Kcdc Local Character Review
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KCDC LOCAL CHARACTER REVIEW RAUMATI / CHARACTER ASSESSMENT Prepared for Kāpiti Coast District Council by Urban Perspectives & MWH | January 2011 CONTENTS 1 INTRODUCTION 1 1.1 SCOPE OF CHARACTER ASSESSMENT 1 1.2 METHODOLOGY/RESEARCH METHODS 2 2 BACKGROUND 4 2.1 CHOOSING FUTURES 4 2.2 CHOOSING FUTURES: LOCAL OUTCOMES RAUMATI BEACH & RAUMATI SOUTH 6 2.3 DEVELOPMENT MANAGEMENT STRATEGY 8 3 NATURAL CHARACTER 11 3.1 LANDFORM/TOPOGRAPHY/LANDSCAPE SETTING 11 3.2 SLOPE ANALYSIS 11 3.3 OPEN SPACE STRUCTURE/GREEN NETWORK 13 3.4 SIGNIFICANT VEGETATION 13 4 BUILT CHARACTERISTICS 15 4.1 SPATIAL FORM & STRUCTURE 15 4.2 SUBDIVISION AGE 17 4.3 BUILDING AGE 19 4.4 BUILDING HEIGHT 21 4.5 SITE COVERAGE 22 4.6 LOT PATTERNS (SIZE AND SHAPE) 23 4.7 BUILDING LOCATION 24 4.8 STREETSCAPE CHARACTERISTICS 25 4.9 SUMMARY 28 5 DISTRICT PLAN REVIEW 30 5.1 CURRENT RESIDENTIAL AREA PROVISIONS 30 5.2 ASSESSMENT 33 5.3 OTHER MATTERS: STREET UPGRADES, COASTAL HAZARD REVIEW AND DESIGN GUIDELINES 36 6 RECOMMENDATIONS 38 1 INTRODUCTION The process undertaken to develop the Kāpiti Coast: Choosing Futures Local Outcome documents for Greater Ōtaki, Raumati South and Paekākāriki identified a number of concerns and community preferences with regard to the character of these areas. The distinctive characteristics of the built environment in all three areas were identified. There was a concern that new residential development was occurring that was out of step with the local character of the area. Kāpiti Coast District Council engaged MWH and Urban Perspectives to develop local character studies for Ōtaki, Raumati and Paekākāriki. The purpose of these studies is to determine whether the District Plan rules provide an adequate framework to protect the character of local communities, and to develop specific design guides where appropriate to respond to local character issues. This paper provides a character review of Raumati, with a special emphasis on the parts along the coastline. The two other areas - Ōtaki and Paekākāriki are covered in separate documents. Objectives Kāpiti Coast District: Location of Study Areas The primary objectives of the study are: a. assess the present character of Raumati (identify its essential character attributes); b. review the effectiveness of current District Plan provisions to maintain this character; and c. recommend relevant ‘character’ management provisions for new development . 1.1 SCOPE OF CHARACTER ASSESSMENT Study Area The total study area covers Raumati Beach and Raumati South. The focus area covers the parts along the coastline, including the areas to the west of Hillcrest Rd, Renown Rd, Margaret Rd and Alexander Rd. The boundaries of the total study area and the focus areas indicated on the Map on the next page in blue and red respectively. This document provides a general character overview for the total study area and a more detailed analysis of the focus area. KCDC / Character Review, Raumati 1 Prepared for KCDC by Urban Perspectives & MWH | January 2011 Scope of Assessment The aim of the study is to identify typical/common features and predominant patterns which make up the collective character of Raumati and contribute to its significance. ‘Character’ includes both built and natural elements and is largely determined by the relationship and the unique combination between these elements. To this end, the assessment of Raumati is focused on understanding underlying patterns relating to matters such as landform and open space; spatial structure; building location and character, site coverage and perception of density; and local streetscape characteristics. Thus, the emphasis is on the size, form, orientation, layout, location and alignment of buildings rather than on the more detailed features like construction techniques, decorative/stylistic detail, or the detailed use of materials, colour and/or landscape treatment. However, these secondary features are also briefly outlined. The key characteristics of Raumati investigated in the study include: Subdivision & building age Building height Site coverage Frontage setbacks/front yards and separation distances/side yards Lot size and shape Spatial structure Streetscape character Current District Plan provisions have also been identified and analysed in relation to the characteristic patterns of the study area. 1.2 METHODOLOGY/RESEARCH METHODS The character assessment of Raumati is based on a combination of the following research methods and techniques: Streetscape Appraisal This is an expert field study of the area identifying important and consistent streetscape characteristics. The streetscape analysis also identifies any notable ‘local streetscapes’ that for whatever reason might have a higher amenity/character value. KCDC / Character Review, Raumati 2 Prepared for KCDC by Urban Perspectives & MWH | January 2011 Use of Council’s Data and GIS Information Patterns of subdivision and building age, site coverage and building height have been determined based on records and information from the Council’s database and GIS. A series of maps, all to a single scale, have been composed to show the distribution of buildings with similar development patterns. Information on lot size was obtained along with parcel information from Land Information NZ (LINZ). Measurements This involves measuring typical block sizes and frontage setbacks from aerial photographs with marked cadastral boundaries. Interpretation of Results The information from Council’s records and GIS databases and the results of the measurements have been recorded and analysed individually. This analysis was then verified against and integrated with the results from the streetscape analysis. The collective use of the identified research methods allows an objective assessment of the area’s character and helps to inform recommendations for any changes to the current planning provisions. The accuracy of the database is not absolute. It is, however, sufficiently accurate for the purpose of the study - which is to identify important patterns of development within the study area. Nevertheless, this does not substitute for the detailed analysis of any particular building. Should individual buildings warrant further study, investigations should verify the accuracy of this base data. KCDC / Character Review, Raumati 3 Prepared for KCDC by Urban Perspectives & MWH | January 2011 2 BACKGROUND 2.1 CHOOSING FUTURES In 2004 the Council engaged with the community in the Kāpiti Coast: Choosing Futures process under the Local Government Act 2002, through which the community’s long-term vision for the district was identified. From this process the following documents were prepared: Kāpiti Coast: Choosing Futures: Community Plan Kāpiti Coast: Choosing Futures: Community Outcomes Kāpiti Coast: Choosing Futures: Community Outcomes: Local Outcomes The Community Plan and Community Outcomes documents were reviewed and updated in 2009. The Community Outcomes document identifies the community’s vision for the district as a whole and the Local Outcomes documents identify the community’s vision for specific areas. The Community Plan sets out what Council will do in response to this vision and its statutory responsibilities. The Community Plan 2009 sets out seven community outcomes that the Council aims to achieve. Outcome 2 is of particular relevance to issues of character in the district: Outcome 2: Local Character is retained within a cohesive District. This outcome is concerned with recognising, protecting and preserving the unique character of various communities while also nurturing those things that create a sense of community as a whole. With respect to Development Management, the Community Plan identifies that a benefit of “strategic planning and policy development to manage growth pressures” is that “urban areas retain their unique character and existing amenity”. It is also noted that “place, local character and the quality of open space including its links with biodiversity, are seen both as ends in themselves and as a means to attract and retain people as part of the development a more sustainable local economy.” The seven community outcomes identified in the Community Plan are expanded on in the Community Outcomes document. Of relevance to the character of Raumati are the following: Outcome 1: There are healthy natural systems which people can enjoy Outcome 1.1 key natural areas shape the fundamental form and quality of the District’s settlements: The coast in its entirety is recognised: as being central to the local culture and lifestyle; as a place that is valued for its natural and wild feel; and that this is supported by: KCDC / Character Review, Raumati 4 Prepared for KCDC by Urban Perspectives & MWH | January 2011 avoiding any further new greenfields subdivision on the front dunes and associated wetlands. The coastal escarpment and coastal hills are recognised: as a major and valued landscape feature of the District; and that this is supported by: encouraging landowners to support regeneration of native rather than exotic trees; avoiding building on the escarpment face and front face of coastal hills. Outcome 1.4: that the coast is managed: in a way that tries to keep the coastal edge as natural as possible. Outcome 1.5: that the District becomes known for best practice subdivision design that includes trees, landforms, waterways, parks, walkways, cycleways and bridleways as features in developments. Outcome 1.7: that vulnerable areas of native vegetation and wildlife are protected. Outcome 2: Local character