APPENDIX H Wildlands (Richard Hart) Landscape Assessment Report

APPENDIX H Wildlands (Richard Hart) landscape assessment report

ASSESSMENT OF LANDSCAPE AND VISUAL EFFECTS FOR A PROPOSED SUBDIVISION AT WAINUIOTOTO FARM

R3160b

ASSESSMENT OF LANDSCAPE AND VISUAL EFFECTS FOR A PROPOSED SUBDIVISION AT WAINUIOTOTO FARM

Contract Report No. 3160b

September 2014

Project Team: Richard Hart - Report author William Shaw - Peer review

Prepared for: Ross and Dee Mear Wellington

99 SALA STREET, WHAKAREWAREWA, 3010, P.O. BOX 7137, TE NGAE, ROTORUA 3042 Ph 07-343-9017; Fax 07-343-9018, email [email protected], www.wildlands.co.nz

CONTENTS

1. INTRODUCTION 1

2. THE PROPOSAL 1

3. BIOPHYSICAL DESCRIPTION 2 3.1 Location 2 3.2 Topography 2 3.3 Hydrology and catchment 4 3.4 Vegetation 5

4. NATURAL CHARACTER 8

5. COROMANDEL DISTRICT LANDSCAPE ASSESSMENT AND OUTSTANDING LANDSCAPES 9 5.1 Proposed District Plan overlays 10 5.2 Modification and built development 12

6. VISUAL CATCHMENT AND VIEWING AUDIENCE 15 6.1 Whangapoua Beach 15 6.2 New Chum Beach track 16 6.3 New Chum Beach 18 6.4 Views from the sea 19

7. ASSESSMENT OF LANDSCAPE EFFECTS 19 7.1 Landscape effects and natural character 19 7.2 Proposed Natural Character Overlay (PNCO) 20 7.3 Proposed Outstanding Landscape Overlay (POLO) 22 7.4 House sites and dwellings within Proposed Outstanding Landscape Overlay 23 7.5 New Chum Beach experience 27

8. ASSESSMENT OF VISUAL EFFECTS 29 8.1 Viewpoint analysis 29 8.1.1 Viewpoint 1: Whangapoua Beach near the store 31 8.1.2 Viewpoint 2: Whangapoua Beach near the Mangakahia Road end carpark 31 8.1.3 Viewpoint 3: New Chum Beach Walkway 32 8.1.4 Viewpoint 4: Southern Two -Thirds of New Chum Beach 32 8.1.5 Viewpoint 5: Northern End of New Chum Beach 32

9. HOUSE SITE ASSESSMENTS 34 9.1 House Site 1 34 9.2 House Site 2 35 9.3 House Site 3 36 9.4 House Site 4 37 9.5 Ancillary buildings 38

10. CONSENT CONDITIONS 38

11. CONCLUSIONS 40

APPENDIX

1. Site photographs 42

Reviewed and approved for release by:

______W.B. Shaw Director/Principal Ecologist Wildland Consultants Ltd

 Wildland Consultants Ltd 2014

This report has been produced by Wildland Consultants Ltd for Ross and Dee Mear. All copyright in this report is the property of Wildland Consultants Ltd and any unauthorised publication, reproduction, or adaptation of this report is a breach of that copyright.

1. INTRODUCTION

Ross and Dee Mear, on behalf of the landowners, commissioned Wildland Consultants Ltd to provide an assessment of the landscape and visual effects (Landscape Assessment) to accompany a resource consent application to Thames- Coromandel District Council (TCDC) for a proposed subdivision. A Landscape Assessment is required as part of the application, along with an environmental assessment, archaeological survey, cultural impact assessment, engineering and geotechnical report, architectural services, and surveying.

The proposal involves a four lot subdivision, on a 60.7 ha farm block, at Wainuiototo Farm near Whangapoua, on the Coromandel Peninsula. The four lots each have an identified house site. Previous work to support a proposed nine lot subdivision on this land by Coastal Land Holdings is referred to where relevant. This nine lot subdivision was part of an earlier and larger 22 lot subdivision incorporating adjacent land holdings.

The subject property is adjacent to Wainuiototo Bay, which is also known as New Chum Beach. New Chum Beach is a beautiful sandy beach with outstanding natural character. A major portion of this outstanding beach and the associated dune formation and coastal forest is on the subject property. For many years, the current owners have allowed (and continue to allow) access along the beach, for the enjoyment of visitors and other members of the public.

New Chum Beach can be defined as the area within the Wainuiototo Bay/New Chum Beach catchment that is shown approximately by the Natural Character Overlay and Outstanding Landscape Overlay maps of the Proposed Thames-Coromandel District Plan.

This resource consent application relates to the pasture land which is within Wainuiototo Farm but behind and inland of New Chum Beach (as defined above).

2. THE PROPOSAL

The owners wish to apply for resource consent to subdivide the property into four lots of approximately 15 ha each with one house site on each lot (i.e. Four house sites in total).

House sites have been selected on the basis of providing purchasers with the best possible outlook and amenity, while preserving the natural character of the coastal environment, and key public views.

Any new development proposal needs to be sensitive to the receiving environment and include enhancement of natural character and ecological values as an integral component. For example, earthworks need to be minimised, and vehicle accessways and building platforms need to be sited sensitively in the existing topography.

As part of this resource consent application, most of the property is to be retired from grazing and converted into a low impact apiary operation. Areas around the house

sites and along vehicle access roadways will be extensively planted and covenanted (c.11.5 ha). In addition, larger areas of gorse will be covenanted and left to regenerate naturally (c.17 ha). Areas immediately adjacent to the houses sites will be grassed and may be mown for management purposes as well as to allow for private orchard, vegetable, and ornamental gardens.

In summary, indigenous vegetation is to be restored to more than 55 ha of the 60.7ha property and will comprise c.28.5ha of existing mature indigenous forest of high/very high ecological value. Indigenous forest will therefore cover more than 90% of the applicants’ property - excluding the sandy beach above mean high water springs which is included within the existing title of the property.

The overall retirement and ecological enhancement and management of the property is a very significant and positive initiative (refer Ecological Assessment).

Building design controls are proposed in terms of house location and siting, building height and extent, and building materials and colours.

In addition to the current application for subdivision, under the current rules of the Operative Thames-Coromandel District Plan, separate controlled activity resource consents will be required for houses on each of the identified house sites. It is expected that in each such case, a site-specific design will be prepared, to be accompanied by a site-specific landscape assessment and mitigation proposal.

The subdivision proposal is shown on the landscape drawings.

3. BIOPHYSICAL DESCRIPTION

3.1 Location

The property is adjacent to Wainuiototo Bay, lying to the north of the coastal settlement of Whangapoua on the eastern side of the Coromandel range, 11 km east of Coromandel Township, 5 km east of Kennedy Bay and 4 km west of Matarangi. Access to the property is from the south, via a private roadway off Te Punga Road.

Figure 1 (topographic map of the site) shows the general locality and visual catchments relevant to the property and wider area. It also shows the property location and boundaries.

3.2 Topography

Key topographical features of the area are the sandy beaches, rocky shorelines and islands, coastal landform/vegetation, and the hilly hinterland.

Sandy Beaches

Whangapoua Beach is 1.8 km long and faces northeast. New Chum Beach is 1.1km long and lies about 400 m north of Whangapoua. The Wainuiototo - New Chum catchment is between Pukenui (171 m) and Motukopu Island to the northwest and

Legend Property boundary

© 2014 Data Acknowledgment Map contains data sourced from LINZ Crown Copyright Reserved Figure 1. Site location of www.wildlands.co.nz, 0508 WILDNZ Wainuiototo Station Landscape Assessment Scale: 1:50,000 Report: 3160 Client: Ross Mear Date: 10/06/2014 Ref: 01 1404 0 1 2 Cartographer: FM ³ Path: E:\gis\NewChumsBeach\mxd\ km File: Figure_LocationSite.mxd Format: A4

Motuto Point to the southeast. Whangapoua Beach is located between the headlands of Te Rehutae Point (85 m) at the south-eastern end and Motuto Point (72 m) in the northwest. A rocky boulder shoreline extends beyond the sandy beaches at both ends of New Chum and Whangapoua. Both beaches are typical of the Coromandel east coast, with white sand and boulder fields at each end.

About 700 m (64%) of New Chum Beach adjoins the subject property.

Cliffs and Scarps

Motuto Point (72 m) is a distinctive natural feature, colloquially referred to as the Camel because of its shape. Its northwest cliffs drop almost vertically down to the shoreline at Wainuiototo Bay with vertically striated rocks.

The saddle (Camel’s neck) between New Chum and Whangapoua is about 20 m above sea level. Inland of the Motuto Saddle, a fragmented ridge line divides the Wainuiototo and Whangapoua catchments and rises west into the hinterland.

North of Wainuiototo Bay is a section of coastal rocks and an associated rocky reef. A rock pinnacle and Motukopu Island (over 60 m) lie 100 m offshore east of and below Pukenui (171 m).

Islands

Pungapunga Island is 200 m offshore from Whangapoua Beach, east of the Pungapunga River mouth. Another small island, Motukopu Island, lies north of New Chums beach just off the mainland coast below Pukenui.

The Mercury Islands form a key part of the sea views some 17 km eastwards, along with Matarangi, Kuaotunu and the Opito Bay peninsula.

Hinterland

Hilly hinterland rises to the west above Wainuiototo Bay to higher peaks points west and south of the property at Hapapawera (364 m) the nearest, south to Haronga (411 m) and Kakahoroa (273 m). The high point on the property itself is 121 m, just south of an existing hangar building.

3.3 Hydrology and catchment

The northern portion of the property is sited almost entirely within the New Chum catchment. The southern portion, comprising the rolling ridge line above Motuto Point, is mainly within the Whangapoua catchment.

Two unnamed streams flow into Wainuiototo Bay, both towards the northern end of New Chum Beach. Below high tide level these watercourses reform each tide and flow year-round. The southern-most of these streams is within the subject landholding. Floods have disgorged small boulders onto the beach into roughly deltaic shapes at these stream mouths.

3.4 Vegetation

High quality coastal pohutukawa nikau forest rises above New Chum Beach along the eastern boundary of the property, and is described in detail in the ecological report. The width of indigenous vegetation along this boundary currently varies from about 60-200 m and rises as much as 100 m above sea level. This area of bush south of the stream and above the beach is approximately 12 ha in size.

There is an interesting transition of vegetation types, from sand dunes behind the beach, to riparian vegetation along the stream, to coastal forest up and above the escarpment.

In addition there is another 9.5 ha of high quality indigenous coastal lowland forest up the stream, mainly on the left side, including a small area of dune. The southwest corner of the property has another 5.5ha of existing mature indigenous vegetation that is contiguous with neighbouring bush.

The total area of existing mature indigenous vegetation is approximately 27ha, or about 45% of the property.

Plantation pine forest occurs on the adjacent hinterland. Areas of this are being harvested at the time of writing. There are also smaller pockets of pine woodlots, including a grove of about twenty trees near the stream and immediately above the sand dunes within the northern part of the subject site.

The property was originally part of Te Pungapunga Station, a long established dry stock farming enterprise. Pasture is currently grazed by cattle.

Extensive areas of pasture within the property have been allowed to revert. Much of this is now dense gorse cover that will allow native seedlings to establish below. Usually the process of vegetation succession, through a gorse landcover, into predominantly native vegetation takes 2-3 decades (20-30 years). This will occur naturally through natural wind and bird spread seed dispersal. Already significant numbers of kanuka are regenerating. Grazed areas of mainly kikuyu grass also have patches of gorse establishing.

An aerial photograph and overlays is provided in Figure 2. This aerial photograph shows the natural landform, vegetation cover, and modifications to the site and surroundings. It also includes:

 Proposed District Plan Outstanding Landscape Overlay;  Proposed District Plan Outstanding Natural Character Overlay;  Proposed District Plan “Priority Locations for Indigenous Ecosystem Restoration and Enhancement” Overlay;  Property boundary;  MHWS line. Figure 3 shows the terrain (elevation data) and the landform in relief with some ridge lines shown, for the area where elevation data is available, watercourses, existing tracks, and property boundaries.

Legend MHWS line Proposed District Plan Conservation Lot Overlay Proposed District Plan Outstanding Natural Character Overlay Proposed District Plan Outstanding Landscape Overlay Property boundary

© 2014 Data Acknowledgment Maps contain data sourced from LINZ Figure 2. Proposed District Plan Outstanding Landscape, Crown Copyright Reserved www.wildlands.co.nz, 0508 WILDNZ Waikato Regional Aerial Photography Service 2012 Outstanding Natural Character and Conservation Lot Overlays Scale: 1:4,000 Report: 3160 at Wainuiototo Station Landscape Assessment Date: 10/06/2014 Client: MEARS 0 100 200 Ref: 01 1404 Cartographer: FM ³ Path: E:\gis\NewChumsBeach\mxd\ m File: Figure_DistrictPlan.mxd Format: A3 Legend Selected ridgline Watercourse Property boundary Area where elevation data is available

© 2014 Data Acknowledgment Imagery source:Waikato Regional Aerial Figure 3. Selected ridglines, Photography Service (WRAPS) 2012 www.wildlands.co.nz, 0508 WILDNZ watercourses and tracks at Scale: 1:12,000 Report: 3160 Client: Ross Mear Wainuiototo Station Landscape Assessment Date: 5/08/2014 Ref: 01 1404 0 250 500 Cartographer: FM ³ Path: E:\gis\NewChumsBeach\mxd\ m File: Figure Elevation Data.mxd Format: A4

4. NATURAL CHARACTER

The Whangapoua-Wainuiototo Bay coastal landscape is spectacular, with outstanding natural character. Whangapoua and New Chum Beaches are beautiful sandy beaches with pohutukawa and bush-clad islands and headlands. The Mercury Islands - on the horizon - add interest to the sea views.

Plate 1: Top - Whangapoua Beach sunrise near Pungapunga Stream. Middle - Whangapoua from Motuto Point. Bottom - New Chum Beach-Wainuiototo Bay from Motuto Point.

The elements that make up this outstanding natural character are:

 Waters of Whangapoua, Wainuiototo Bay, and associated inflowing streams;  Sandy beaches and rocky shorelines;  Coastal cliffs, rocky reefs, and escarpments;  Coastal pohutukawa-nikau forest;  Lack of prominent built development;  Small scale, old character buildings in key locations.

5. COROMANDEL DISTRICT LANDSCAPE ASSESSMENT AND OUTSTANDING LANDSCAPES

The Thames-Coromandel District Council has recently notified its Proposed District Plan and submissions on that plan have closed but have not yet been heard. While most of the content of the Proposed District Plan relevant to the current proposal has no current legal effect, the Proposed Plan is nevertheless considered to contain the most recent statutory planning provisions relevant to the landscape and visual effects assessment of the proposal. Those provisions are also considered to be generally consistent with and to give effect to the relevant provisions of the higher order statutory planning instruments, being the Proposed Waikato Regional Policy Statement and the New Zealand Coastal Policy Statement, 2010 (NZCPS).

Section 9 of the Proposed Thames-Coromandel District Plan states: Landscape and natural character are two of the most important 'special values' in the District, and are a key reason why the Coromandel Peninsula is well known and admired…..

..Outstanding and amenity landscapes and areas of high natural character cover approximately 57% of the District. Around 18% of the District's land area is privately owned with one or more of these values present (the majority of land with landscape and natural character values is within the Department of Conservation (DoC) estate).

The outstanding landscape and amenity landscape objectives and policies only apply to the outstanding and amenity landscape units shown on the Overlay Planning Maps. Objective 3 and its policies only apply to the natural character overlay shown on the Overlay Planning Maps. Objective 4 and its policies only apply to the Coastal Environment, wetlands, lakes, and rivers and their margins, that are outside the natural character overlay shown on the Overlay Planning Maps.

9.1.1 District Landscape Assessment

The District's landscape is separated into 88 individual landscape units. These units have been mapped, assessed, described and photographed and used to identify whether it is an outstanding landscape or an amenity landscape. Each landscape unit's extent and value was determined using a combination of geomorphologic and biological characteristics, similar appearance and people's perceptions….

The Coromandel Peninsula Landscape Assessment (Brown 2008) mapping was carried out at a scale of 1:50,000. Elsewhere these maps are used as a guide, with

more detailed analysis carried out for consenting purposes. In this instance, it appears that the intention was to include the coastal forest and the most visible parts of the southern slopes of the Motuto Point ridge. The Proposed District Plan overlays supersede this mapping.

Farming and forestry land to the west of the New Chum Outstanding Landscape overlay line has not been identified as either an Outstanding or Amenity Landscape.

The narrow northern portion of Landscape Unit 31: New Chum Outstanding Landscape is contiguous with the adjacent large Landscape Unit 19: Coromandel Range - Northeast, which is also an Outstanding Landscape. This includes the whole northern headland of Wainuiototo Bay/New Chum Beach. To the south Landscape Unit 31: New Chum adjoins Landscape Unit 32; Whangapoua Beach and Te Rehutae Point. This includes the sandy beach and Pungapunga stream at the northern end of the beach. This unit has a lesser Amenity Landscape Overlay and excludes the Whangapoua settlement.

5.1 Proposed District Plan overlays

Proposed District Plan Overlays for Natural Character and Outstanding Landscapes differ from the Coromandel Peninsula Landscape Assessment report. These overlays are a refinement of the mapping undertaken as part of the aforementioned Landscape Assessment report. The Proposed Natural Character Overlay1 (PNCO) follows the extent of contiguous mature existing coastal forest and excludes areas in pasture and gorse. The mapped line has some inconsistencies when overlayed with aerial photography, but this has been addressed in the ecological assessment.

The Proposed Outstanding Landscape Overlay (POLO) more accurately follows the vegetation boundaries than the Coromandel District Landscape Assessment but is inconsistent in its treatment of the pastoral portion of Wanuiototo Farm. The critical Motuto Point ridge line is a complex landform, being broken up by various minor hillocks and valleys. It is not easy to accurately plot this ridge line, though the figures provided in this report show terrain, watercourses, and ridge lines linking high points, based on elevation data2, to help inform assessment of where the ridge line is situated.

It appears that the intent of the POLO is to include the south-facing slopes of the Motuto Point ridge line as a backdrop to Whangapoua Beach. The extent and proper mapping of this overlay are open to interpretation. For example, the POLO is inconsistent in the case of Te Rehutae Point which sits within an Amenity Landscape Overlay although Te Rehutae Point is an outstanding landscape compared to the farmed portion of Wainuiototo Farm. Similarly, the prominent ridge with mature kanuka south of the airstrip is bisected by the POLO. The inland extent of the POLO appears quite arbitrary here, and the line should probably be the same as the PNCO

1 It is understood that this Overlay is based on the Coromandel Peninsula Ecological Assessment of Natural Character Prepared for Thames-Coromandel District Council, January 2010, J Dahm & M Graeme. 2 TCDC DP 9.1.1: The boundary of each unit is based on one of the following: Ridge lines of spurs whose slopes contain landscape features such as river valleys, harbours or basins; The edge of a particular landform/land type such as a harbour or river terrace or escarpments, riverbed, base of a hill or mountain range; The edge of an area of modification or type of land cover (i.e. residential settlement, exotic forestry, or pasture); Any adjacent landforms that inform the landscape area.

line and exclude the farmland. This approach still includes the seaward 500 m of Motuto Point entirely within the POLO, as well as the coastal pohutukawa forest.

The following table lists best practice criteria for assessing outstanding natural features and landscapes and in the right column provides commentary for the New Chum unit.

Criteria Commentary on New Chum Unit Mapping The Motuto ridge south face should be within the Whangapoua Landscape Unit (Amenity Landscape) rather than the New Chum Unit. This slope is not part of New Chum Beach but is strongly associated with Whangapoua. Refer to the photographs, terrain mapping and figures throughout this report to verify this. Natural Science Factors Representativeness: Natural features The beaches and rocky shorelines, the coastal bluffs and landscape are clearly and recognisably and cliffs and Motuto Point are highly representative of characteristic of the area or district or the Coromandel coastline. However, the inland farmed region. Key components distil this essence. portions have lower value and are less natural. The natural science factors include the; The POLO boundary is incorrect, with the ridge line geological, topographical, ecological and poorly defined; it dissects the kanuka ridge line, and dynamic components of the landscape. includes extensive areas of lower value gorse-covered pasture. The farmed portion of the Motuto Point ridge is within the Whangapoua catchment and is clearly less significant than Te Rehutae Point (Amenity Landscape rather than Outstanding Landscape). The portion of the kanuka ridge excluded from the POLO has the same landform characteristics as farmland further inland which has no landscape overlay. Built dwellings are included in the POLO: the Smith dwelling, the Te Punga Station homestead, and baches along Whangapoua beach. In good state of preservation. Parts of the site are in a good natural state (see ecological report), specifically the highly natural areas in mature indigenous vegetation. However over time the farmland indigenous vegetation has been cleared and modification involves pasture/ gorse dominance with fences and water troughs. There are a few old and new buildings within the POLO. Existing buildings include the Smith dwelling, the Te Punga Station homestead, and other baches along Whangapoua beach. Research and Education: Natural Not currently applicable. There may be positive benefits features and landscapes are valued for the with the intention to carry out a comprehensive contribution they make to research and ecological management plan (EMP). Other parties may education. be invited to participate if the application is successful. Rarity: Natural features are unique or rare New Chum Beach is typical of many smaller sand in the region or nationally, and a few beaches on the Coromandel Range. Many unknown comparable examples exist. beaches remain in a pristine state but are inaccessible. Public have been permitted access to New Chum Beach by the current landowners for the past 12 years. Other beaches are equally or more outstanding, notably: Rauporoa and Potiki Bays (private), Cathedral Cove, Opoutere, Orokawa Bay, and Hot Water Beach. Aesthetic Values, Including Memorability and Naturalness Coherence: The patterns of land use are The farmland portion of the POLO has a low ranking in largely in harmony with the underlying this regard. natural pattern of the landform of the area The farmland is not coherent with the highly natural and there are no significant discordant coastal forest, comprising a different land use. The elements of landcover or land use. farmed portions of Motuto Point are not outstanding when viewed from Whangapoua and existing housing. Vividness: Natural features and landscape The PNCO more accurately mirrors the memorable are highly recognised across the parts of the New Chum walkway. The farmland and

Criteria Commentary on New Chum Unit community and beyond the local area and POLO are somewhat arbitrary in terms of where they remain clearly in memory; striking finish. For example, the kanuka ridge landform is landscapes are symbolic of an area due to bisected and high quality indigenous vegetation further their recognisable and memorable inland has been excluded. qualities. Naturalness: Natural features and The PNCO more accurately reflects where the POLO landscapes appear largely uncompromised should be. The farmland should either be excluded or by modification and appear to comprise have a lower Amenity Landscape ranking. natural systems that are functional and healthy. Intactness: Natural systems are intact The PNCO more accurately reflects where the POLO and aesthetically coherent and do not should be. The farmland should either be excluded or display significant visual signs of human have a lower Amenity Landscape ranking. It is part of a modification, intervention or manipulation; landscape that includes the Smith dwelling, fences, and visually intact and highly aesthetic natural domestic stock. landscapes. Expressiveness (legibility): How obviously The Motuto Point coastal cliffs express the natural the landscape demonstrates the formative processes with distinctive basalt columns. This is processes leading to it. Natural features confined to the immediate coastal edge and is not clearly demonstrate the natural processes expressed on the farmed portion of the property. that formed them. Examples of natural processes in landscape exemplify the particular processes that formed that landscape. Transient values: Occasional presence of Pohutukawa flowering around the coastal forest and wildlife; or its values at certain times of the sea life along the coastline (e.g. dolphins), native birds day or of the year feeding in the indigenous forest. This is confined to the indigenous areas but will gradually include the retired pastoral lands as a positive benefit. Whether the values are shared and recognised Maori Values It is understood that Wainuiototo Bay is valued highly but does not have specific Maori sites or legends. It has limited archaeological value (see archaeologists report). Historical Associations Wainuiototo Bay is absent from timber milling and gold mining histories. Farming at Wainuiototo Bay is not historically significant.

Although the TCDC POLO line is open to challenge, this assessment has used the POLO as a baseline, and effects have been assessed accordingly.

5.2 Modification and built development

There is extensive built development in and surrounding the Whangapoua settlement. As well as the urban settlement of baches and housing, there are lifestyle lots further back in the Pungapunga Stream valley and on the ridge above Whangapoua Harbour. Across and north of the Pungapunga Stream, near the Mangakahia Drive, on flats on the true left side of the stream is a cluster of farm dwelling buildings and a woolshed. North of this, adjacent to the sandy beach/rocky shore junction, are a blue house, various wooden baches, and the original Te Punga Station homestead (surrounded by stone walls).

In addition to this existing development, a subdivision creating 5 lots on land below Motuto Ridge and facing Whangapoua Beach has been granted consent (Pungapunga Station). A house is able to erected on each of the approved lots as a controlled activity. As well as this already consented development, controlled activity applications have been lodged to further subdivide three of these approved new lots and to erect houses on each of these extra lots. In total, the consented and proposed developments have the potential to result in 8 additional houses (and associated

accessory buildings) to be erected in this area. Many of these additional houses on adjacent landholdings are within the POLO.

Plate 2: Whangapoua settlement from New Chum Beach walk (unformed track right hand side).

Wainuiototo Farm modifications are based around the farming operations and include farm tracks and an airstrip, water tanks, a hangar, and extensive fence lines. There are currently no dwellings within the Wainuiototo Bay catchment at present, although a caravan is being used on the airstrip in front of the hangar. There is also a small wooden deck and an amenity shed (under construction) located at the base of the escarpment area, c.75 m south of the first stream, adjacent to where the owners have camped over the past decade or so.

The Smith dwelling (c.30 m2), built in circa 2005, sits on the Motuto Point ridge on neighbouring land which lies within the Whangapoua catchment. This dwelling is about 40 m above sea level and the site has extensive views along New Chum Beach from a clearing along the escarpment ridge line. Access through the subject land was used, with the applicant’s permission, for the construction of this dwelling.

Plate 3: Water tanks, hangar and caravan above Motuto Point from within subject site. Not visible from Whangapoua settlement.

Plate 4: Pine grove adjacent to beach, existing vehicular beach access track with a stream to the right of pohutukawa tree.

Plate 5: Farm tracks and gorse behind pine standee. (NB: fence has been replaced.)

The major modification at Wainuiototo Farm has been the historical clearance of indigenous vegetation for farmland. This was probably pre-dated by the removal of kauri in the early nineteenth century for timber milling1.

1 http://en.wikipedia.org/wiki/Whangapoua.

6. VISUAL CATCHMENT AND VIEWING AUDIENCE

Two visual catchments are involved: Whangapoua and Wainuiototo Bay. These are separated by Motuto Point and the intervening ridge line. There are currently no permanent dwellings within the Wainuiototo Bay catchment, although a hangar is present near the airstrip.

The Whangapoua catchment includes the Smith dwelling referred to above, the Whangapoua settlement itself, and the various privately-owned dwellings on the private farm road to the north of the Whangapoua Stream and the various properties scattered properties along and above Te Punga Road.

6.1 Whangapoua Beach

The permanent population of Whangapoua was 135 in 20061 but this figure increases significantly during peak holiday periods. The main potential viewing audience comprises some 250 property owners at and around Whangapoua. Roads within Whangapoua include: Mangakahia Drive/ Tangiora Avenue, McMahon Avenue, Anarake Street, Adams Road, Opera Place, Te Punga Road, and Whangapoua Road. The potential viewing audience also includes visitors to the area. There is a large population increase over the summer months when baches are full and camping is popular. Many visitors make day visits to Whangapoua. Most of the subject site is hidden from view being screened by the Motuto ridge line. The southern face of the Motuto ridge line is visible from properties with an orientation and windows facing northwest. Many will have this view blocked by neighbouring houses, trees, and intervening topography and vegetation.

Similarly, the southern face of the Motuto ridge line is a significant part of the view from central and eastern parts of Whangapoua Beach. The beach outside the Whangapoua Beach Store and public reserve is over 1.2 km from the southern boundary of the site. This is a suitable representative viewpoint for assessment purposes, however, because the store is a local destination and the adjacent beach access has relatively high use. Closer sites, including those parts of the beach especially at the north-west end, commonly cannot view the site due to topography and vegetation, and more distant sites have diminishing effects as the distance increases. Te Rehutae Point and the eastern end of Whangapoua Beach are at least 2 km away from the site. The western end of the beach on the true left bank of the Pungapunga Stream does not view the site.

Most of the viewing is towards the beach and offshore islands. The Motuto ridge line, and associated farmland and vegetation make up part of the backdrop to the northwest of Whangapoua Beach.

1 At the time of the 2006 Census, the usually resident population of Whangapoua /Te Rerenga was 135. This was a decrease of 42 or 31% since 2001. In the summer of 2007/08, its peak population reached approximately 2,500 people - 17.4 times its usual population. http://www.tcdc.govt.nz/Global/1_Your%20Council/Community%20Plans/Whangapoua%20Comm%20Pla n%20-%20December%202008.pdf

Plate 6: View towards site from Whangapoua beach outside Whangapoua Beach store

6.2 New Chum Beach track

From the carpark at the end of Mangakahia Road, people can walk 500 m along Whangapoua Beach, including crossing the Pungapunga Stream. The view is a mix of natural character (beach, stream, pohutukawa) and human development. Farm buildings and several baches and the old Te Punga Station homestead nestle near the stream mouth at the western end of Whangapoua Beach.

The New Chum Beach track starts at the northwest end of Whangapoua Beach with a scramble over a boulder beach shoreline for some 500 m or so. This section is tidal and is constrained by steep escarpments that rise behind the boulder shoreline. Heading to New Chum, the Whangapoua shoreline portion of track generally views the coastal vegetation and ocean. Where coastal terraces appear a track has been worn just within the coastal forest to avoid the boulders and tide.

The track crosses over to New Chum Beach where it traverses a low saddle (c.100 m) through coastal pohutukawa - nikau forest. From the saddle the unformed New Chum access track is largely within natural areas, with no built development visible. The track meets the rocky shoreline and sandy beach of Wainuiototo Bay near the eastern end. Coastal forest clothes the escarpment behind the beach, rocky cliffs drop right down to the beach in places, and no development is visible. To the walker, New Chum Beach appears to be a wild and unspoilt beach. The route information suggests avoiding the walk two hours each side of high tide as waves can completely cover the boulder beach and require wading.

Plate 7: Pungapunga Stream near Mangakahia Rd end showing the woolshed

A side route for the adventurous is to clamber up onto Motuto Point. This 50 m near vertical climb from the saddle rises steeply through rocky bluffs, using rock crevices and tree roots for hand and footholds. This informal climb is restricted to the young and healthy as it requires a head for heights. It is possible to climb up and over Motuto Point and right down to the water at its eastern extremity, and this allows viewing of an interesting volcanic sinkhole.

Heading south backwards to Whangapoua, the track has views directly to the Whangapoua beach and settlement, from the saddle area onwards.

Plate 8: New Chum Beach track at end of Mangakahia Drive (skyline kānuka within the subject site)

6.3 New Chum Beach

New Chum Beach visitors1 make up this viewing audience.

These people either walk from Whangapoua or come via sea on boats, kayaks, jet skis, and amphibious craft. Most walkers settle at the south-eastern end of the beach, where it is most natural and spend their visit there. Other than large portions of the sandy beach which are included in the property, these south-beach visitors do not view into the subject property beyond the steep 100 m high bush clad escarpments that form a backdrop to the beach. Their focus is out to sea towards the offshore islands, Motuto Point, and Pukenui/Motukopu Island and along New Chum Beach itself. This half of the beach offers a taste of wilderness, as Motuto Point screens out settlements further east at Matarangi and Kuaotunu. There are large spreading pohutukawa trees hanging over the beach that are particularly popular for shady relaxation.

Plate 9: From northern end of New Chum Beach towards farmland. Top near sunset, bottom late morning (note pampas/pines and gorse)

1 Understand this is 500-800/day in summer.

North-west of the streams, along the northern third of New Chum Beach, views back to the sandy beach, the bush clad escarpment and the north and east facing slopes of the property are possible. A group of planted pine trees, with gorse, pampas, farmland and vehicular beach access tracks, indicates human modification. No buildings are visible from here. This end of the beach is less used, however, with most visitors preferring to enjoy the beach nearer Whangapoua. The predominant focus of visitors to the northern end of the beach is the northern headlands along to Motukopu Island, the forested escarpment above, and the sea towards the offshore islands.

This northern half of the beach is also less wild due to the pastoral and farming modifications behind the beach and it has views across the sea to the developed settlements at Matarangi and Kuaotunu. This section of New Chum Beach is also the most sheltered and it is not uncommon during summer for a number of boats, kayaks, jet skis and amphibious water craft to be parked on the sand and/or moored in the bay.

A major portion of the sandy beach at New Chum Beach and the dunes and escarpment area inland are on the subject property. This is private land which, in the past, the owners have allowed the public to use and enjoy.

6.4 Views from the sea

No water-based site visit was undertaken for this assessment, though much of the site will be visible from out at sea. These views include the beach and rocky shoreline, with bush clad headlands and the escarpments behind. Behind this is farmland and plantation forest. Harvesting of plantation forest is currently occurring in the hinterland behind Wainuiototo Farm. The highly natural coastline has a backdrop of productive land uses and indigenous forest.

7. ASSESSMENT OF LANDSCAPE EFFECTS

The actual and potential effects are:

 Landscape effects and natural character;  Effects on the Proposed Natural Character Overlay;  Effects on the Proposed Outstanding Landscape Overlay.

7.1 Landscape effects and natural character

Four dwellings in total are proposed on the property. Figure 4 shows the proposal based on Figure 2, with house sites and new tracks, and the proposed restoration plantings including natural regeneration, revegetation plantings and covenanted areas. It shows proposed houses sites, existing tracks, proposed primary access, and the final ecological restoration layout.

The proposal involves the following changes to landscape and natural character:

 Protection of existing mature vegetation comprising c.28.5ha of high/very high ecological value through covenants (see Ecological Assessment).

 Establishment and management of c.17ha of new coastal forest through natural regeneration (see Ecological Assessment).

 Establishment and management of c.11.5ha of restoration planting (see Ecological restoration and management plan) and pest control.

 Riparian planting, dune restoration (c.0.4ha), extensive indigenous regeneration, and control of pest plants and animals.

 A change in land use with the retirement of pastoral farming and its gradual reversion to indigenous coastal vegetation. Manuka honey will be a primary land use.

 Earthworks associated with accessways and building platforms for the four house sites proposed.

 The introduction of three dwellings into the Wainuiototo/New Chums catchment, and one into the Whangapoua catchment.

The effects of the proposal and resulting changes to the landscape are acceptable because:

 There are already several dwellings in this POLO area including the Smith dwelling on the Motuto Point ridge, and those along the Whangapoua beach edge.

 All of the proposed four house sites are situated outside the PNCO.

 All of the proposed four house sites are located either substantially outside of the POLO, or in the case of Site 4, will be largely obscured by existing topography and existing and proposed vegetation.

 Extensive vegetation management, pest control, and restoration planting will be undertaken (see Ecological Assessment).

 Building design controls are proposed, to further ensure that houses are recessive and unobtrusive.

 Site-specific conditions will apply to all sites.

7.2 Proposed Natural Character Overlay (PNCO)

All the proposed house sites are outside the PNCO (Figure 4) which includes the contiguous coastal vegetation along the beach escarpment and headlands. Even though the house sites are outside this PNCO, an extensive ecological programme is proposed, as set out in the Ecological Assessment. Overall, the effect on ecological natural character will be positive.

The PNCO narrows to about 45 m of vegetation at its narrowest on the true right side of a small stream and incorporates a well-used walking and vehicular access track down to the beach. The owners have often driven to this area to use the beach, and the family has regularly camped further south down the beach, under the pohutukawa trees. There is an existing deck/garden amenities shed and tracks under the

LEGEND EMP unit 3 planted first. Priority vegetation areas (hatched) Other regeneration and revegetation areas

pine removal and dune restoration

grass and garden areas

existing pohutukawa adjacent to beach site 1 Indicative buildings; 20x10m dwellings, 8x12m ancillary

plant in accordance with EMP prior to building

property boundary

site 2

pool

site 3

site 4

N Figure 4. Wainuiototo Farm Landscape Concept; Proposed house sites, and landscape planting Date; 5 August 2014

pohutukawa near here. This narrowing of the overlay reflects that this area is of lower quality, being historically cleared, converted into pasture and otherwise modified. A pine woodlot, gorse, pampas, fence and gate are shown in Plates 4-5. This part of the beach has lower natural character. Without the specimen mature pohutukawa and some dune vegetation this area would likely cause division of this Overlay into two.

West of the POLO the land cover is farmland and plantation forest. This land, making up much of the subject property, has no landscape overlay classification.

The effects of the proposal are acceptable because:

 Houses in the Wainuiototo catchment are sited outside the Natural Character Overlay.

 Extensive vegetation management, pest control, and restoration planting will be undertaken.

 Housing will be obscured either completely or substantially.

7.3 Proposed Outstanding Landscape Overlay (POLO)

The proposed POLO (Figure 4) includes all the PNCO, plus the farmland along and south of the Motuto Point ridge. All of the proposed house sites except one located on farmland in the Whangapoua catchment are substantially outside the POLO area.

The intent of the POLO appears to be to include the south facing slopes of the Motuto Point ridge line as a backdrop to Whangapoua Beach. The extent and proper mapping of this overlay are open to interpretation. For example, the POLO is inconsistent in the case of Te Rehutae Point which sits within an Amenity Landscape Overlay - although Te Rehutae Point is unquestionably an outstanding landscape compared to the farmed portion of Wainuiototo Farm. Similarly, the prominent ridge with mature kanuka south of the airstrip is bisected by the POLO and hence the inland extent of the POLO appears quite arbitrary.

In these respects, the POLO line should probably be the same as the PNCO line, and exclude the farmed portion of Wainuiototo Farm and the farmland on the adjoining property. This interpretation or approach would still include 500 m of Motuto Point entirely within the POLO, as well as the coastal pohutukawa forest along New Chum Beach.

At the north end of Wainuiototo Farm, the POLO narrows down to about 80m from the property boundary at the small stream area in front of Site 1 (about 90m from MHWS). This area is on the true right side of the small stream and incorporates a well-used vehicular and pedestrian access track down to the beach. As noted above in respect of the PNCO, the owners have often driven to this area to use the beach, and the family has regularly camped further south down the beach under the pohutukawa trees.

Again, this narrowing of the overlay reflects that this area is of lower landscape quality being historically cleared, converted into pasture and otherwise modified. A pine woodlot, gorse, pampas, fence, and gate are shown in Plates 4-5. This modified area has lower natural character and landscape qualities. Without the single mature pohutukawa and some dune vegetation this area would visually divide this Overlay in two. The stream valley allows some views up into the farmed portion of the property from north of this stream.

It is important for the overall New Chum Beach experience that the natural character of this area is enhanced. The proposed ecological restoration and pest management will elevate the landscape value of this area (see Ecological Assessment).

Site 4 is within the POLO, being sited on farmland within the Motuto Point ridge portion of the Overlay. The Coromandel District Landscape Assessment includes this in the POLO because:

“…Motuto Point and its southern escarpment are highly visible from Whangapoua settlement as they flank the northern margins of Whangapoua Beach.”

The Smith dwelling, Te Punga homestead and adjacent baches are also within this POLO.

The effects of the proposed house sites on the POLO are acceptable because:

 Housing development already exists within the POLO and many of these existing houses are plainly visible.

 Three of the proposed house sites are situated mostly outside of the POLO;

 One house site is within the POLO but is hidden behind natural topography to be completely obscured from the New Chum walk and otherwise largely out of public view;

 Extensive vegetation management, pest control, and restoration planting will be undertaken;

 Building design controls are proposed to further ensure houses are recessive;

 Site specific conditions will apply to all sites.

7.4 House sites and dwellings within Proposed Outstanding Landscape Overlay

House sites within the POLO need to be highly sensitive to the surroundings. Adverse effects are avoided by:

 Ensuring that building sites and accessways are difficult to view from the public/key viewing angles.

 By locating buildings so they are hidden by topography.

 By using building design controls to remedy any potential residual effects (bulk and scale, shadow and lighting design, colour reflectivity).

Protection of natural character and extensive indigenous planting will provide positive benefits.

Relevant provisions are set out in the Proposed District Plan - Section 9.3 Objectives and Policies. Within the Outstanding Landscape Overlay it is stated:

Policy 1a; Subdivision, use and development shall avoid adverse effects on Outstanding Landscapes and maintain the values and characteristics of Outstanding Landscapes by:

(a) Being visually unobtrusive; and (b) Not dominating the landscape and landform; and (c) Retaining existing areas of indigenous vegetation cover; and (d) Protecting prominent landscape features from disturbance; and (e) Not obscuring natural features visible from public land; and (f) Minimising earthworks as far as practicable, and revegetating any earthworks as soon as possible; and (g) Minimising light spill; and (h) Avoiding visual 'scars'; and (i) Following natural contours; and (j) Providing public access through subdivision to public land, the coast, and esplanade reserves and strips alongside rivers, where access to these areas is not yet provided.

Policy 1b; Permanent buildings and other structures in Outstanding Landscapes shall be designed and located so they:

(a) Are inconspicuous when viewed from public land; and (b) Do not dissect or sit or project above a ridge line or a prominent landscape feature; and (c) Use recessive colours and low reflectivity materials and minimise light spill; and (d) Are visually recessive and blend in with the surrounding vegetation colours and landscape shape and form.

The following table lists the TCDC provision in the left hand column and provides commentary for Site 4, the only site within the POLO (as currently interpreted) in the right hand column.

TCDC Provision Commentary Policy 1a - Subdivision, use and development shall avoid adverse effects on Outstanding Landscapes and maintain the values and characteristics of Outstanding Landscapes by: Being visually unobtrusive; and The house site is located behind a small hillock and is obscured as viewed from New Chum walkway. It is otherwise

TCDC Provision Commentary substantially obscured from public view and will at worst be visually unobtrusive. Not dominating the landscape and landform; Buildings will be substantially hidden and behind topography and also further screened by extensive restoration plantings of indigenous vegetation. Retaining existing areas of indigenous The house site and associated vehicle vegetation cover; and accessways is currently pasture which will be retired from grazing. Existing indigenous vegetation cover is retained throughout. Extensive restoration plantings are being undertaken. Protecting prominent landscape features from No indigenous vegetation is to be cleared. disturbance; and Earthworks will be kept to a minimum to construct the vehicle accessways. The accessways will be on level ground with no cut faces other than to construct water tables. Building platform earthworks will be controlled by the proposed conditions. Not obscuring natural features visible from Natural features remain fully exposed. The public land; and indigenous restoration will extend the coastal forest cover and natural character across farmland. Buildings are hidden by natural landform and vegetation. Minimising earthworks as far as practicable, and No indigenous vegetation is to be cleared. revegetating any earthworks as soon as Earthworks will be kept to a minimum to possible; and construct the vehicle accessways. The accessways will be on level ground with no cut faces other than to construct water tables. Building platform earthworks will be controlled by the proposed consent conditions. Minimising light spill; and The house will be substantially hidden behind a small hillock. The resource consent could include a condition limiting window aspect and exterior lighting out of direct line of sight from public view. Exterior lights to be limited to localised down-lights fixed to buildings and mounted not more than a 1m above ground level. Avoiding visual 'scars'; and No indigenous vegetation is to be cleared. Earthworks will be kept to a minimum to construct the vehicle accessways. The accessways will be on level ground with no cut faces other than to construct water tables. Building platform earthworks will be controlled by the proposed conditions. Following natural contours; and No indigenous vegetation is to be cleared. Earthworks will be kept to a minimum to construct the vehicle access way. The accessways will be on level ground with no cut faces other than to construct water tables. Building platform earthworks will be controlled by the proposed conditions. Building design will follow natural contours. Providing public access through subdivision to The owners have riparian rights to a public land, the coast, and esplanade reserves substantial portion of sandy beach land and strips alongside rivers, where access to above MHWS and have allowed public these areas is not yet provided. access to New Chum Beach willingly for

TCDC Provision Commentary the last 12 years. Conditions allowing for continued public access are included. Policy 1b - Permanent buildings and other structures in Outstanding Landscapes shall be designed and located so they: Are inconspicuous when viewed from public The house site is located behind a small land; and hillock as viewed from New Chum walkway. It will at worst be visually unobtrusive. Extensive ecological restoration planting is proposed, a positive benefit. Do not dissect or sit or project above a ridge The house site is located behind a small line or a prominent landscape feature; and hillock and is obscured as viewed from New Chum walkway. It is otherwise substantially obscured from public view and it will be at worst visually unobtrusive. Extensive ecological restoration planting is proposed, a positive benefit. Use recessive colours and low reflectivity The houses will be hidden behind a small materials and minimise light spill; and hillock. Conditions limiting window aspect and exterior lighting out of direct line of sight from public view are possible. Exterior lights to be limited to localised down-lights fixed to buildings and mounted not more than a 1m above ground level.

Colour reflectivity: roofs less than 25%, walls less than 35% (all exteriors colours <35%). Further materials shall be low in reflectivity for all external components of the building and structures (including guttering, spouting, and window joinery). Colours shall be in natural tones within the British Standard (BS) 5252 range, Groups A and B.

Are visually recessive and blend in with the The house will be hidden behind a small surrounding vegetation colours and landscape hillock. Conditions limiting window aspect shape and form. and exterior lighting out of direct line of sight from public view are possible. Exterior lights to be limited to localised down-lights fixed to buildings and mounted not more than a 1m above ground level.

As described previously there are inconsistencies in how the landscape units which make up the POLO have been defined and categorised. For example, Te Rehutae Point is an Amenity Landscape within the Whangapoua unit. The Te Rehutae Point

landscape feature is certainly more outstanding than the farmed portion of the subject property even though this farmland is lumped within the POLO. This inconsistency should not prejudice this application, and several lots on adjacent landholdings have been approved (Te Pungapunga Station). This application and particularly the restoration of Motuto Point ridge with extensive indigenous restoration and retirement of farmland will enhance the landscape over time, and is a net positive benefit.

7.5 New Chum Beach experience

As well as its natural beauty, New Chum Beach is promoted substantially for its wilderness experience attributes. These attributes are absolute in the southern half of New Chum Beach, where all human development is obscured. However, wilderness attributes are not the same in the vicinity of the stream mouth and at the northern end of New Chum Beach because of the less natural aspects: views southeast to the built settlement at Matarangi and Kuaotunu, pines, farmland, fences, and gorse and other weeds. There are also frequent visits to the beach from local residents at Whangapoua, Matarangi and beyond by amphibious vessels, boats, and jetskis, with some vessels mooring overnight.

Natural character is totally dominant for the southern half of New Chum Beach and this will not be affected by the proposed subdivision and housing. Most people do not venture beyond the southern part of the beach and will not notice any change except perhaps the removal of wilding pines and other pest plant species and the other positive ecological benefits of the proposed ecological restoration and management plan.

Plate 10: South end of New Chums Beach - highly natural and unmodified (early morning).

Natural character at the northern end of New Chum Beach will also be improved with the gradual revegetation and regeneration of pasture into indigenous forest. The proposed ecological programme is very extensive and will have particularly positive benefits for the natural character of this end of the beach and the unnamed stream. The farmland part of the site has been modified by vegetation clearance, the

development of pasture (brighter green colour), and farm tracks, fence lines, water tanks, and farm buildings.

One house site situated in the vicinity of the pine grove and adjacent to the small unnamed stream that flows out onto the beach, was previously granted resource consent but that consent has since lapsed. The current proposal for a dwelling on this site (Site 1) is smaller than that previously approved, set back further from the beach and further mitigated with additional planting and comprehensive building design controls.

Size and building character will be controlled through consent conditions, to ensure that it will not be prominent but rather obscured through the siting of building platforms, as shown, through screening and softening and through building design controls.

The impact of building four sites and houses on the property on the New Chum experience is acceptable because:

 Existing indigenous bush and other native vegetation will be preserved.

 Public access with be retained to and along New Chum Beach.

 There will be no perceptible change to visitors of the southern portion of beach.

 Extensive revegetation will be undertaken as part of the proposal both through natural regeneration under gorse, and new managed plantings.

 For the northern portion of beach modified farmland currently affects the experience.

 The proposed development is designed at a low density, with an average lot size of just over 15 ha.

A minimum of 20 hectares is required under the operative TCDC rules for the creation of two conservation lots. This proposal is, at 55 hectares, almost triple this minimum 20ha requirement. And under the proposed TCDC rules only two hectares of land identified on Figure 1 of Section 18 of the Proposed District Plan is required per conservation lot. This proposal is – at 11 hectares – almost triple this minimum 4ha requirement. The proposal therefore more than satisfies the conservation lot subdivision requirements of both the operative TCDC plan and the proposed TCDC plan.

Consent conditions (see Ecological report for ecological details) will be included for:

 Formal protection of existing bush through legal covenant.

 Implementation of indigenous revegetation.

 Implementation of a pest control plan.

 Buildings will be sited within the designated building platforms.

 Building design controls will apply, as outlined below.

 Building platforms will be placed as shown on the individual landscape planting plans.

 For each house site, a resource consent will be required prior to or in conjunction with an application for building consent, showing all proposed buildings and other structures, as well as any proposed measures to avoid or mitigate any adverse landscape or visual effects that would otherwise be created.

8. ASSESSMENT OF VISUAL EFFECTS

8.1 Viewpoint analysis

Five viewpoints have been selected for visibility analysis on the basis that these viewpoints are representative of the public interest and are where the landscape and visual effects relating to this resource application are potentially the greatest. The five viewpoints are:

 Whangapoua Beach near the store being representative of the south-eastern distant Whangapoua views.

 Whangapoua Beach near the Mangakahia Road end carpark where the southern slopes of the subject property are most visible.

 The New Chum Beach walkway.

 The southern two-thirds of New Chum Beach where the sandy beach and escarpment area of the subject property are visible.

 The northern end of New Chum Beach where the sandy beach, escarpment area and northern slopes of the subject property are most visible. Most viewing locations will not be affected by the proposal. These locations include the New Chum walkway and views from the saddle at Motuto Point and the southern two-thirds of New Chum Beach where all human development is obscured. The proposal therefore preserves the key pristine and wilderness attributes and natural character of the beach which are inherent to the New Chum Beach “experience.” Further, it preserves and enhances these outstanding qualities and views in perpetuity.

Figure 5 shows visibility areas, which have been calculated from an observation point 1.8m above ground level, the approximate eye level for a tall person. This methodology is a useful tool for analysing where house sites are hidden from view (no shading). This figure also includes house sites and tracks, to indicate the location of the proposed houses. The visibility analysis was carried out quantitatively using elevational data to calculate visibility from a given viewpoint. This analysis covers the whole subject property but is limited to the area where elevation data is available (shown as the dotted line). This analysis, as presented, does not take into account existing mature vegetation, or the height of proposed buildings.

Legend 5 Existing track .! Proposed primary access .! Observation point (1.8 m above ground level) Potential house sites Area seen from point 2 Area seen from point 5 Area where elevation data is available Property boundary

4 .!

3 .!

2 .!

1 .!

© 2014 Data Acknowledgment Maps contain data sourced from LINZ Crown Copyright Reserved Figure 5. Visibility areas for selected viewing points, www.wildlands.co.nz, 0508 WILDNZ Wainuiototo Station Landscape Assessment Scale: 1:6,674 Report: 3160 Client: MEARS 0 170 340 Date: 1/07/2014 Ref: 01 1404 Cartographer: ³ Path: E:\gis\NewChumsBeach\mxd\ m File: Figure Observation points 1_2_3.mxd Format: A3

8.1.1 Viewpoint 1: Whangapoua Beach near the store

This viewpoint is illustrated by Plate 11 only. Suitable elevation data is not available in the Whangapoua store area to generate a visibility diagram.

From this viewpoint the major change will be the conversion of farmland to indigenous vegetation through the ecological restoration and pest management programme. House Site 4 is located approximately 1 km from the store, sits behind and is obscured by the small hillock (red arrow)

Plate 11: From dune top near Whangapoua Beach store (House Site 4 hidden behind hillock - red arrow)

8.1.2 Viewpoint 2: Whangapoua Beach near the Mangakahia Road end carpark

The area of land shaded in green is visible from this location from an observation point 1.8 m above ground, a tall person’s eye level. Along with Viewpoint 1, this viewing location is within the Whangapoua catchment, and does not take vegetation into account. Vegetation provides an additional screen and reduces visibility from this viewpoint considerably, due to the size and maturity of the coastal forest.

From Viewpoint 2 (and 1) the whole of the New Chum Beach lower catchment is hidden by the Motuto Point ridge. The prominent landform is Motuto Point and the associated ridge line and southern slopes and flanks. These slopes include coastal forest and pastoral farmland on the ridges and plateaus further inland. This landform makes up the backdrop to views from Whangapoua and from further east. The non- shaded areas are hidden because they are valleys and hollows, and are behind hillocks and ridges. In addition to the existing development, and as noted in section 5.2 of this report, the potential exists for the erection of eight extra houses and associated accessory buildings in this area.

House Site 4 is the only site potentially visible from this vantage point as the three other house sites are behind the Motuto Point ridge in the New Chum catchment. As noted above, this house site will be substantially hidden behind topography and also further screened by extensive plantings of indigenous vegetation. There are also numerous other forms of development including houses and farm buildings which are

considerably closer to the Mangakahia Road car park than Site 4, and clearly more visible than Site 4.

8.1.3 Viewpoint 3: New Chum Beach Walkway

No visibility analysis figure is included because Whangapoua Beach, and the escarpment area of coastal forest are the only land visible. None of the subject site is visible from the boulder beach portion of the New Chum Beach walkway.

None of the four proposed house sites will be visible from the New Chum Beach walkway.

The proposal maintains the integrity of the key views of the beach, dune and the coastal escarpment area from the saddle at Motuto Point at the end of the New Chum Beach walkway. The proposal therefore preserves the key pristine and wilderness attributes and natural character of the beach which is quintessential to the New Chum Beach “experience.”

Further, the proposal preserves and enhances these outstanding qualities and views in perpetuity.

8.1.4 Viewpoint 4: Southern Two -Thirds of New Chum Beach

No visibility analysis figure is included because the sandy beach, dune and escarpment area of coastal forest along New Chum Beach are the only parts of the subject property which are visible from the southern end of New Chum Beach.

None of the four proposed house sites are visible from the southern two-thirds of New Chum Beach as they are hidden by the coastal escarpments, and associated coastal forest. Scattered pines are visible along the escarpment skyline and these will be progressively controlled, improving the views by making the existing vegetation more natural.

The proposal maintains the integrity of the key views of the beach, dune and the coastal escarpment area from the southern two-thirds of the New Chum Beach. This is the main area of the beach where the vast majority of visitors to the beach settle and spend their time sitting underneath the pohutukawa trees and enjoying the beach and the surf. The proposal therefore preserves these key pristine attributes and natural character of the beach which is quintessential to the New Chum Beach “experience.”

Further, the proposal preserves and enhances these outstanding qualities and views in perpetuity.

8.1.5 Viewpoint 5: Northern End of New Chum Beach

The area shaded in blue is visible from this location from an observation point 1.8 m above ground, a tall person’s eye level. The visible areas comprise the beach, the coastal vegetation lining the beach and much of the escarpment. It also includes north

facing slopes of the farmland visible up the stream valley. There are large areas of flatter land above the escarpment that are not visible.

As noted previously, the wilderness attributes of the beach are not the same in the vicinity of the stream mouth and at the northern end of New Chum Beach looking south-east because of its less natural and developed aspects. The views from the northern end of the beach to the southeast capture the developed settlements at Matarangi and Kuaotunu, pines, farmland, fences, and gorse and other weeds. The developed nature of this view is amplified at night when the south-eastern view from the northern end of the beach is affected by house and street lighting from the settlements at Matarangi, Kuaotunu and beyond.

The outstanding views from the northern end of New Chum Beach are not the south- eastern views back towards Whangapoua and the subject property. Instead their focus is out to sea towards the offshore islands, back to Motuto Point, northwards to Pukenui/Motukopu Island and along New Chum Beach itself. None of these outstanding views are impacted by the proposed subdivision.

House Site 1 is set low near the stream c. 90 m from the MHWS (subject property’s seaward boundary), behind the existing pines (which will be felled) and will be substantially obscured by the high dune crest and vegetation.

A larger house site situated seaward of the pines was previously granted resource consent - but that has since lapsed. The current proposal for a dwelling on this site is smaller than previously approved, set back further from the beach and further mitigated with additional planting and comprehensive building design controls.

House Site 1 is potentially more visible from above the MHWS and from on the dunes, but these viewpoints are part of the subject property and hence obscured from the public - excepting those who are trespassing on the owner’s private land. House Site 1 is potentially visible from spots north of the stream, but these views are filtered through the existing coastal vegetation and will be further mitigated with additional planting and comprehensive building design controls.

Plate 12: From the northern end of New Chum Beach gorse-covered farmland and pasture is visible up the New Chum catchment to the north-facing slopes of

the property. Houses Site I (RHS pines from this angle) is entirely hidden behind vegetation near the stream.

House Site 2 is hidden above and behind the escarpment and mature vegetation land will be substantially, if not completely, obscured from all parts of New Chum Beach (see plate 12). Any potential views of House Site 2 will be distant and further mitigated with additional planting and comprehensive building design controls.

Similarly House Site 3 is more distant from the northern end of the beach than Site 2 and set further back from the escarpment ridge than Site 2 and will similarly substantially, if not completely, obscured from all parts of New Chum Beach.

9. HOUSE SITE ASSESSMENTS

Separate assessments are provided below for each of the four house sites proposed.

9.1 House Site 1

Overview

This site includes a building platform for a house. This building platform is set back more than 90m from MHWS.

The building platform is on pastoral farmland and will be accessed by new and existing tracks through farmland. No indigenous vegetation will be cleared.

In terms of Natural Character, this house site sits outside the PNCO.

In terms of Landscape Character, this house site sits substantially outside the POLO within a farmed part of the site.

In terms of Visibility, this house site is potentially visible from the section of New Chum Beach immediately downstream, as shown in Figure 5. This site is located behind the dune ridge and potentially affects a very small portion of the beach. Such public viewing generally requires a degree of trespass onto private property.

Building Design

The following building design controls are proposed:

 Outside the building platforms and accessways shown, no person shall carry out, or permit the erection of any new building or structure, i.e. building shall be within the defined building platform for the lot.

 The maximum building height of all buildings be reduced level (RL) to roof peak RL18 m (6 m above ground level (GL), assuming ground level GL12m).

 Buildings will be designed to minimise earthworks. Earthworks are encouraged where they reduce the visibility of buildings and structures from the beach.

 Bulk and scale of buildings will be broken into visually separated sections, with garaging visually separated to reduce bulk and scale effects. Garaging and storage shall be screened by vegetation from public viewing along New Chum Beach.

 Designed to incorporate extensive eaves and verandas, and to promote shadows for beach-facing (eastward) elevations.

 Colour reflectivity: roofs less than 25%, walls less than 35% (all exterior colours <35%).

 Avoid external lighting and windows visible from identified public viewpoints.

 Other innovations that help ensure building are visually recessive.

 Fencing shall be restricted to rural type post and wire or mesh styles.

 A landscape plan should be submitted with the required resource consent for building on the site that addresses the foregoing matters. The landscape plan will show: PNCO, POLO, contours, buildings, accessways and other structures likely to be visible. The landscape plan shall demonstrate innovations and mechanisms to ensure that buildings will be visually recessive. A planting plan shall be included labelling structural plantings especially pohutukawa and other larger- growing locally-sourced indigenous trees and massed areas of planting.

9.2 House Site 2

Overview

This site includes a building platform for a house. This house building platform is set back behind the escarpment and existing mature coastal vegetation. This vegetation is to be protected with a legally-binding covenant, in perpetuity.

This building platform is on grass-covered and/or gorse-covered farmland and will be accessed by new and existing tracks.

In terms of Natural Character, this house site is outside the PNCO.

In terms of Landscape Character, this house site is outside the POLO.

In terms of Visibility, this house site is virtually completely screened from New Chum Beach by the escarpment and existing mature coastal vegetation. It is not visible from Whangapoua being screened by the Motuto Point landform. Refer Figure 5 which shows the site hidden.

Building Design Controls

 Outside the building platforms and accessways shown, no person shall carry out, or permit the erection of any new building or structure. Building shall be within the defined building platform for the lot.

 The maximum building height shall be 6 m.

 Buildings will be designed to minimise earthworks and earthworks shall be designed to assist in ensuring that they remedy the visibility of buildings and structures from the beach.

 Retaining shall be kept to a minimum. Retaining should be of a dark colour (<25% reflectivity) and be fully planted out with vegetation.

 Bulk and scale of buildings will be broken into visually separated sections, with garaging visually separated to reduce bulk and scale effects.

 Design to incorporate extensive eaves and verandas, and to promote shadows for beach facing (eastward) elevations.

 Colour reflectivity: roofs less than 25%, walls less than 35% (all exteriors colours <35%).

 Avoid external lighting and windows visible from identified public viewpoints

 Other innovations that help ensure building are visually recessive

 Fencing shall be restricted to rural type post and wire or mesh styles.

 A landscape plan should be submitted with the required resource consent application for building on the site that addresses the foregoing matters. The landscape plan will show: PNCO, POLO, contours, buildings, accessways and other structures likely to be visible. The landscape plan shall demonstrate innovations and mechanisms to ensure buildings are visually recessive. A planting plan shall be included labelling structural plantings especially pohutukawa and other larger-growing locally-sourced indigenous trees and massed areas of planting.

9.3 House Site 3

As for Site 2.

The main building site is at the northern end of the airstrip and is screened from Whangapoua by the kanuka ridge and is not visible from New Chum Beach. This will be confirmed as part of the building consent process. A swimming pool and associated structures and potentially accommodation unit (s) are proposed near the existing access road. Being below ground the pool will have no visual effects. Associated pool structures and accommodation unit(s) will be of a small scale and subject to the same conditions. Similar controls will be applied to garden structures, such as those indicated.

9.4 House Site 4

Overview

This site includes a building platform for a house. This building platform is set north of a small hillock and just south of the Motuto Point ridge line. It is positioned so that the hillock naturally screens the house site from Whangapoua and especially the New Chum walkway (Viewpoint 1).

This building platform is on grass-covered farmland and will be accessed by new and existing tracks through farmland. No indigenous vegetation will be cleared.

In terms of Natural Character this house site is outside the PNCO. The natural character overlay follows the coastal vegetation and excludes the pasture and scattered shrubs.

In terms of Landscape Character this house site is within the POLO. This is the only proposed house site within the POLO (although the adjacent Smith dwelling and the Whangapoua beach edge buildings are also within the PNCO and the POLO).

In terms of visibility this house site is potentially visible from parts of Whangapoua Beach and eastward (Matarangi, Kuaotunu). Figure 5 shows visibility areas that can be seen from Viewpoint 2 and illustrates that the small hillock can be used to site a house in such a way as to make it largely obscured from a given viewpoint. The Viewpoint 1 photograph (Plate 13) shows this small hillock. Parts of a house might be visible from portions of the Whangapoua settlement, peaking east of the small hillock but the building design controls will ensure any buildings are largely obscured.

Building Design Controls

 The building will be sited behind the small hillock, as viewed from Viewpoint 2, to ensure it is partially obscured from the New Chum Beach walkway. Profiles shall be erected to confirm this as part of the building consent process.

 Planting shall be undertaken in accordance with the Landscape Concept Plan and EMP prior to building.

 Outside the building platforms and accessways shown, no person shall carry out, or permit the erection of any new building. Building shall be within the defined building platform for the lot.

 The maximum building height of all buildings be reduced level (RL) to roof peak RL90.5 m (6 m above ground level (GL), assuming ground level GL84.5m).

 Buildings will be designed to minimise earthworks. Earthworks are encouraged where they reduce the visibility of buildings and structures from Viewpoints 1 and 2 along Whangapoua beach.

 Buildings shall be designed to reduce bulk and scale effects.

 The design shall incorporate extensive eaves and verandas, to promote shadows for Whangapoua beach-facing (southward) elevations.

 Colour reflectivity: roofs less than 25%, walls less than 35% (all exteriors colours <35%).

 Avoid external lighting and windows visible from identified public Viewpoints 1 and 2.

 Other innovations that help ensure building are visually recessive.

 Fencing shall be restricted to rural type post and wire or mesh styles.

 A landscape plan shall be submitted with the resource consent for building permit that illustrate these controls. The landscape plan will show: PNCO, POLO, contours, buildings, accessways and other structures likely to be visible. The landscape plan shall demonstrate innovations and mechanisms to ensure buildings are visually recessive. A planting plan shall be included labelling structural plantings especially pohutukawa and other larger-growing locally-sourced indigenous trees and massed areas of planting.

9.5 Ancillary buildings Various ancillary buildings are shown on Lots 1-3 so that lot owners have the ability to meet their future needs. Lot 4 will have no ancillary buildings. Buildings are shown on the landscape concept, figure 4, at the following sizes; main dwellings 20 x 10m blocks, garaging 6 x 6m squares, and ancillary buildings 12 x 8m. These are shown to give a sense of scale and are indicative only. Further resource consents will be required for these buildings so detailed issues can be addressed more fully at that time. Ancillary buildings include; a pool and associated pool house, accommodation units and implement shed/garaging. All ancillary buildings will be constructed as low, 4.5m maximum height, single storey structures with dark cladding and roofs (reflectivity less than 35%), and with a maximum size of 96sq.m. Any visual effects of these structures will be remedied through localised earthworks, building design and EMP planting prior to construction. There will be no landscape effects from these ancillary structures from public viewpoints including New Chum beach and the New Chum walkway.

10. CONSENT CONDITIONS

Overview

Consent conditions are required for:

 Protection of existing bush through legal covenants;

 Implementation of the ecological management plan (EMP) as set out in the Ecological Report;

 The siting of buildings within designated building platforms;

 Requiring a resource consent for each house to be obtained prior to or in conjunction with an application for building consent, showing all buildings, structures and mitigation concept plans;

 Building design controls as outlined below.

Building Design Controls

The following Building Design Controls are for all sites:

 Outside the building platforms and accessways shown, no person shall carry out, or permit the erection of any new building or structure, i.e. buildings shall be within the defined building platform for each lot.

 The maximum building height of all buildings is 6m above ground level except where stated otherwise.

 Buildings will be designed to minimise earthworks. Earthworks are encouraged where they reduce the visibility of buildings and structures from the beach.

 Retaining shall be kept to a minimum. Retaining should be of a dark colour (<25% reflectivity) and be fully planted out with vegetation if visible to public view.

 Bulk and scale of buildings will be broken into visually separated sections, with garaging visually separated to reduce bulk and scale effects. Garaging and storage shall be fully screened from public. For example, building elevations over 10 m long shall be broken up with varied rooflines and design mechanism that create shadow lines in the morning to reduce the apparent bulk and scale of development.

 The roof pitch of buildings shall be designed to minimise roof visibility from public view especially from New Chum Beach itself.

 Design to incorporate extensive eaves, verandas and to promote shadows for beach facing elevations. The roof pitch of buildings shall be designed to minimise roof visibility from Whangapoua.

 Reflectivity from glazing shall be minimised with shadows from overhangs, use of 600 mm or larger eaves. Mirror type glass shall be avoided.

 The exterior walls shall be textured to cast shadow lines, such as timber weatherboard, board and batten, stone, or plaster.

 Colours shall be low in reflectivity for all external components of the building and structures (including guttering, spouting, and window joinery), such as natural tones within the British Standard (BS) 5252 range, Groups A and B with a colour reflectivity: roofs less than 25%, and exterior surfaces and walls less than 35% (all exteriors colours <35%).

 Avoid external lighting and windows visible from public view. Limited down lighting attached to buildings and below 1m with downward focused light acceptable for safety purposes.

 Other innovations that help ensure building are visually recessive.

 Fencing shall be restricted to rural type post and wire or mesh styles.

In addition recommended building design controls for Site 2 are:

 The maximum building height of (RL) to roof peak RL18m (6m above ground level (GL) assuming ground level RL12m).

In addition recommended building design controls for Site 4 are:

 The building will be sited behind the small hillock as viewed from Viewpoint 2 to ensure it is largely obscured.

 Profiles of the actual building envelope shall be erected as part of the building consent process and visibility checked to ensure buildings are unobtrusive from viewpoints 1-5.

 Plant and manage in accordance with the EMP Management unit 3.

 The maximum building height of all buildings is RL90m (5m above GL, assuming ground level 85m).

11. CONCLUSIONS

This resource consent application seeks to subdivide Wainuiototo Farm into four lots of c.15 ha with one designated house site on each lot.

This application relates to the pasture land which is within Wainuiototo Farm but behind and inland of the popular New Chum Beach. A major portion of this outstanding beach and the associated dune formation and coastal forest is on the subject property.

The popular New Chum Beach is seaward of Wainuiototo Farm, as shown on the Natural Character and Outstanding Landscape Overlay maps of the Proposed District Plan. New Chum Beach and the majority of the hinterland included on the 60.7ha

farm will be enhanced by ecological restoration, and/or regeneration, and no built development is proposed immediately adjoining New Chum Beach itself.

New Chum Beach is nationally and internationally known and appreciated for its wild and scenic attributes and these attributes will remain essentially unchanged by the proposed development. A very extensive ecological restoration and management plan will positively benefit the receiving environment by retirement of farmland, managing pests throughout, and through the restoration planting programme.

For those who visit the southern two-thirds of New Chum beach there will be no new adverse landscape or natural character effects including on the walking track. For those who venture beyond the streams at the north end of the Beach the retirement of farmland, the management of weeds, and the protection, regeneration and restoration of c.55 ha of coastal forest will have a positive benefit and enhance both the natural character and landscape. Although a house may be partially visible if visitors go searching for it, the current view here includes pampas, gorse, pine trees, pasture, fences, and farm tracks. This experience will be largely unaffected.

Overall the proposal to subdivide the property into four lots and to identify a house site and associated vehicle accessways within each of the lots in conjunction with the protection in perpetuity of c.55 ha of existing, revegetated or regenerated largely contiguous indigenous vegetation is acceptable from and landscape and visual effects perspective.

Of the four proposed house sites, only one is within the TCDP Proposed Outstanding Landscape Overlay; New Chums. This building platform (Site 4) is actually outside the New Chum visual catchment and is within the Whangapoua visual catchment .This building platform is located so as to be screened by topography from the New Chum walkway, and conditions are proposed to ensure effects are inconsequential. In addition consents have been granted for the erection of several other houses in the POLO in close proximity to Site 4 on adjacent landholdings (Te Pungapunga Station).

The other three proposed house sites are outside the Proposed Outstanding Landscape Overlay. Two of these (Sites 2 and 3) are completely obscured from view from the beach by the existing naturally forested coastal escarpment. Site 1 is set back 90 m from MHWS and has extensive controls to ensure it is visually unobtrusive. The owners want to ensure their own security and privacy for this lot. Public access across this private land is not wanted or anticipated.

Careful consideration has been given to the siting of potential house sites on the property. In addition, a comprehensive suite of building design controls is proposed. Subject to the above, overall landscape and visual effects will be positive.

APPENDIX 1

SITE PHOTOGRAPHS

Photograph 1: from timber steps near Whangapoua beach Store towards Motuto Point

Photograph 2: from New Chums walkway looking back to Whangapoua Beach and Settlement

Issue; June 2014 wainuiototo farm - supplementary photographs Landscape Assessment Photograph 3: from Pungapunga stream, Whangapoua Beach looking towards site 4 behind hillock (note bach and homestead under pohutukawa in foreground)

Photograph 4: from Pungapunga stream, Whangapoua Beach looking towards site 4 behind hillock to right of photo (note brown and blue baches plus homestead under pohutukawa in foreground)

Issue; June 2014 wainuiototo farm - supplementary photographs Landscape Assessment Photograph 5: from Whangapoua Beach looking towards site - homestead left side (no proposed house sites visible)

Photograph 6: from the Camel, Motuto Point looking back towards Whangapoua Beach

Issue; June 2014 wainuiototo farm - supplementary photographs Landscape Assessment Photograph 7: from the Camel, Motuto Point looking back towards Te Rehutae Point and Whangapoua Beach

Photograph 8: from the Camel, Motuto Point looking towards New Chum Beach (House site 3 located near hangar, caravan and water tank) Farmland and forestry harvest in background

Issue; June 2014 wainuiototo farm - supplementary photographs Landscape Assessment Photograph 9: view at sunset from New Chum Beach looking towards Kuaotunu, Motuto Point silhouetted right side

Photograph 10: view north from stream area on New Chum Beach looking towards Pukenui (171m) and Motukopu Island

Issue; June 2014 wainuiototo farm - supplementary photographs Landscape Assessment Photograph 11: view south and west from beach near stream. Site 1 is behind the pines that are to be removed

Joins below

Photograph 12: view north and west from beach near stream. Site 1 is behind the pines that are to be removed. Pampas will be controlled under the ecological programme.

joins above

Issue; June 2014 wainuiototo farm - supplementary photographs Landscape Assessment