J Singh

74 Marine Parade & 45 Grove Avenue Mount Maunganui

Urban design / landscape assessment

June 2020 P976

p (09) 520 5084 e will @ thresher.co.nz PO Box 109-656 Newmarket Auckland P976_74 Marine Parade & 45 Grove Avenue_Urban Design / Landscape Assessment

74 Marine Parade & 45 Grove Avenue For J Singh

1. INTRODUCTION

Thresher Associates have been requested by J Singh to provide urban design advice and assessment of potential urban design/landscape effects of a proposed hotel and mixed use development at 74 Marine Parade and 45 Grove Avenue, Mount Maunganui. In order to understand the proposed design in relation to its context, a site visit was undertaken on 18th March 2020. The assessment is based on the plans prepared by Thorne Group Architecture (dated 18/06/2020). This report provides analysis of the context and identifies the opportunities and constraints offered by the site. In addition, the proposed design is evaluated in relation to the planning context and planned environmental outcomes under the Tauranga District Plan.

2. EXISTING SITE CONTEXT AND CHARACTER

The site is located towards the northern end of the Mount Maunganui Peninsula, and to the east of Tauranga Harbour (Figure 1).

Figure 1 Site location

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Located to the north-east of Tauranga's city centre, Mount Maunganui was an independent town from Tauranga until the completion of the Tauranga Harbour Bridge in 1988. Mount Maunganui sits on top of a sand bar that connects Mauao to the mainland, and developed primarily as a coastal resort town and beach settlement. First settled in the 1900’s, the Mt Maunganui Surf Club was formed early on in 1914. Some houses were clustered at the foot of the mountain, while railway workshops and associated housing occupied the site of the existing port before the construction of the East Coast main trunk line. The 1950 decision to establish a deep-water port contributed to the growth of Mt Maunganui. The site was first developed some time between 1943 and 1959 when Marine Parade was also constructed.

Figure 2 Mount Maunganui aerial photograph 1959

The site is zoned Suburban Residential and currently occupied by a motel and dwelling. It is generally defined by its coastal location and context adjacent to the beach (Conservation Zone and Special Ecological Area). The Tauranga Landscape Study includes the neighbourhood in the Omana-Arataki character unit, just outside The Mount character unit to the north. The units covers the residential area between Marine Parade and Maunganui Road, and includes the Bayfair Shopping Centre. The description notes that the area is suburban in character and “Between Banks Avenue and Tweed Street a remnant secondary dune ridge extends parallel to the coastal edge, providing elevated residential lots and some relief to the coastal flatlands of this unit.” In addition, the description states: “Street trees are sporadic with some streets comprising reasonable tree cover, whilst other streets are void of planting. Parts of this unit have low to moderate amenity values yet other areas have high amenity values due to narrow streets,

/Users/willthresher/Desktop/P976_20200622_UD report_FINAL.docx 3 P976_74 Marine Parade & 45 Grove Avenue_Urban Design / Landscape Assessment good tree framework and open street frontages.” The description is intended to identify the defining elements, views, landscape patterns and processes of the area, including ecological and land use patterns. In addition, amenity values are described at a broad level for the unit, including opportunities to enhance the character and threats to the degradation of the identified character. Management guidelines have been derived from the analysis to inform both Tauranga City Council and the public for future development and use. The identified Landscape Character Values for the unit are set out below, noting that not all these attributes and values apply to the site. Defining Elements:  Suburban residential built form of detached dwellings.  Some medium density apartment housing.  Bayfair Shopping Centre (Arataki).  Mount Maunganui Golf Course.  Coastal residential edge. Viewshafts to Outstanding Natural Features and Landscapes:  Mauao. Amenity Values:  Some areas provide quality streetscapes with tree cover.  Open street frontages from detached housing enhancing the streetscene.  Mixture of detached dwellings and medium density housing  Large dominant tree cover found in open space areas, including the Mount Maunganui Golf Course. Opportunities to Enhance Landscape Character:  Planting of large coastal specimen trees (e.g. Pohutukawa).  Improve street connections to open space and coastal / harbour edge.  Protect key views of Mauao from roads and open space.  Encourage street interface from residential properties. Threats to Degrade Landscape Character:  Further loss of remaining vegetation.  Commercial creep into residential areas.  Loss of active street interface due to non liveable ground floor developments / uses (e.g. car parks) dominating the streetscape.  Built form incongruent with coastal landform and surrounding residential character.  Bulk and scale of built form in conflict with suburban landscape character.  Residential building and landscape design being out of character with the coastal landscape. Management Guidelines:  Protect views from identified viewing places.  Provide and enhance public tree planting within streets and reserves to assist in developing mature tree cover within the unit.  Improve the streetscene interface between medium density living through liveable ground flood space and visual connections.  Encourage low boundary fence / wall interface on street boundary.  Built form, scale and character in keeping with residential character.  Built form and scale to fit with the coastal landscape.  Manage and remove encroachment of building curtilage along the coastal edge.

The Tauranga Residential Character Study (2010) identifies18 distinct Character Areas throughout the urban area of the city, with the site located in the Mount North character area. The built form character varies through the area with high density residential in the northern part and traditional lower density elsewhere. A loose grid street pattern was developed to fit the narrowing peninsula resulting in good connectivity, although the few main streets out of the suburb mean that gridlock and congestion is common. The orientation of the streets

/Users/willthresher/Desktop/P976_20200622_UD report_FINAL.docx 4 P976_74 Marine Parade & 45 Grove Avenue_Urban Design / Landscape Assessment allows numerous high quality views of Mauao from various locations within the character area. The description of built character elements identifies the significant redevelopment that has occurred in the area and the predominance of multi-unit redevelopment over the last ten to 15 years. The major influential elements are identified as natural features including the beachfront Norfolk Island pines and pohutukawa that dominate the vegetation and offer a transition between residential and natural areas. The “comprehensive range of retail, hospitality-related and other commercial activities in Mount North” are characteristic of the area.

Figure 3 Residential and beach context

The following is a summary of the character area. The Omanu character area is a continuation of the coastal development in the Mount North character area. It is, however, more suburban in nature with lower residential density and scale. The beach resort character that is predominant in the Mount North character area is also present in the Omanu character area in the streets on the high and low dune systems adjacent to the beach. However, the streets close to Maunganui Road have a suburban residential character. This contrast in character across the character area given by a combination of building, street width and underlying topography results in a real diversity of building and site responses. The most notable attribute on an area wide basis is the variability and lack of consistency from one street to the next. Limited comprehensive redevelopment has taken place in the area. Where it has happened, a resort style approach has been used. Infill development is prevalent throughout the Omanu character area. As with the Mount North character area allotments are generally long and narrow, particularly along the coast. Infill development on these allotments are often based upon right- of-ways. With infill and redevelopment, site coverage is increasing significantly and the vegetative components of the coastal character are diminishing, particularly as large mature trees are removed. The value to public open space amenity that was previously gained from private open space is

/Users/willthresher/Desktop/P976_20200622_UD report_FINAL.docx 5 P976_74 Marine Parade & 45 Grove Avenue_Urban Design / Landscape Assessment decreasing as a result. The visual quality and physical elements of the street, such as footpaths, berms, widths of carriageways are variable. Footpaths tend to be on one side of the street only. The berms are wide and provide the opportunity to significantly increase street amenity as the existing level of amenity is variable. Overhead wires visually dominate some of the streets, particularly where there is a lack of vegetation.

3. PLANNING CONTEXT

3.1 RMA The term ‘urban design’ is not used in the RMA. However, there is a correlation between requirements of Part 2 of the RMA (Purpose and Principles) and urban design matters associated with the development. The definition of urban design is contained in the NZ Urban Design Protocol to which Tauranga City is a signatory: “Urban design is concerned with the design of the buildings, places, spaces and networks that make up our towns and cities, and the ways people use them. It ranges in scale from a metropolitan region, city or town down to a street, public space or even a single building. Urban design is concerned not just with appearances and built form but with the environmental, economic, social and cultural consequences of design. It is an approach that draws together many different sectors and professions, and it includes both the process of decision-making as well as the outcomes of design.” The definition highlights that urban design does not just cover urban areas, but spans different scales and addresses a range of elements and systems. In addition, it is concerned with the functioning of such elements and systems (not just their appearance), and that it is a design process integrating a number of disciplines. The purpose of the Resource Management Act is 'to promote the sustainable management of natural and physical resources' (s5(1)). Sustainable management means 'managing the use, development, and protection of natural and physical resources in a way, or at a rate, which enables people and communities to provide for their social, economic, and cultural wellbeing and for their health and safety while (among other things) avoiding, remedying, or mitigating any adverse effects of activities on the environment…' (s5(2)).

3.2 The New Zealand Coastal Policy Statement Section 6 of the RMA requires as a matter of national importance ‘the preservation of the natural character of the coastal environment (including the coastal marine area), wetlands, and lakes and rivers and their margins, and the protection of them from inappropriate subdivision, use and development.’ As the site is within the coastal environment, an assessment will need to be made of effects on the natural character. In addition, the New Zealand Coastal Policy Statement 2010 (NZCPS) includes policies for national priorities regarding the preservation of the natural character of the coastal environment and there are a number of objectives and policies of relevance to landscape matters. The relevant objectives are Objectives 2 and 4. The main policies relevant to this assessment are Policies 1, 6, and 15, relating to:  Extent and characteristics of the coastal environment  Activities in the coastal environment  Natural features and natural landscapes

4.3 Bay of Plenty Regional Policy Statement The Bay of Plenty Regional Policy Statement provides an overview of regionally significant resource management issues, and sets a broad strategic direction. It also prepares and implements a number of plans including the Regional Coastal Environment Plan. The site is not located in the Coastal Environment (Appendix I).

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4.4 Tauranga City Plan In the City Plan, the site is zoned Suburban Residential. Within the zone, provision is made, through the resource consent process, for higher density developments in the Suburban Residential Zone subject to specific criteria based on location, amenity, character and other effects of higher density development on the Suburban Residential Zone. However business activities are not provided for, other than small scale home-based business in conjunction with the principal residential use of sites and a limited range of non-residential activities. These are activities that support communities, such as schools and health centres, and are subject to their compatibility with the existing and anticipated residential character and amenity of each zone, and subject to the maintenance of residential activity as the predominant activity in the zone. Objectives and policies of the residential zones seek to enable high quality urban design outcomes, and maintenance and enhancement of landscape character and amenity. Objectives and policies of the Suburban Residential Zone (and Large Lot Residential Zone) are focused on bulk and scale of buildings, site layout and building design, and density. Relevant policies are identified as:

14B.1.1.1 Ensuring buildings are restricted to a height and building envelope that: a) Provides flexibility for a range of residential building forms in the varied topographical conditions of the zone; b) Avoids the potential adverse impacts of over height buildings on surrounding dwellings, including their outdoor living areas, and on public open space including the streetscape or skyline through overshadowing, overlooking or visual dominance of buildings; d) Avoids the potential adverse impacts of overshadowing on surrounding dwellings, including their outdoor living areas.

14B.1.2.1 Ensuring the layout and design of development in the zone: a) Provides building setbacks between sites that ensure a physical separation of buildings between sites, access for building maintenance, contributes to the visual and aural privacy of adjoining sites; b) Retains the majority of the site as open space to ensure the bulk of development within the zone is consistent with a suburban residential character; c) Provides a useable area of outdoor open space for on-site recreation and leisure; and cumulatively contributes to the overall open nature of the surrounding neighbourhood; d) Ensures that buildings are setback from the road boundary to provide a consistent streetscape that provides opportunities for landscape planting and encourages passive surveillance of the road; e) Cumulatively contributes to the overall open nature of the surrounding neighbourhood. Business activities not listed in Table 14B.1 are a non-complying activity. Permitted activity rules include: Building height – 9m Front yard setback – 3m Side/rear yard – 1.5m Building overshadowing envelope – in accordance with Appendix 14C Site coverage – 45% for sites of 500m2 nett site area or greater

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4. SITE AND PROPOSAL

The site comprises two lots with a combined area of 1560m2. The site is an elongated rectangular shape with frontages on three sides – a short frontage on Marine Parade and Te Ngaio Road, and a long frontage on Grove Avenue. The landform is generally flat, although there is a fall towards Te Ngaio Road over the rear lot (away from the coast). Existing vegetation is also located on this lot and the boundary with the adjacent lot(s) as well as the Te Ngaio Road frontage. This includes a semi-mature multi-stemmed Swamp Mahogany (Eucalyptus robusta) and two small Karo trees. The existing motel covers the majority of the front (Marine Parade) lot with parking and paved areas. There are three access points – one off Marine Parade and two off Grove Avenue.

Figure 4 The Site

The site is proposed to be cleared and replaced with a mixed use building comprising: . A café, motel reception and parking on the ground floor; . 17 motel units and 2 apartments on the first floor level; and . 6 motel units and 2 apartments on the second floor level. An on-site manager would occupy one of the second floor apartments. The existing access on Marine Parade would be used as an entry to the parking which would occupy approximately two thirds of the site. The front (Marine Parade) part of the site would continue the existing motel land use. A second private access off Grove Avenue would access garage parking for the penthouse apartment (replacing the existing two driveways) with separate pedestrian access for the motel and apartments also from Grove Avenue. Access to the motel carpark is also proposed via a new exit on Te Ngaio Road - which would necessitate the removal of the Swamp Mahogany as the branching form would interfere with both the carpark access and new building. Replacement trees are proposed to mitigate the tree removals.

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Courtyards adjacent to the motel lobby and café front on to Marine Parade and wrap around the corner into Grove Avenue. It is proposed that the café courtyard would spill out on to the intersection of Grove Avenue and Marine Parade with direct access and street interface. Planting beds are proposed in the road reserve adjacent to the courtyards on Grove Avenue and Marine Parade. The building has been designed to create distinct sections or sub-forms when viewed from Grove Avenue, which is also reflected in the roof form. Materials and colours also differentiate between the residential part of the building to the southwest of the site and the motel to the northeast. Balconies and shutters are also used to break up the facade and imbue a residential appearance. Selected materials reinforce the residential nature of the proposed development, add vibrancy and interest, and replace the existing monolithic design. Opportunities are identified as: . The proposed development replaces an existing motel and provides new living choice; . The coastal/beach location and aspect (building over thee levels); . The site is within an area of identified mixed built form character with a variety of land uses and building types; . The site is large and regular in shape with flexible building opportunities that utilises its street frontages; . Potential for separation from neighbouring dwellings by driveways/parking and planting/screening.

Constraints are limited to: . Expectations of the suburban residential zone; . The need for protection of amenity and privacy for neighbours; . Loss of vegetation (and need to protect the Pohutukawa on the neighbouring property; . Building scale/ and height compared with surroundings; . Change of character arising from reduced outdoor/green space and trees, and increase in parking (over part of the site).

5. DESIGN RESPONSE AND ASSESSMENT OF EFFECTS

5.1 Urban design effects Following on from above, while the proposed building is larger and taller than some of the surrounding buildings, and the commercial activity is not provided for in the zone, the proposal replaces an existing motel and dwelling with a more attractive building. In addition, there are other buildings of a similar scale and type along Marine Parade. This includes the three storey dwellings opposite the site on Grove Avenue. (Refer to the attachment to this report and Appendix A.) Similarly, the Residential Character Study identifies the different character of the beach side development from the more suburban and lower residential density inland - closer to Maunganui Road. In particular, it notes “the variability and lack of consistency from one street to the next.” It is therefore considered that the proposal builds on and reinforces the street pattern of the area, while creating an active frontage for Grove Avenue and Marine Parade. Although the proposal requires the removal of existing vegetation, replacement trees are incorporated into the development, and new amenity planting will complement the new communal open spaces. The visual quality of the street frontages will also be improved with a high quality and attractive building, as well as enabling passive surveillance. The boundary treatment varies on each frontage, to reflect the building design/use and to complement the adjacent street character. While the new carpark entry off Te Ngaio Road will introduce change, the visual impacts of parking are reduced as far as practicable with fencing and planting.

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As a result, it is considered that the proposed development will form a comfortable fit in its setting, and will not adversely affect existing residential amenity and quality provided there is adequate separation and protection for the amenity of the immediate neighbouring residential properties. This includes appropriate treatment of the street interfaces. Accordingly, it is considered that the proposed development has been planned and designed to appropriately respond to the opportunities and constraints outlined in section 4 as well as the wider attributes of the coastal, built form and landscape character. This includes: . Creating new residential development and an attractive replacement motel . New and replacement trees to create high amenity value . Retaining the characteristic street frontages of the landscape character unit . Enhanced streetscene character through appropriate fencing, walls and planting . Providing active frontages and passive surveillance . Screening parking . Attractive built form and residential character . Restrained and appropriately located signage . Overlooking of neighbours managed through building separation, planting, and balcony design . Providing legible pedestrian access and communal open spaces Tauranga City is a signatory to the New Zealand Urban Design Protocol, and the following provides an assessment against the principles of the protocol document.

NZ Urban Design Protocol Response Key urban design qualities (the 7 C’s)

Context

Buildings places & spaces are part of The proposed development is integrated into the the whole town or city, not isolated street network and addresses its corner location elements; optimises relationships between buildings, places, spaces, and coastal/beachside relationship. The building activities and networks and layout are designed to respond to the site and context, replacing an existing outmoded development.

Character

New buildings and spaces are The new building is a high quality design that is appropriate to their location and residential in scale and appearance, it will form an enhance the distinctive character and culture of the environment; attractive development that fits into its context recognises that character is dynamic and location. While the activity is not consistent and evolving, not static with the expectations of the zone and the building is taller than surrounding buildings, it is not considered to be incompatible or out of place, and responds to the characteristics of the landscape and built form character.

Choice

Foster diversity and offer choice in the The proposal provides new residential choice urban form of towns and cities; within the area, and the proposal complements

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incorporating flexible and adaptable existing similar development. design to create resilient and robust towns and cities

Connections

All networks connect and support The site is linked to the existing street network healthy towns, neighbourhoods and that provides good connections to services, cities; good connections enhance choice, support social cohesion, make facilities and areas. The building entries have a places lively and safe, and facilitate direct interface/connection with the street. contact among people

Creativity

Encourage creative and innovative The building design is modern and innovative, and approaches, including imaginative is considered to respond to the site context. solutions and design responses

Custodianship

Reduce environmental impact through The layout and design incorporates environmentally sustainable and environmentally sustainable responses. responsive design solutions;

Collaboration

Good communication and co- The proposal has been developed through a ordinated actions from all decision- collaborative design process. makers and stakeholders

The building infringes the site coverage, yard/setback, height and overshadowing rules for the zone, and as a result is a non-complying activity. It is not considered that these non- compliances are significant, however. There is a large infringement of the site coverage and density rules, but this reflects the expectations of a suburban residential development. The existing motel infringes these rules and the site coverage of 65% is considered acceptable for the type of development proposed. As noted, above, is not considered that the bulk and location is inappropriate in this situation, which is the purpose of the site coverage rule. Dwg. ref. RC10 shows that there is a slight infringement of the height (300mm) which is considered would have imperceptible effects. The same drawing also shows that parts of the building have an overshadowing/daylight infringement along the northwest elevation, the effects of which are discussed below. There are also small intrusions of the building into the 3m setback on all three frontages at the upper levels, although the building setback at ground level is generally complied with. The treatment within the yard and setback varies, as shown on dwg. ref RC06. While mainly retained as open space, parts are planted with some parts used for parking and access (vehicular and pedestrian). It is noted that parking is not permitted within the setback area, although with the exception of carpark 12 on Te Ngaio Road, other parking areas have a landscaped strip that separates them from the boundary. Additional structural elements (walls and the motel staircase) intrude into the yards but it is considered that there is an appropriate level of amenity around the site boundary and those areas reserved for courtyards and planting will be designed to a high standard (as required by the proposed condition of consent). It is acknowledged that there will be noticeable change for neighbours, and potential adverse effects for some neighbours due to dominance and loss of privacy. Generally, however, it is

/Users/willthresher/Desktop/P976_20200622_UD report_FINAL.docx 11 P976_74 Marine Parade & 45 Grove Avenue_Urban Design / Landscape Assessment considered that the end of block location with three roads separating the buildings from adjacent neighbours, largely avoids amenity effects. For the immediate neighbours to the northwest, effects will vary. No.73 Marine Parade is divided into two buildings with a courtyard garden in between. The front building is set back from the boundary by some 8m and a large Pohutukawa together with hedging partially screens the site. The proposed motel and apartments will increase the site intensity, particularly as there will be an additional storey, while the addition of balconies will also increase opportunity for overlooking. However, the balconies also provide separation and setback, so that people within the motel units would not have direct line of site, while opaque glass balustrades also limit views. At the second level the penthouse apartment is set back from the boundary, providing further separation. For the residents in the building to the rear, impacts will be greater as there is currently no building immediately adjacent and there is minimal separation from the boundary (1.5m yard). However, there are no windows in the southeast façade so that views would be oblique. In addition, views would be more angled than views from the front building so that unless people are standing on balconies, there would be no overlooking. Nevertheless, where opportunity for overlooking is available, effects are likely to be high so that additional measures through use of privacy screens have been provided to mitigate effects. The neighbouring house at 53 Te Ngaio Road is approximately 4.5m from the boundary and neighbours would have oblique views towards motel units and the manager’s apartment. This would introduce a new commercial activity and greater intensity with potential adverse effects. However, partial screening is proposed to be provided by trees/hedging and design features as described above will mitigate against overlooking and loss of privacy. With regard to potential effects of dominance, the overall scale and size of building will be different from surrounding suburban dwellings, but will be similar to existing 3-storey residential buildings as well as other motels and multi-unit developments in the area. As a consequence, it is not considered that the proposal will be out of scale or out of place in its setting. For immediate neighbours to the northwest, there may be perceived adverse visual effects, but the magnitude of change is considered moderate and proposed mitigation will reduce effects to an acceptable level. With regard to the RMA, although the activity is not provided for in the zone, it is considered that the expansion of the existing building will be consistent with the purpose and principles set out at section 5 as it embodies an appropriate urban design approach and will be an appropriate and efficient use of the site. With reference to the objectives and policies of the residential and suburban residential zones, it is considered that the proposal provides high quality urban design outcomes, and maintains the character and amenity of the environment and its landscape. In addition, while larger than some surrounding buildings, it is considered that the built form scale of the development is compatible within its setting and delivers an acceptable, attractive and high quality site layout and building design. Adverse amenity effects on neighbours are limited, and mitigated by design features that include opaque balustrades, privacy screens where required, and screen planting. Attractively landscaped open space is provided and the development will allow good levels of passive surveillance over the street.

5.2 Landscape effects Landscape effects derive from changes in the physical landscape, which may give rise to changes to its features and character and how they are experienced. This may in turn affect the perceived value ascribed to the landscape. Landscape character is the distinctive combination of landscape attributes that gives an area its identity, and is derived from a combination of landform, land cover and land use. The effects on landscape character relate to changes in land use, (new or different activities); changes to existing patterns and elements in the landscape such as vegetation, waterbodies, landform, and building patterns; and the introduction of new elements and patterns including structures and paving and the various associated processes such as earthworks.

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Section 2 describes the context and character of the landscape and shows that the environment has a suburban pattern that was developed in the 1950s and has been subsequently modified with urban coastal development. As a consequence it may be described as having a character that is dynamic and evolving, not static, and where suitable coastal development is appropriate. In terms of landscape quality and character, the Tauranga Landscape Study includes the site in the Mount North character area unit, where the key elements are natural features that will not be affected by the proposed development. While there will be some vegetation removal, it is not significant in terms of species and scale, and replacement planting is proposed and it is considered that the proposal will enable the defining elements and amenity values of the unit to be maintained. In addition, the visual quality and physical elements of the street, such as footpaths, berms, and carriageways are maintained and enhanced, as are views of Mauao. With regard to the identified threats to degraded landscape character, outcomes from the proposed development are variable. There will be some loss of existing vegetation (which will be replaced) and the scale of the commercial activity will be increased. However, it is not considered that the built form will be incongruent with the coastal environment nor that the bulk and scale will conflict with the suburban residential character. Carparks will be screened and the development will introduce active street interfaces and improve passive surveillance. Section 5.1 describes the proposed design of the development, and analyses the proposal in relation to urban design effects, noting where the building impacts on the amenity of residential neighbours. As a result, it is considered that adverse effects in relation to landscape quality and character are low and that the key elements and attributes of the landscape will be maintained. While there will be a change to the composition and pattern of development due to the different scale of building and land use, effects are localised and will not be out of character with the wider landscape and built form character and patterns. Landscape effects are therefore rated neutral or benign.

5.3 Visual effects Visual amenity is a component of the overall amenity of a place and therefore contributes to peoples’ appreciation of the pleasantness and aesthetic coherence of the environment. This aspect considers the effects of the visual change for the viewing audience. Contributing factors that affect the relative sensitivity of receptors/viewers and the magnitude of effects include: . Physical catchment and character that would be exposed to visual change . Nature of the audience who would experience that change . Type/size of view (orientation; elevation; peripheral/central) . Scale, type and intensity of change Visual impacts result from natural or induced change in the components, character or quality of landscape. Usually these are the result of vegetation or landform modification or the introduction of new structures, activities or facilities in to the landscape. The significance of the impacts is determined by a combination of the sensitivity of the receptor or receiving environment and the magnitude of the predicted changes. The attachment to this report provides images of the site and context as well as locating representative viewpoints from places where the site is a visible component of the scene. Appendix A provides a summary of the images and viewpoints. Based on this information, it is evident that the visual catchment is small due to the topography and amount of view obstruction from existing development. The images also show that the existing motel development together with the somewhat dilapidated adjacent dwelling and lot are noticeable and dated components of available views. Generally, however, the site is subservient in the scene as the focus of attention is on the coastal landscape and seascape. As a result, while the larger building may result in noticeable visual change, viewer sensitivity for the viewing audience in streetscape views (drivers and pedestrians) is rated low, and the

/Users/willthresher/Desktop/P976_20200622_UD report_FINAL.docx 13 P976_74 Marine Parade & 45 Grove Avenue_Urban Design / Landscape Assessment magnitude of change is rated low-moderate, with overall visual effects from streets rated low. Similarly, viewer sensitivity for recreational users of the adjacent reserve land and beach is rated low, and due to the orientation of views and separation distance, the magnitude of change is also rated low. Visual effects for this viewing audience are therefore rated low. With regard to views for residents, with the exception of immediate neighbours, neighbours are separated by roads and development and although there could be some static views that would increase viewer sensitivity, the development is unlikely to be a focus of attention. As a result it is considered that only the neighbours at 73 Marine Parade and 53 Te Ngaio Road are potentially adversely affected, and visual effects for other neighbouring residents would be low. Effects on the amenity of neighbours at 73 Marine Parade and 53 Te Ngaio Road are described in Section 5.1 and visual effects are similarly rated moderate-low.

6. CONCLUSION

It is concluded that the development will form an appropriate fit within the context and, although the proposed commercial activity is not contemplated by the City Plan, it is not inappropriate or incompatible with the site context. A site analysis was undertaken that identified the key characteristics and features of the site and context, together with the opportunities and constraints for development. The design response and assessment of effects described the urban design aspects of the layout and design and concluded that the development would form a comfortable fit in the location, and would not adversely affect the residential amenity of the neighbourhood. The proposed development was evaluated against the principles of the NZ Urban Design Protocol. The assessment showed that the proposal responds positively to the principles as well as providing a high quality design that is residential in scale and appearance, compatible with the characteristics of the landscape and built form character, and complementing existing similar development. An assessment of the proposed development was made against the relevant planning provisions, concluding that although there were several rule infringements and potential adverse effects for some neighbours, the proposal would not be out of scale or out of place in its setting and proposed mitigation would reduce effects for immediate neighbours to an acceptable level. It also determined that, with reference to the objectives and policies of the residential and suburban residential zones, the proposal would provide high quality urban design outcomes and maintain the character and amenity of the environment and its landscape. The proposal is consistent with the objectives and policies of enabling high quality urban design outcomes, and the maintenance and enhancement of landscape character and amenity, as well as having an appropriate builtform scale, site layout, and building design. The assessment of landscape effects found that effects relating to landscape quality and character would be low with the key elements and attributes of the landscape maintained, and although there would be a change to the composition and pattern of development effects are localised and will not be out of character with the wider landscape and built form character and patterns The assessment concluded that effects in relation to landscape quality and character would be neutral, and that the key elements and attributes of the landscape will be maintained. Similarly, while there would be a change to the composition and pattern of development, landscape effects were neutral or benign. The assessment of visual effects determined that visual effects from streets and public places were low, and only the neighbours at 73 Marine Parade and 53 Te Ngaio Road were potentially adversely affected, with visual effects for other neighbouring residents rated low. Potential effects for neighbours at 73 Marine Parade and 53 Te Ngaio Road were identified as including visual effects, dominance and loss of privacy. The assessment concluded that these would be limited, however, and mitigated by design features that include opaque balustrades, privacy screens where required, and screen planting. Effects were rated as moderate-low.

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The following condition of consent is proposed in order to mitigate effects and ensure replacement trees and new amenity planting are consistent with the expectations outlined in the assessment. Prior to commencement of any works, a finalised set of landscape plans shall be submitted to Council for approval/written certification. The finalised plan(s) shall be consistent with the landscape design intent / objectives identified in this urban design/landscape assessment and shall be designed to ensure a high standard of treatment. The plan(s) shall include the following information:

 An annotated planting plan(s) which communicate the proposed location and extent of all areas of planting, including any revegetation, reinstatement planting, mitigation planting and natural revegetation (if relevant)

 Annotated cross-sections and/or design details with key dimensions to illustrate that adequate widths and depths are provided for planter boxes / garden beds

 A plant schedule based on the submitted planting plan(s) which details specific plant species, plant sourcing, the number of plants, height and/or grade (litre) / Pb size at time of planting, and estimated height / canopy spread at maturity

 Details of draft specification documentation for any specific drainage, soil preparation, tree pits, staking, irrigation and mulching requirements

 An annotated pavement plan and related specifications, detailing proposed site levels and the materiality and colour of all proposed hard surfacing

 An annotated street furniture plan and related specifications which confirm the location and type of all seats, bins, lights, fences, walls and other structural landscape design elements

 A landscape maintenance plan (report) and related drawings and specifications for all aspects of the finalised landscape design, including in relation to the following requirements:

i. Irrigation ii. Weed and pest control iii. Plant replacement iv. Inspection timeframes v. Contractor responsibilities

Advice note:

The following components are expected as part of the design:

 Replacement trees including minimum 2 no. Pb150 trees along Te Ngaio Road boundary and 3 no. Pb95 trees along Grove Avenue  Screen hedging with mature height of minimum 3m high along the boundary with 53 Te Ngaio Road  Protection of the existing Pohutukawa at 73 Marine Parade

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Within the first planting season following construction, the consent holder shall implement the landscape design which has been approved by Council under condition (#) and thereafter retain and maintain the landscape (planting, pavement and street furniture) in perpetuity to the satisfaction of Council.

Will Thresher Urban Designer/Landscape Architect

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APPENDIX A - VIEW COMMENTARY Viewpoint ref. Location/view Comments 1 Corner of Oceanview Rd View towards beach. Existing house at 45 & Grove Ave looking Grove Rd screens motel; tall dwellings on northeast southeast side of road are prominent in the view. New development will be below existing trees and integrated into the landscape/view. 2 Muricata Ave looking Existing trees on Te Ngaio Rd (including northwest smaller trees on site) are prominent in the view with Te Mauao on left of image. New development will sit below tree height and be seen against sky, forming a noticeable but not prominent new component of the view. New trees on Te Ngaio Rd street frontage will replace trees to be removed. 3 Corner of Grove Ave & Te View showing 3-storey houses opposite Ngaio Rd looking east site 4 Corner of Te Ngaio Rd & View towards beach (not visible in view). Grove Ave looking New development will occupy similar northeast proportion of view but will be set forward closer to road. Due to condition and quality of existing site, the development, although different and larger, will have positive effects on the landscape and view. 5 Te Ngaio Rd – between View showing relationship between site 45 Grove Ave & 53 Te and neighbouring house at 3 Te Ngaio Rd. Ngaio Rd 6 Te Ngaio Rd looking Existing trees on Te Ngaio rd (including southeast smaller trees on site) are prominent in the view. The development is not expected to be visible in this view. 7 Grove Ave – towards 53 View showing relationship between site Te Ngaio Rd and neighbouring house at 3 Te Ngaio Rd 8 Grove Ave- towards 73 View showing relationship between site Marine Pde and neighbouring house at 73 Marine Pde 9 Marine Pde looking Existing motel is partially screened by tall northwest house on left of image and suits below the existing trees on Marine Pde. While it will be taller than the existing motel, it will occupy a similar position, be more attractive/recessive, and form a comfortable fit in the landscape/view. 10 Marine Pde looking The existing motel forms a prominent part northwest of the view with Te Mauao behind. The development will be taller and will obscure some of the background but will be a more attractive building, and more recessive against the background view. 11 Marine Pde looking west This is a close view of the site and motel. In this view the development will be a focus of view and prominent feature. 12 Marine Pde – between 73 View showing relationship between site & 74 Marine Parade and neighbouring house at 73 Marine Pde 13 Marine Pde looking The existing motel is mainly screened by

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southeast the foreground building and tree. There will be little change to the view with the new development; the sign will be removed. 14 Marine Pde looking View showing new style buildings along northwest Marine Pde. 15 Beach looking southwest The existing motel sits low in the view, below the existing treeline. The development, although taller will have similarly low visual impacts and a similar height to other buildings in the view.

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