Auckland Waterfront Apartments, Wynyard Quarter Visual Amenity Effects Assessment Prepared for Auckland Waterfront Apartments Limited

19 December 2018

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Bibliographic reference for citation: Boffa Miskell Limited 2018. Auckland Waterfront Apartments, Wynyard Quarter: Visual Amenity Effects Assessment. Report prepared by Boffa Miskell Limited for Auckland Waterfront Apartments Limited.

Prepared by: Tom Lines Associate Principal / Landscape Architect Boffa Miskell Limited

Reviewed by: Stuart Houghton Associate Partner / Landscape Architect Boffa Miskell Limited

Status: FINAL Version: 1 Issue date: 19 December 2018

Use and Reliance This report has been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use for the purpose for which it is intended in accordance with the agreed scope of work. Boffa Miskell does not accept any liability or responsibility in relation to the use of this report contrary to the above, or to any person other than the Client. Any use or reliance by a third party is at that party's own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate, without independent verification, unless otherwise indicated. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

Template revision: 20180621 0000 File ref: A176314_Visual_Effects_Assessment.docx

Cover photograph: The Proposal, © Resource Consent Report by RTA Studio, Bossley Architects & Jasmax (formatted for report cover)

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CONTENTS

1.0 Introduction and Background 1

2.0 Proposed Development 2

3.0 Statutory Context 3

3.1 Built Form 3 3.2 Special Character Error! Bookmark not defined. 3.3 Reverse Sensitivity and Amenity Error! Bookmark not defined. 3.4 Integrated Development 5

4.0 Visual Catchment and Viewing Audiences 6

4.1 Assessment Viewpoints 7

5.0 Visual Amenity Assessment 8

5.1 Views from the Wider Context 8 5.2 Views from Immediate Vicinity 10

6.0 Statutory Provisions Assessment 11

6.1 Conclusion 11

Appendices

Appendix 1: Scale of Effects Rating

Appendix 2: Graphic Supplement

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1.0 Introduction and Background

This report provides an assessment of visual effects in relation to a resource consent application for a comprehensive 6 building residential apartment development, known as the Auckland Waterfront Apartments (“AWA”) on the Wynyard Quarter block identified as Wynyard Quarter – Quarter Area 2 West. The subject site is located in Sub-Precinct B of the wider Wynyard precinct, and the whole of the site is bound by Daldy Street to the east, Beaumont Street to the west, Pakenham Street to the north and Gaunt Street to the south. Auckland Waterfront Apartments, part of Fu Wah New Zealand, purchased the site in 2016 from previous owners Goodman Property Trust, who had obtained an updated IDP resource consent providing for residential as well as commercial uses on the block. Fu Wah intend to develop the whole of the block for a multi-building residential apartment development, laid out on a perimeter block model that invites the public in through laneways, to a significant publicly accessible courtyard in the centre of the block. A range of retail and hospitality spaces are provided on ground floor to activate the surrounding streets and enliven the internally focused courtyard and laneway spaces. Boffa Miskell was engaged by Fu Wah in May 2017 to provide urban design, landscape design, and visual amenity assessment services to the project. The masterplanning of the scheme has been led by RTA Studio, with individual buildings being designed by a multi-architect collaborative involving RTA Studio, Pete Bossley Architects and Jasmax. An application was subsequently lodged however, after legal advice Council concluded that the IDP resource consents do not form part of the existing environment. This issue of the visual amenity effects assessment has therefore been amended to provide an assessment of the proposal excluding the existing IDP as part of the existing environment, and instead using the heights anticipated in the Auckland Unitary Plan (Operative in Part) (‘AUP(OIP)’), and the building massing used in the Auckland Waterfront Plan 2012. This report sets out an assessment of visual amenity effects of the proposed development, focusing on the visual impact of the proposed building height, bulk and massing. This report also addresses how the proposal alters the developing built form profile and visual effects of the Wynyard Quarter as viewed from the wider visual catchment. In particular, visual simulations (illustrating bulk and massing), have been prepared to understand the visual change in relation to the building heights anticipated by the Wynyard Precinct provisions of the Unitary Plan, represented from established viewpoints set at the time of the Wynyard Quarter Plan Changes to the previous Central Area Plan. These representative viewpoints have consistently been used to assess proposed changes to the built form height, bulk and massing since this time, including the 2015 IDP consent granted for the subject block. This visual amenity assessment is therefore focused on the visual effects from viewing audiences, both within and outside of the immediate waterfront context of the Wynyard Quarter. A standalone report prepared by Boffa Miskell urban designer Michael Nettleship sets out a comprehensive urban design assessment (“UDA”) of the proposal. This UDA assesses how the built form relates to the more immediate context of streets and public spaces within Wynyard Quarter. This urban design assessment includes a comprehensive set of contextual 3- dimensional views that assist with understanding the contextual fit of the proposal with existing and planned development across the balance of the Wynyard Quarter.

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2.0 Proposed Development

The proposal comprises a number of building blocks arranged in two broad groupings separated either side of the central east-west lane aligned to Westhaven Drive. This arrangement is acknowledged by the designers as a key requirement of the Unitary Plan originally envisaged by the Wynyard Quarter Urban Design Framework that underpinned the earlier plan changes to the legacy Central Area Plan. From the ground up, the proposal includes basement car parking, a ground floor retail precinct and laneways leading to a publicly accessible plaza. There is a total of 6 buildings proposed, and these are of varying heights which together accommodate 344 apartments and 90 serviced apartments, comprising a mix of 1, 2 and 3 bedrooms.

Plate 1: Proposed Building Layout, Source Resource Consent Report by RTA Studio, Bossley Architects & Jasmax In terms of this visual amenity assessment, the key details of the proposed development are the height, distribution and separation of building bulk across the block. The building footprints, 3- dimensional massing, elevations and architectural qualities are fully described in the architectural drawing set for Resource Consent. In summary, the building massing and height information of buildings now proposed can be summarised as follows:

• Building 1, a long rectangular footprint on the north-western corner of Beaumont and Pakenham Streets. The building has a variable stepped height profile, from 5 storeys on the

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Pakenham Street corner up to 9 storeys in height at its southern end on Beaumont Street beside the east-west lane entrance (approximate maximum height of 36.4m).

• Building 2, a ‘wrap-around’ building occupying the corner of Daldy and Pakenham Streets. The building varies in height, with a stepped 9-10 storey height along Pakenham Street, rising up to 12 storeys along its Daldy Street elevation to a high point beside the east-west lane entrance (approximate maximum height of 43.0m).

• Building 3, a low three storey set of vertically stacked apartment units within the centre of the block fronting the east-west lane and central courtyard. This building is visually contained to the block when viewed from middle and far distant viewing locations which are the subject of this visual amenity assessment.

• Building 4, a more compact square building footprint on Beaumont Street south of the east- west lane, stepping from 9 up to 12 storeys in height at its southern end (maximum height of 43.0m).

• Building 5, a similarly square building footprint on the Daldy Street to the south side of the east-west lane, 12 storeys at the street front with a recessed penthouse floor to be a maximum 13 storeys in height (maximum height of 46.6m).

• Building 6, a long “bookend” building volume to the proposed development lining the Gaunt Street end of the block, separated from Buildings 4 and 5 by a 6 metre secondary east-west lane, and stepping up progressively along Gaunt Street from 8 storeys at the Beaumont Street corner, to a maximum 13 storeys (maximum height of 46.1m) back from the corner with Daldy Street. The graphic supplement to this assessment has been prepared to show a comparative simulation with the AUP (OIP) massing for the subject block, to enable an understanding of how the additional height and building bulk now sought differs from that anticipated in the AUP (OIP).

3.0 Statutory Context

As identified earlier in this assessment, the subject site is located within Sub-Precinct B of the wider Wynyard Precinct. ‘Chapter I: Precincts, City Centre, I214 Wynyard Precinct’ of the AUP (OIP) relates specifically to the Wynyard Quarter and sets out a range of Issues, Objectives, Policies, Rules and Assessment Criteria which are relevant to the consideration of this proposal. These relate to a number of provisions including Built Form, Special Character, Public Open Space, Risk and public safety, Remediation, Reverse Sensitivity and amenity, Pedestrian access, street quality and safety, Transport and Integrated development. The relevant provisions are outlined in the AEE and below is a summary of the requirements in relation to visual amenity effects.

3.1 Built Form

Objective I214.2 requires:

(2) An integrated urban environment is created which:

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(a) exhibits high-quality and diverse built form and urban design which reflects the marine attributes of the precinct;

(b) has appropriate building heights that enhance its prominent waterfront location and which complements the central area and wider city landforms, skyline and views; and

(c) avoids, remedies or mitigates adverse effects on existing infrastructure. (3) Individual buildings or collections of buildings are designed to achieve an appropriate form and scale in relation to:

(a) existing and proposed public open spaces; and (b) identified view shafts. Relevant Policies set out to achieve this are:

(1) Encourage the location, bulk, outlook, access to, and servicing of buildings to be planned and designed on a comprehensive and integrated basis rather than on an ad hoc individual building basis.

(2) Encourage the integration of built form with the existing and proposed public open space network on a comprehensive land area basis, rather than a site by site basis, to create a sound framework for a well-designed and high-quality environment.

(3) Ensure that maximum building height: (a) is appropriate in scale to the street network and the prominent waterfront location;

(b) provides a transition between the core of the precinct and the coastal edge with site-specific opportunities for taller buildings located and designed to reinforce key public open space and waterfront connections while avoiding intrusion of public views into and through Wynyard Precinct;

(c) complements development in the Viaduct Harbour Precinct; and (d) provides a transition in height between the core central business district and the harbour.

(4) Identify and protect public view shafts from open space across, within, and to Wynyard precinct to reinforce connections with the central area, harbour, and wider Auckland.

(5) Promote excellence and diversity in architecture and urban design that enhances the relationship of buildings with public open space, and reflects the coastal, topographical, and historical qualities of the precinct. Precinct Plan 5 of the chapter provides the maximum height limits within the Wynyard Quarter. The subject site sits across two maximum height areas, with the western portion of the site having a maximum height of 27m and the eastern having a maximum height of 31m. An extract of this plan showing the subject site is provided in ‘Plate 2’ below.

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Plate 2: Extract of AUP (OIP) I214.10.5 Wynyard: Precinct plan 5 – Maximum height. Note: subject site boundary illustrated by orange dashed line.

3.2 Integrated Development

Objective I214.2 requires:

(12) The development of buildings and activities and the provision of infrastructure in a comprehensive and integrated manner which achieves high quality urban design outcomes and which avoids, remedies or mitigates adverse effects on existing and planned infrastructure. The specific policies related to this objective is:

(39) Use integrated assessment for future development that has regard to: a. land ownership; b. character; c. activities; d. existing and proposed street pattern; and e. existing and planned infrastructure.

(40) Encourage built form, activities, public open spaces and infrastructure to be planned and designed on a comprehensive land area basis, rather than on an individual site basis.

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Overall, the Wynyard Precinct is to provide for the comprehensive and integrated development of the area whilst continuing to enable the continued operation of the established marine and hazardous industry. The maximum height limits anticipated for the subject site in the AUP (OIP) are 25m and 31m respectively.

4.0 Visual Catchment and Viewing Audiences

The immediate visual catchment and viewing audiences for this block, that is located relatively centrally within the Wynyard Quarter back from the visually prominent water’s edge, is confined primarily to narrow defined street view shafts towards the subject block from the streets and public spaces that surround it on the western side of Wynyard Quarter. These immediate street- based viewing opportunities are Daldy, Beaumont, Pakenham and Gaunt Streets and Westhaven Drive, as well as looking north down Beaumont and Daldy Streets from Fanshawe Street and Victoria Park to the south. The proposal will also be seen from private property within these central and southern parts of the Wynyard Quarter. In terms of the broader visual catchment and viewing audiences for this block – beyond that of the immediate context of Wynyard Quarter – these are more limited compared to other Wynyard blocks to the east and north. To the east, the proposed built form will be generally screened by intervening existing and future development on blocks such that it will not be readily seen in blocks further east such as Halsey Street, or further east across the waters of the Viaduct Harbour and from the city centre core. To the immediate south, the low lying reclaimed basin of Freeman’s Bay (now Victoria Park and environs), largely restricts viewing opportunities through to this part of the Wynyard Quarter from street level some distance back towards the rising hill slopes up to Nelson/Hobson Street, Hopetoun Street and the Karangahape Road ridgeline. Where visible from this vicinity, views will typically be to the upper levels of the development seen above the context of intervening commercial office buildings between the subject block and Fanshawe Street. Visibility is greater during the winter, when the large scale, heritage-protected London Plane trees within Victoria Park are leafless, with lesser visibility from low lying locations in particular to the south during the spring, summer and autumn months. Further south, the proposed buildings will be more readily seen from elevated hillslope and ridgetop locations, as well as from within taller multi- storey buildings, from the Victoria Quarter and Freeman’s Bay slopes up to Hopetoun Street and the Karangahape Road ridgeline. To the west, development on this site will form part of the western skyline profile of the Wynyard Quarter viewed form Westhaven Marina, the Harbour Bridge and elevated residential catchment of St Mary’s Bay to the southwest. From Westhaven in particular, the profile of built form on the subject block will be readily seen, looking east back towards Wynyard where it will rise above a foreground of the lower height buildings within the Marine Industry Precinct, and generally back dropped by the much taller high rises within the city centre skyline in behind. The development will also be seen from public and private locations from the more distant and elevated residential catchment of St Mary’s Bay and surrounds that afford views over this part of the Wynyard Quarter, often as part of expansive city centre, waterfront and wider harbour and distant North Shore and Hauraki Gulf views.

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Given this limited visual catchment of the subject block – largely to the south and west - the majority of the representative viewpoints established from the Wynyard Quarter Plan Changes are not considered relevant to this proposal. This includes all of the viewpoints from within the Viaduct Harbour and Princes Wharf, to the east and northeast. Viewpoints from street level locations within the immediate area are however considered in this assessment. These include those viewing audiences along Beaumont, Daldy, Madden, Pakenham, Gaunt and Fanshawe Streets. While the proposed development will be seen from some locations on the harbour, and more distantly, from North Shore locations across the water, where visible at these distances it will be seen as a small part of the wider Wynyard Quarter built form profile, generally backdropped by the city fringe hill slopes of St Mary’s and Freeman’s Bay and Newton / Eden Terrace. The differences in built form now proposed are not considered to relate in readily discernible visual change to viewing opportunities from these locations. Key viewpoints and viewing audiences considered sensitive to the change in built form and visual effects associated with a proposal of this scale on this block are therefore those within the immediate vicinity of Wynyard Quarter, and areas to the west, southwest and south from Westhaven around to Hopetoun Street / Karangahape Road.

4.1 Assessment Viewpoints

Refer Figure 1, Appendix 2 A total of 12 viewpoints, located within publicly accessible locations have been selected for this assessment. These viewpoints are a combination of views used in the previous application, as well as additional viewpoints located within the vicinity of the site. Visibility modelling methods have been employed to understand the visual effects of the proposed building massing on city and waterfront views. These methods are specifically visual simulations1 , and LiDAR2 images with the proposal superimposed, which have been prepared from these viewpoints within Westhaven, St. Marys Bay and Wynyard Quarter. As outlined earlier in this report, for each viewpoint, comparative visual simulations for both the AUP (OIP) on the subject block, and the proposal have been prepared, so as to enable an understanding of any discernible differences in visual impact between the baseline environment and changes now sought. These have been prepared as both wider context panoramas, and single frame enlargements, consistent with the NZILA Visual Simulations Guidelines. In each case, the built form context of the balance of the Wynyard Quarter is depicted based upon a current understanding of prospective built form for each block – a combination of recently completed / under construction development, consented development not under construction, and across the balance of the blocks, building envelopes provided for under the AUP (OIP) derived from the building massing indicated in the Auckland Waterfront Plan 2012. An existing photograph is included to provide an understanding of the current view, to further aid in the appreciation of the significant visual change currently underway and provided for under the AUP (OIP), and the extent to which the current proposed building massing changes the nature of these views.

1 Illustrating bulk and massing only 2 Lidar is a surveying method that measures distance to a target by illuminating the target with pulsed laser light and measuring the reflected pulses with a sensor. Differences in laser return times and wavelengths can then be used to make digital 3-D representations of an environment. This includes natural elements such as topography and vegetation, in addition to man-made elements such as buildings, roads and light poles.

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The chosen viewpoints are shown in Table 1 below, along with their approximate distance to the subject site boundary and visibility modelling method. Appendix 2 of this report provides a graphic supplement illustrating the visible change within each of these views.

Table 1: Assessment Viewpoints

Viewpoint Location Distance from site3 Visibility modelling method 1 Hopetoun Street Overbridge 1500m Visual Simulation

2 Boylan Walkway, Ring 800m Visual Simulation Terrace, St. Marys ‘s Bay

3 Westhaven Boardwalk 750m LiDAR

4 New Street 460m LiDAR

5 Jacobs Ladder (top) 310m LiDAR

6 Jacobs Ladder (bottom) 250m LiDAR

7 Jacobs Ladder footbridge 220m LiDAR

8 Beaumont Street (south) 100m Visual Simulation

9 Fanshawe Street 150m Visual Simulation

10 Beaumont Street (north) 138m Visual Simulation

11 Daldy Street (north) 300m Visual Simulation

12 Pakenham Street West 120m Visual Simulation

5.0 Visual Amenity Assessment

5.1 Views from the Wider Context

Refer viewpoints 1 to 7, Appendix 2 Existing views from distant locations to the south (Figure 2), illustrate the high density of built form within the city centre and the built forms appear as a relatively consistent height between Union Street and the city centre. A distinct series of roof profiles within the Wynyard Quarter are also visible and meet the edge of the visible waterscape beyond. Change bought about by the anticipated built form realised by the AUP (OIP) would create an intensified core of buildings which would steeply rise in elevation and bisect the harbour waters. However, the comparatively narrow building envelopes within this area would retain view shafts between some of the developments, to the North Shore. The proposal would result in adding greater bulk and height to this central cluster of built form resulting in low adverse visual amenity effects from locations south of the site. The proposal

3 Approximate distance determined from Auckland Council GEOmaps online mapping tool.

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would result in an incremental loss of the visible waterscape which provides part of the Wynyard Quarter backdrop context. Nevertheless, the position of the subject site does mean that the proposed development has a visual relationship with these future landmark buildings and serves to further reinforce the location of the Daldy Street Linear Park as an important central axis within Wynyard Quarter. The variety of heights proposed within the development also responds to the anticipated built environs whereby the tallest buildings (Building 5 and 6), are focussed in the south eastern portion of the site, away from the coastal interface of Wynyard Quarter. The stepped profile of the development is also evident from southern locations such as those depicted. These, together with the proposed overall scale of the proposal results in a development which provides a more gradual increase in building height, toward the tallest buildings within Wynyard Quarter. The overall effect of this, while greater in building height in places than the precinct provisions, remains consistent with the overall built form profile established for the Wynyard Quarter that seeks to use height to reinforce the Daldy Street Linear Park and broadly steps down to the water’s edge from the central axis of Daldy Street and from south to north between Fanshawe Street and Wynyard Point. Views from distant western locations, such as those from Ring Terrace and Westhaven (figures 7 to 16, Appendix 2), would capture the proposal in the context of the city centre to the east, and the coastal interface to the west of the site. The building form against that anticipated will be evidently greater in height, although, the intended stepped building profile from the waters edge towards the developed backdrop will remain as an anticipated outcome of development within the subject site. Furthermore, the building profile would step down towards the future building profiles to the north of the site, relating the proposal to the wider Wynyard Quarter Precinct. Although the buildings would be greater in height, in comparison to the AUP (OIP), the arrangement allows a secondary east-west viewshaft in the building bulk. This reduces the perceived massing of the development from distant locations. The proposal would also remain backdropped by the city centre and landmark building to the east of the site. Although the landmark building would be more obscured by the development from these western locations, this is only relative to where the viewer is positioned, with views of the landmark building from the south, north and east largely unaffected by the proposal. Additionally, from these western locations, the landmark building would be seen against the rising city centre towers, which to some degree would already reduce the visual prominence of this building. With the above in consideration, when assessed against the baseline environment, it is considered that the adverse visual effects from distant locations to the west would be low. Viewing audiences from more near distant locations within St. Marys Bay would experience low adverse visual effects as a result of the development (refer figures 17 to 28, Appendix 2). For elevated viewpoints such as those represented along New Street and the top of Jacobs Ladder in St. Mary’s Bay (Viewpoint 4 and 5, Appendix 2), the development profile of the Wynyard Quarter Precinct, together with the anticipated building height within the subject site, would obscure views of the sea obtainable beyond the city centre. The height of the proposed development will however read as noticeably greater from elevated positions within St. Marys Bay, and increase the intensity of the developed nature of the site. Nevertheless, this increase in height will sit within the future development envelope envisaged across the Wynyard Quarter. From lower elevations within St. Marys Bay, viewing audiences attain low angle views of the Wynyard Quarter Precinct. The existing built environment would screen the lower portions of the

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proposal and therefore, the visual change between the baseline environment and the proposal would be focussed towards the upper portions of the future buildings within the subject site. From the northern side of the Jacobs Ladder Overbridge in positions similar to those illustrated in viewpoint 7 (figures 26 to 28, Appendix 2), a development complying with the AUP (OIP) would be almost entirely obscured from the view and limited to a glimpse view of the northern portion of a complying development within the site. From locations along the southern side of the Jacobs Ladder Footbridge (Viewpoint 6, Appendix 2), a greater degree of a consented development would be seen. The built form of the proposal on the other hand would be visible from locations along the footbridge and this would rise behind the roofline of the neighbouring marine industry buildings, limiting views of the landmark building to the east of the site. This obscuring of the landmark building would be most apparent for those near the end of the Jacobs Ladder Footbridge, however it can be reasonably expected that from locations within this highly urbanised environment, that under a consented scenario, there would be locations that the landmark building would be hidden. An example of this would be those visiting the outside area at Swashbucklers Restaurant & Bar, where existing marine industry buildings would screen most views of Wynyard Quarter and the landmark building. In regard to the building profile, as with other such western views, the stepping of the proposal’s floor levels toward the north reinforces the sites relationship with the anticipated built form within the Wynyard Quarter. Furthermore, the modulation of the western façade, and its associated roof profile reiterates that the proposal is a series of buildings, and this finer grain provides a well-considered contrast to the simple facades of the marine industry buildings at the modified coastal interface. Accordingly, it is determined that the adverse visual effects would be low for those low elevation viewing audiences in St. Mary’s Bay.

5.2 Views from Immediate Vicinity

Refer viewpoints 8 to 12, Appendix 2 Views from the immediate vicinity specifically relate to those views from Fanshawe, Pakenham, Daldy, Beaumont and Gaunt Streets. A review of the representative public viewpoints from comparable locations demonstrate that although the proposal would facilitate buildings of a greater height and scale, than those anticipated in the AUP (OIP), the proposal would remain at a scale which is in keeping with Wynyard Quarter’s anticipated development profile. As viewing audiences at street level move around the site, elevations of the proposal would be revealed, although it is noted that the built nature of the receiving environment would mean that much of the proposal would remain hidden from view, and the entire proposal would not be appreciable from one location. Although a finer grain of multi-building development is provided for by the planning framework for Wynyard Quarter, the proposal does result in a slightly coarser, more vertical prominence with the reduction in longer building frontages. However, by retaining a stepped building form across the proposal, layering and a perception of depth across the site is retained. These external interfaces of the buildings with the street frontages are further broken down by the inclusion of the second east-west laneway. This assists in avoiding the sense of a continuous built wall which is read from street level to the upper extent of the proposal. Private viewing audiences within existing and future developments around the site would be situated within a heavily developed context where the majority of views from buildings beyond the Wynyard Quarter would be principally restricted to those along the outer edges of the

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precinct. Buildings to the south of Gaunt Street are anticipated to be built to the same height of the AUP (OIP), and therefore views beyond the immediate vicinity would have been limited the eastern portion of the development block fronting both Gaunt and Beaumont Street. Development within the subject site would however reduce some north-west orientated views from this development block, directly south of the proposal. Mid-level views would also be interrupted for viewing audiences within the landmark building to the east of the site. The potential dominance effects are reduced by introducing architectural treatments which articulate a façade design that works with solids and voids through stepping, deep balconies, materials and textures which contribute to a sense of quality built form and residential apartment amenity for the development. Accordingly, any visual effects associated with this change are considered to be low for public and private viewing audiences within the vicinity of the site and proposed development.

6.0 Statutory Provisions Assessment

The proposed built form enabled by the height increase will continue to facilitate the establishment of high quality and diverse built form within the site. Additionally, the proposed additional height increase will remain at a scale which reflects the wider environment and retains a strong relationship between the built form of the developments individual buildings, and contextual built environment. The identified viewshafts within I214.6.12 will be retained through the arrangement of the buildings within the site, and an additional east-west viewshaft is proposed. These viewshafts will therefore remain as defined visual corridors which will reinforce the relationship of the wider precinct with the harbourside setting and developed context. From the outset, the designers’ response to the site has been careful in ensuring that the bulk of the buildings reads as an integrated development, which allows for a measured degree of individuality to each of the buildings, whilst carrying a design language which is consistent throughout. A transition from the core of the precinct to the coastal interface is retained through the stepping of the built form to the north and west, and this stepped form remains in keeping with the anticipated rhythm of building massing across the wider Wynyard Precinct. Based on the analysis of the building scale and design from the range of viewing locations, it is considered that the relevant objectives will continue to be met and the development will complement the Wynyard Central area, city skyline, and views. Overall, it is considered that the proposal satisfies the above assessment criteria from a visual perspective.

6.1 Conclusion

The proposed increase in height, will result in low adverse visual effects for those viewing audiences within the wider visual catchment. Views from within the immediate vicinity would experience low adverse effects for those viewing audiences around the site. The height increase will be noticeable, however, when viewed in context of the wider Wynyard Precinct, it will be of a cluster of buildings which scale, and form avoids overdominance effects and is generally well integrated into the surrounding urban context. From within the vicinity and at

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street level, the height of proposal would be appreciable, although the built nature of the receiving environment would mean that much of the proposal would remain hidden from view, and the entire proposal would not be seen from one location. Overall, it is considered that the bulk and height of the proposal can be well integrated in to the visual amenity of the waterfront location and will make a positive contribution to the skyline of Wynyard Quarter.

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Appendix 1: Scale of Effects Rating

Effect Rating Use and Definition Very High: Total loss of key elements / features / characteristics, i.e. amounts to a complete change of landscape character. Major modification or loss of most key elements / features / characteristics, i.e. little High: of the pre-development landscape character remains. Concise Oxford English Dictionary Definition High: adjective- Great in amount, value, size, or intensity. Modifications of several key elements / features / characteristics of the baseline, Moderate- High: i.e. the pre-development landscape character remains evident but materially changed. Partial loss of or modification to key elements / features / characteristics of the baseline, i.e. new elements may be prominent but not necessarily uncharacteristic Moderate: within the receiving landscape. Concise Oxford English Dictionary Definition Moderate: adjective- average in amount, intensity, quality or degree Minor loss of or modification to one or more key elements / features / Moderate - Low: characteristics, i.e. new elements are not prominent or uncharacteristic within the receiving landscape. No material loss of or modification to key elements / features / characteristics. i.e. modification or change is not uncharacteristic and absorbed within the receiving Low: landscape. Concise Oxford English Dictionary Definition Low: adjective- 1. Below average in amount, extent, or intensity. Very Low: Little or no loss of or modification to key elements/ features/ characteristics of the baseline, i.e. approximating a ‘no change’ situation.

Less than Minor More than Minor Minor

Very Low Low Moderate Moderate Moderate- High Very High – Low High

Appendix 1: Scale of Effects Rating Boffa Miskell Ltd | Auckland Waterfront Apartments, Wynyard Quarter | Visual Amenity Effects Assessment

Appendix 1: Scale of Effects Rating Boffa Miskell Ltd | Auckland Waterfront Apartments, Wynyard Quarter | Visual Amenity Effects Assessment