, any development in the southern part of the site would largely be contained by the ridgeline in the northern part of the site.

The proposal will comply with the maximum coverage performance standard of 25% across the site, ensuring that the development will be consistent with the surrounding rural residential character. The building setback and retention, replacement, and enhancement31 of existing vegetation along the northern site boundary32 will ensure that the character appreciated by users of the highway will be maintained.

It is anticipated that the site access will be formalised as part of the proposal, with channelised left and right turn bays being incorporated. More formal33 junctions providing access to multiple lots or minor roads, or junctions with channelised bays are not uncommon along SH30. The upgraded and formalised access will be seen in place of the existing site access and within the context of other junctions which already characterise the highway.

Whilst the development of the site will likely introduce additional traffic at peak times34 and result in increased activity within the site, the proposed conditions will ensure that the underlying character of the site will remain intrinsically rural. The loosely developed character of the site and its immediate setting to the north and east ensures that the introduction of a sensitively designed development of the type proposed will not be out of keeping with the receiving landscape character. The proposed Kura will not result in the overdevelopment of the site and buildings and will be of a comparable height and footprint to existing buildings and structures in the area. The implementation of the landscape recommendations will ensure that the vegetated character of the site boundaries is maintained and enhanced. The development of the site in line with the proposed conditions would result in low adverse effects on landscape character.

The development of the site into a Kura will result in beneficial effects on landscape character within the site itself, appreciated by those people that will visit and utilise the site35.

31 Where appropriate. 32 As outlined within the landscape recommendations toward the rear of this report. 33 As opposed to more informal junctions / access to individual lots 34 As outlined within the Integrated Transport Assessment prepared by T+T, dated 27 May 2020. 35 Students, staff and parents.

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The topography and mature vegetation within the localised setting of the site ensures that the wider landscape character of the area, including the setting of the surrounding ONFLs of Lake Rotorua, its margins and Mokoia Island will be unaffected by the proposal.

Visual Amenity Effects

The existing topography and mature vegetation within the site’s immediate and localised setting affords a strong degree of visual containment to the site, largely restricting views from the localised and wider context. The visual receptors who will be affected by the introduction of the proposals are limited to:

• Residents to the north and east of the site • Users of SH30

Residents to the north of the site

When considering views from existing dwellings to the north of SH30, it is anticipated that the potential visual effects of the proposal will be limited to residents within the immediate setting of the site, notably 111 and 137 SH30.

The extent of established vegetation along the SH30 corridor, combined with the vegetation associated with the lot boundaries of 111 and 137 SH30 largely contain views of the site from residences to the north. When combined with the ridgeline which runs parallel to SH30 within the site, only glimpsed views of the northern part of the site are available, with the southern and central parts of the site being entirely contained by topography.

Where glimpsed views of the proposal will be apparent in the northern parts of the site, they will be seen within the context of existing development within lot 154 SH30, and in place of existing development within the site which already forms a perceptible feature within the visual environment. The proposed building bulk and form conditions will ensure that the scale and extent of development is in keeping with the underlying character and surrounding visual environment.

The proposed landscape recommendations36 which include replacement and enhancement planting along the northern site boundary, in combination with the proposed building setback of 7.5m from the northern site boundary will assist in providing separation between any development and the existing residences to the north.

The introduction of a proposed Kura into the site in line with the provided conditions will result in very low adverse effects on visual amenity from residents to the north.

36 Outlined toward the rear of this report.

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Residents to the east of the site

When considering views from existing dwellings to the east of the site, the potential visual effects of the proposal will be limited to 154 SH30.

Lot 154 SH30 (‘Burn Hill’) is a rural residential lot located immediately east of the site, with the dwelling located on the same ridgeline that runs through the northern part of the site, parallel to SH30. A group of mature trees in the south eastern corner of the site, combined with the ridgeline in the eastern part of the site, largely limits views into the main body of the site from 154 SH30. The lack of vegetation along the central part of the eastern site boundary allows for views into the eastern part of the site from 154 SH30.

Views of the proposed Kura development would be most apparent in the eastern part of the site, where the landform is at a comparable elevation to Burn Hill. Whilst the proposed development of the site would be apparent, it would be seen in place of the existing residential dwelling and the associated outbuildings which currently occupy the site, which, along with the existing residential development to the north of SH30, form a perceptible feature in the outlook from 154 SH30.

The proposed building bulk and form conditions will ensure that the height, scale and extent of any development is consistent with the surrounding rural residential context. The proposed conditions also include a minimum 5m building offset from the eastern site boundary, which will provide separation.

The proposed landscape recommendations37 will further assist in integrating the proposal into the receiving visual environment. The inclusion of planting along the eastern site boundary, where proposed development would be within 10m of the lot boundary, would assist in further containing views of the proposal from 154 SH30.

The introduction of a proposed Kura into the site in line with the provided conditions will result in low adverse effects on visual amenity from residents to the east.

Users of SH30

When considering views from SH30, the topography associated with the ridgeline in northern extent of the site combined with the mature vegetation in the north eastern corner of the site entirely contains views into the central and southern parts of the site.

Upon the approach from the east38, the site is entirely contained by intervening topography associated with Burn Hill, with glimpsed views into the northern extent

37 Included towards the rear of this report. 38 As illustrated by Viewpoint 1 within Appendix A ‘Graphic Attachments’

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of the site only available from immediately adjacent to the northern site boundary39 and upon the approach to the site from the west40.

Any development within the southern and central parts of the site would likely be entirely contained in views from SH30, with only passing views of development in the northern part of the site41 being apparent, seen within the context of transient receptors moving along the highway.

The proposed building bulk and form conditions include building height restrictions along the ridgeline which will ensure that any proposed development would not appear out of character and would be seen as in keeping with the surrounding development to the north and east. The proposed conditions also include a 7.5m building setback from the northern site boundary, which alongside the landscape recommendations will provide separation between the development and the highway.

The proposal will only be perceptible along a short section of SH30 and will not introduce new or overprominent features into the receiving visual environment. Furthermore, any views of the proposed development would be seen in place of the existing residential dwelling and its associated outbuildings which currently occupy the site.

As part of the proposal, it is anticipated that the site access will be formalised, including the addition of right and left turn bays. The formalised site access will be seen in place of the existing site access, and within the context of private drives to the north of the highway, and as such will not introduce a new feature into the visual environment. The proposed landscape recommendations will ensure that the loss of any vegetation required to construct the access will be replaced, ensuring that the vegetated boundary of the site is not lost.

The introduction of a proposed Kura into the site in line with the provided conditions will result in very low adverse effects on visual amenity from users of SH30.

RECCOMMENDATIONS

The below landscape recommendations will further assist in integrating the proposal into the receiving landscape and visual environment, ensuring that effects on landscape character and visual amenity are less than minor.

• The replacement of planting along the northern and eastern site boundaries, where its removal is required to facilitate the proposal.

39 As illustrated by Viewpoints 2 and 3 within Appendix A ‘Graphic Attachments’ 40 As illustrated by Viewpoints 4, 5 and 6 within Appendix A ‘Graphic Attachments’ 41 Located on and to the north of the ridgeline.

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Replacement planting will maintain the pattern of vegetation of the wider landscape, ensure that visual containment is maintained, and will assist in maintaining the rural characteristics of the site appreciated from adjacent properties to the north and east, alongside users of SH30 to the north.

• The inclusion of additional planting along the northern and eastern site boundaries, where any proposed development is located within a 10m offset from the boundary. Additional planting under this condition would assist in containing views of proposed development that would not comply with the underlying rules of the RDP, which provides for a 10m building offset to lot boundaries.

CONCLUSIONS

The introduction of a Kura Kaupapa Māori and Wharekura o Ngati Rongomai can be successfully accommodated within the site without causing undue adverse effects on the receiving landscape character or visual environment for the following reasons:

• The site is well contained by intervening topography and vegetation, reducing potential effects to the immediate and localised setting only.

• The proposed building bulk and form conditions included within the lodged application documents will ensure that the proposed development of the site will maintain the underlying rural characteristics of the site and the localised setting.

• The proposed landscape recommendations will ensure that the rural characteristics of the site is maintained, with views of any proposed development being mitigated and the vegetation pattern of the localised context being retained.

• Any proposed development will be of a scale and height which is not out of place with the receiving landscape or visual environment.

• Where apparent, the proposal will be seen within the context of the surrounding rural residential developments and in place of the existing residential dwelling and its outbuildings which currently occupy the site.

Isthmus September 2020

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