Building Heights - Port Taranaki

New Plymouth District Council District Plan Review Building Heights - Port Taranaki

May 2018 revision 3 Port Taranaki Building Heights

Contents:

Preamble Draft District Plan Methodology Public Viewpoints Private Viewpoints Site Context and Character Assessment of Effects Natural Character Natural Features and Landscapes Visual Amenity Conclusions

Richard Bain (bluemarble) 2018 page 2 Port Taranaki Building Heights

Appendices:

1 Draft Major Facilities Zone (MFZ) Concept Plan 2 View Catchment Plan 3 Viewpoint Location Map 4 Viewpoint Location Photographs 5 Recommended Building Height Limits Plan

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Preamble DraN District Plan maTers of discreIon where compliance is not achieved are: The purpose of this assessment is to inform the New Plymouth District Council (council) in establishing appropriate height limit controls within the Port Taranaki area (port) for the 1 The extent of shading over adjoining sites in the ResidenIal, Māori Purpose or Open Space zones or publicly accessible areas. proposed New Plymouth District Plan.

This assessment should be read in conjuncIon with the New Plymouth District Plan Review - 2 The potenIal eﬀects of building bulk and dominance on adjoining sites in the Urban ViewshaNs, and the Major FaciliIes Zone (MFZ) plan. ResidenIal, Māori Purpose and Open Space zones or publicly accessible areas.

This report speciﬁcally deals with the area shown in the port DraN Major FaciliIes Zone (MFZ) Concept Plan of which a copy is aTached as Appendix A. 3 The extent to which the building or structure has the potenIal to become a dominant feature in the landscape.

Draft District Plan 4 The need for the addiIonal height to address the operaIonal needs of the Port. Presently the draN MFZ Concept Plan (supplied to this report by council), comprises seven zones each with a speciﬁed height limit. These draN proposed height limits and the height limits under 5 Any potenIal impacts on landscape features, cultural and historic heritage items the OperaIve District Plan are summarised below. in the surrounding area and the coastal environment, including loss of views from the surrounding area.

Area shown on Dra8 MFZ Dra8 District Plan OperaFve Plan Concept Plan Height Limit Height Limit 6 Any potenIal effects on the idenIfied values associated with Mikotahi Pa, Paritutu Rock and Mount Moturoa. Area A 20/25 metres Does not penetrate airport flight path surface (ie 180m) 7 The ability to miIgate any potenIal adverse effects. amsl. (Rule Ind 6).

Area B1 12 metres 25 metres This report assesses the appropriateness of the proposed height limits, giving parIcular consideraIon to the proximity of the port to residenIal areas, possible Māori Purpose and Open Space areas, Mount Area B2 10 metres 10 metres Moturoa, and Paritutu, Ngā Motu (Sugar Loaf Islands), within the context of the Port being an important operaIonal strategic asset. Area B3 6 metres 6 metres

Area C 16 metres 25 metres

Area Ngā Motu Beach 7 metres 8 metres

Area Cool Stores 20 metres 25 metres

Area Lee Breakwater 12 metres 8 metres Mixed Use

Richard Bain (bluemarble) 2018 page 4 Port Taranaki Building Heights Methodology In addiIon, there are three urban viewshaNs that have significant views towards the port (albeit the port is outside two of these viewpoints but is seen as a backdrop). To assess the appropriateness of the height limits in the DraN District Plan, the following These are Mount Moturoa (which includes some of the port), Churchill Heights, and Molesworth methodology is used. Street. The assessment of these viewpoints is covered within Urban ViewshaNs review and so are not repeated here. 1. Establish a view catchment of the port and its context. Note: Par*cularly relevant are loca*ons where the port is viewed against Paritutu. Private Viewpoints 2. Establish public viewpoints that have significant views of the port. Note: These include but are not limited to some urban viewshaers of discre*on that pertain to landscape and visual effects are of efficiency it is considered valid to use public viewpoints to establish appropriate height limits. used as the basis of assessment. Effects of private views will be similar and therefore equally protected.

Should it be considered necessary to speciﬁcally asses private viewpoints, this can be undertaken. Public Viewpoints

ATached as Appendix B is a View Catchment Map with selected signiﬁcant public viewpoints. Also considered in this assessment are the following statutory documents: The signiﬁcant public viewpoints are: Viewpoint Viewpoint LocaFon a. The New Zealand Coastal Policy Statement 2010 (NZCPS), in parIcular Policy 13 PreservaIon A Kawaroa Park of Natural Character and Policy 15 Natural Features and Outstanding Landscapes (although not within an NFOL the port is in close proximity).

B Coastal Walkway Belt Road b. The Resource Management Act 1991 (RMA), secIon 6 (a) and (b) and secIons 7 (c) and (f).

C Ngamotu Beach c. The Regional Coastal Policy Statement for Taranaki 2010.

D Lee Breakwater

E Paritutu Centennial Park Carpark

F Monsignor Carroll Memorial Lookout

G Paritutu Reserve Carpark

H Fitzroy Beach

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Site Context and Character The character of the port is described in the Draft District Plan noting that it contains wharfs and open storage areas as well as large tank storage. An unusual aspect of the port’s character is that it comprises three sub-areas, each with their own distinctive character.

The three sub-areas are:

• Port Operational Area • Commercial/Recreation and Community Area (mixed use) • Ngā Motu Beach Area

These three areas are shown on the Draft MFZ Concept Plan.

The port is located immediately adjacent to the coast which includes signiﬁcant natural character and landscape features. The following extracts are taken from the Regional landscape study of the Taranaki Coastal environment, pages 16 and 70 and provide guidance to the important aspects of the port’s coastal context.

Because of the port’s proximity to the coast and Outstanding Nature Features and Landscapes (ONFL), its context plays a pivotal role in determining building heights. egional Landscape study of the Taranaki Coastal environment 2010, pages 70 Taranaki egionalLandscape the studyof

R Regional Landscape study of the Taranaki Coastal environment 2010, page 16. Richard Bain (bluemarble) 2018 page 6 Port Taranaki Building Heights Assessment of Effects Assessment of Effects on Visual Amenity To establish appropriate height limits requires investigation of likely significant effects on natural character, the ONFL, and visual amenity Visual amenity effects of building heights are largely influenced by the ability of the site and or locality to absorb change. This is affected by the characteristics of the site or area, as well as viewer distance, and the complexity of the intervening landscape. Assessment of Effects on the Natural Character of the Coastal Environment. Many of the views of the port are open, elevated, and across water. The viewpoint photographs shown in In terms of the continuum of modification that describes ‘naturalness’, the port is highly modified. This is Appendix C, clearly illustrate the context of the port, particularly in relation to the sea, Paritutu, and Ngā self evident as a working port. However, the port’s immediate context is highly ‘natural’. A description of motu (Sugar Loaf Islands). the area’s natural values are fully described in the Regional Landscape Study of Taranaki Coastal Environment 2015. A brief analysis of each viewpoint is described below. Needless to say, the port buildings are clearly visible from many parts of the city, are across open sea, and all have Paritutu within the view. Visual This report into height limits does not seek to reassess either the degree of modification to the port area amenity in this context is primarily concerned with pereceptual effects of the ONFL. nor the ONFL. Notwithstanding the modified nature of the port, the perceptual effects on natural character are potentially affected with increased port development.

Viewpoint Viewpoint DescripFon and Analysis In order to maintain current levels of natural character, building heights should be limited to within the LocaFon parameters of existing buildings, particularly with regard to scale. The port structures tend to be viewed as a conglomerate of elements. This creates a dichotomy between the port and its coastal environment. A Kawaroa Park Open view towards the port from the coastal Imperative to experiencing and understanding this area’s coastal character is an ability to see the ocean, walkway below Kawaroa Park. Paritutu and the its islands, and its coastal margins. Limiting building height to no more than the existing environment Sugar Loaf Islands are the dominant natural (notwithstanding the chimney which is out of sale with its context) will assist in preserving perceptions of landscape elements. White structures (eg. tanks) natural character in this coastal environment. Unlimited building heights would create likely signiﬁcant within the port area are clearly visible. The Power risk - as evidenced by the chimney. staIon chimney reduces and subjugates the visual scale of Paritutu. Building heights should be limited in order to not create addiIonal encroachments Assessment of Effects on Natural Features and Landscapes. onto Paritutu or Sugar Loaf Islands.

Under Policy 15 of the NZCPS, there is a requirement to avoid adverse effects of activities on B Coastal Similar to viewpoint A. This view is closer so all outstanding natural features and outstanding natural landscapes in the coastal environment, as well as Walkway Belt elements appear larger and are therefor more the requirement to avoid signiﬁcant adverse effects and avoid, remedy, or mitigate other adverse effects Road visually dominant. of activities on the other natural features and natural landscapes in the coastal environment.

An assessment to identify ONFL’s was undertaken by the Taranaki Regional Council in 2015. The C Ngamotu This viewpoint is within the port area and has port description of the ONFL is not repeated here, but sufﬁce to say that the port’s proximity to the ONFL is a Beach acIviIes and structures on either side. Paritutu is signiﬁcant matter in establishing appropriate building heights within the port area. visible above buildings, as is the chimney which dominates. Other port structures tend to blend The heights of buildings and structures within the port MFZ has the potential to affect the values that together as a conglomeraIon of similarly scaled underpin the ONFL. However, as there will be no physical change to the ONFL itself, it is perceptual elements. Taller structures are located further away aspects that will be affected. The extent of these effects should be considered in the context of the from the beach and amenity is parIally miIgated by impacts that the existing port buildings (and any future permitted activity) have on the ONFL. trees.

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D Lee Similar to viewpoints A and B except that views are intervening port buildings and structures. The port buildings, especially the tanks, are highly visible (due Breakwater experienced from within the port site. Even from in part to their white colour). However, as illustrated in Figure 1, they tend to be viewed as a group below this relaIvely close view Paritutu has considerable a similar elevation (limit line). The obvious exception to this are the ﬁve tanks on the skyline located ‘freeboard’ above structures (except the chimney) . south of Centennial Drive. They are partially softened by their green colouring but they are nevertheless clearly visible against the skyline.

E Paritutu View from the western side of Paritutu. The only In order to maintain the perceptual aspects of natural character, the ONFL, and visual amenity, the Centennial visible structures are the chimney and pylon. perceptual limit line in Figure 1 provides a useful guide to how tall buildings within the main port area Park Carpark Perceptual qualiIes of the ONFL are reduced by the could be before adverse effects are created. Such effects can be mitigated to some extent by colour, and visibility of these elements. narrow form, however if objects extent beyond the perceptual limit line they will be difﬁcult to fully mitigate.

F Monsignor Distant view from the west. No port structures Viewed from the west, the same perceptual limit line will prevent buildings and structures being visible in Carroll visible expect for the chimney. Perceptual qualiIes a way that the chimney and pylon are from viewpoints such as E - Paritutu Centennial Drive Carpark. Memorial of the ONFL are reduced by the visibility of these The visibility of such structures from these viewpoints is unfortunate, especially given the redundant Lookout elements and intervening tank farm. nature of their use.

For viewpoints that are elevated above the port, the perceptual limit line still provides guidance to what G Paritutu Closest viewpoint to the port without being within height limits are required to maintain the perceptual qualities of natural character of the sea and Paritutu, Reserve its boundaries. Views are close and have high levels Ngā Motu (Sugar Loaf Islands). Carpark of natural coastal character. Future buildings have the potenIal to significantly reduce this character by Analysis of views of the port and Paritutu show that there is a portion of port land seaward of Centennial removing views of the Sugar loaf islands and coastal Drive that adjoins Paritutu. This land is a flat terrace and is currently devoid of significant buildings. It falls edge. within the area labelled as B1 on the Draft MFZ Concept Plan. If this land were to contain structures such as tanks, they would be highly visible against a portion of Paritutu that is currently visible and natural in H Fitzroy Beach This view from Fitzroy beach is distant but has high character. As shown on Figure 1, this is one area where the perceptual limit line, comes very close to the levels of amenity as a contextual backdrop and place ground line within port land. As such, this is the most at risk area (assuming other areas maintain building to enjoy sunsets and the like. Paritutu and the Sugar heights similar to existing) for degradation of coastal and natural character. Therefore this report Loafs are legible as prominent landmarks. The port’s recommends a lower height limit on this piece of land, labeled as B1(a) on the Height Recommendation proximity to the ONFL is apparent, as is the danger Table and Recommended Building Heights Plan in the appendices. of structures and buildings to impact on Paritutu. Ocean View Parade Escarpment Taking into consideration other matters of discretion listed in the Draft District Plan, (such as bulk and To reduce effects of amenity, and perpetual qualities of the ONFL, heights across the port should be dominance effects on adjoining sites in the Residential, possible Māori Purpose and Open Space zones controlled. To establish such limits, viewpoints have been used to establish parameters whereby height or publicly accessible areas), areas located east of the main operational area should limit heights to be begins to impact on amenity and ‘encroach’ on natural landforms, including Paritutu (ONFL). To this end similar to that of existing buildings. The escarpment that runs inland of Ocean View Parade is a legible a ‘perceptual limit line’ is used. This limit line is based on the ridge-line that runs from Mount Moturoa and visually important landform on which there is a residential area that overlooks the port. The down to the port and represents a legible and coherent visual boundary to where natural features meet escarpment and existing buildings below it provide a rationale for controlling the heights of buildings with unnatural (structures). seaward of Ocean View Parade.

Pereceptual Limit Line Using the analysis and descriptions above, and the Urban Viewshaft review for guidance, it is considered Figure 1 - Pereceptual Limit Line, represents a common and typical view of the port from many public appropriate that the following building height limits within the port apply. locations. It comprises a distant view of the port with Paritutu and the Ngā motu (Sugar Loaf Islands) as a (see Table, Height Recommendations) backdrop, and open sea as a foreground. Despite the presence of the power station chimney, and power pylons, (due to their relatively narrow form), Paritutu dominates the skyline and reduces the visual scale of port buildings and structures. Although the presence of the chimney should not be underestimated, the mana of Paritutu is substantially preserved by the extent to which it is taller and broader than the

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Paritutu 153.56m (NZ Vertical Datum 2016) Waikaranga Island (Sugar Loaf)

F. Storage sheds 10.3m high Power Station chimney 198m Norfolk pines and C. Power Station Pohutukawa behind A. Tanks Estimated B. Molasses Tank Estimated Height D. Tanks Estimated Ngā Motu Beach Height of 17m 15.4m high of 20m Height of 20m

Undeveloped Terrace seaward of Centennial Drive E. Golden Bay Cement Tank 24m high

Figure 1: Perceptual Limit Line

Perceptual Limit Line

Note: Tank heights supplied F by NPDC Building Consent records. A

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Height RecommendaFons Table

Area shown on Dra8 MFZ Dra8 MFZ Concept Recommended Height RaFonale Concept Plan Plan Height Limit Limit Area A 20/25 metres 20 metres RaIonale derived from perceptual limit line (Figure 1) that approximates 20m above ground level across the main port operaIonal area. Taller structures will impact on perceptual qualiIes of the ONFL and coastal character.

Area B1 (a) 12 metres 8 metres (seaward of Centennial RaIonale derived from proximity and elevaIon of this porIon of land immediately adjacent to Paritutu, and the Drive) potenIal for structures to impact on perceptual qualiIes of the ONFL from idenIﬁed viewpoints. The Urban ViewshaNs review recommends a height limit of 10m on this land to maintain coastal views from Mt Moturoa.

Area B1 (b) 12 metres (inland of Centennial From the perspecIve of views from the city (as shown in the appendices) the inland side of Centennial Drive can Drive) tolerate taller buildings than the seaward side of the road. However, the Urban ViewshaNs review recommends a height limit of 10m on this land to maintain coastal views from Mt Moturoa.

Area B2 10 metres 10 metres Refer to Urban ViewshaNs review for explanaIon of height limits to protect Mt Moturoa ViewshaN.

Area B3 6 metres 6 metres Refer to Urban ViewshaNs review for explanaIon of height limits to protect Mt Moturoa ViewshaN.

Area C 16 metres 16 metres RaIonale derived from height of escarpment above Ocean View Parade relaIve to exisIng buildings. Tallest building in this area at present is 13.2m high. The escarpment is in the order of 20m. Buildings should be lower than the escarpment so that they do not adversely impact on the residenIal area that overlooks this site.

Area Ngā Motu Beach 7 metres 7 metres RaIonale derived from Open Space zoning.

Area Cool Stores 20 metres 20 metres RaIonale derived from height of exisIng buildings and relaIonship with the open space area adjacent. Taller buildings in this area do not aﬀect percepIons of coastal character and ONFL as much as other port areas due to locaIon and orientaIon.

Area Lee Breakwater 12 metres 8 metres Rationale derived from mixed use nature of the site (cafe’s, boat club, boat storage, carpark) and spaciousness. Mixed Use This area is used extensively by the public for amenity and recreation, and is a predominately low scale built environment.

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Conclusions This report assesses the potential impacts of building height on natural character, landscapes, and visual amenity. Richard Bain Registered Landscape Architect This assessment concludes that natural character of the coastal environment will be affected by buildings located in the western areas of the port that exceed the building limit line shown in Figure 1. For 2018 buildings located in the eastern portions of the port the natural character of the coastal area will be affected by buildings that are signiﬁcantly taller than presently exist within these areas.

Perceptual values of the adjacent ONFL will be maintained if building heights do not protrude above the limit line in Figure 1.

Visual amenity pertaining to coastal amenity and the ONFL will be maintained at current levels if building heights do not protrude above the limit lines in Figure 1.

Visual amenity pertaining to user amenity of adjoining sites in the Residential, possible Māori Purpose and Open Space zones or publicly accessible areas will be maintained if adjacent port areas maintain building height limits similar to those existing.

Recommend Heights for each area with the MFZ ares listed below. Area shown on MFZ Concept Plan Recommended Height Limit

Area A 20 metres

Area B1 (a) 8 metres (seaward of Centennial Drive)

Area B1 (b) 12 metres (inland of Centennial Drive)

Area B2 10 metres

Area B3 6 metres

Area C 16 metres

Area Ngā Motu Beach 7 metres

Area Cool Stores 20 metres

Area Lee Breakwater Mixed Use 8 metres

Richard Bain (bluemarble) 2018 page 11 Port Taranaki Building Heights Appendices:

1 Draft Major Facilities Zone (MFZ) Concept Plan 2 View Catchment Map 3 Viewpoint Location Map 4 Viewpoint Location Photographs A - H 5 Recommended Building Heights Plan

Richard Bain (bluemarble) 2018 page 12 Ngā Motu Beach Neighbourhood Open Space: 7m

Area A (Port Operational Area: 20m/25m

Area ? (Mixed Area B1 (Port Use Area: 12m Operational Area: 12m

Area C (Mixed Use Area: 16m

Area B3 (Port Operational Area ? (Port Operational Area B2 (Port Area: 6m Area: 20m Operational Area: 10m

0 45 90 180 270 360 Metres NPDC Web Viewer ¯ 1:8,000 BUILDING HEIGHTS PORT TARANAKI Scale 1:25,000

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NPDC

Date: 26 March, 2018 COPYRIGHT: Cadastral information sourced from Land Information New Zealand data. Crown Copyright Reserved. Map Author: NPDC DISCLAIMER: NPDC assumes no responsibility for the completeness or accuracy of the data displayed on the plot. To be used for indicative purposes only.

NPDC

NPDC Date: 26 March, 2018 COPYRIGHT: Cadastral information sourced from Land Information New Zealand data. Crown Copyright Reserved. Map Author: NPDC Date: 26 March, 2018 DISCLAIMER: NPDC assumes no responsibility for the completeness or accuracy of the data displayed on the plot. To be used for indicative purposes only. COPYRIGHT: Cadastral information sourced from Land Information New Zealand data. Crown Copyright Reserved. Map Author: NPDC DISCLAIMER: NPDC assumes no responsibility for the completeness or accuracy of the data displayed on the plot. To be used for indicative purposes only.

VIEW CATCHMENT PLAN NPDC

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0 45 90 180 270 360 A Metres NPDC Web Viewer ¯ 1:8,000 D B NPDC

Date: 26 March, 2018 COPYRIGHT: Cadastral information sourced from Land Information New Zealand data. Crown Copyright Reserved. Map Author: NPDC G DISCLAIMER: NPDC assumes no responsibility for the completeness or accuracy of the data displayed on the plot. To be used for indicative purposes only. E C

NPDC

NPDC Lee Breakwater

NPDC Date: 26 March, 2018 COPYRIGHT: Cadastral information sourced from Land Information New Zealand data. Crown Copyright Reserved. Date: 26 March, 2018 Map Author: NPDC Fitzroy Beach DISCLAIMER: NPDC assumes no responsibility for the completeness or accuracy of the data displayed on the plot. To be used for indicative purposes only. COPYRIGHT: Cadastral information sourced from Land Information New Zealand data. Crown Copyright Reserved. Map Author: NPDC DISCLAIMER: NPDC assumes no responsibility for the completeness or accuracy of the data displayed on the plot. To be used for indicative purposes only.

VIEWPOINT LOCATION PLAN NPDC

VIEWPOINT 'A' VIEWPOINT 'B' VIEWPOINT 'C' VIEWPOINT 'D' VIEWPOINT 'E' VIEWPOINT 'F' VIEWPOINT 'G' VIEWPOINT 'H' 0 45 90 180 270 360 Metres NPDC Web Viewer ¯ 1:8,000

Scale 1:10,000 BUILDING HEIGHTS PORT TARANAKI

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RECOMMENDED BUILDING HEIGHTS

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