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222 Dominion Road & Plan.Heritage Proposed Mixed Use Development 198 – 222 Dominion Road & 113 – 117 Valley Road Mount Eden, Auckland Special Character Assessment Prepared For Panuku Development Auckland June 2017 Plan.Heritage Ltd. 48 Lake Road Narrow Neck Auckland 0624 info@planheritage.co.nz www.planheritage.co.nz Plan.Heritage Proposed Mixed Used Development 198 -222 Dominion Road & 113 -1117 Valley Road, Auckland Special Character Assessment Prepared For Panuku Development Auckland June 2017 CONTROLLED DOCUMENT Version Date Prepared by: Reviewed: Approved: FINAL V2 17/06/2017 J Brown (MA A Brown (MA Tommy Ma ACIfA) MSc) Revision record Date Prepared by: Summary of Changes Approved DRAFT 1 May 2017 J Brown (MA Reviewed by A Brown J Brown (MA ACIfA) (MA MSc) ACIfA) DRAFT V2 08/06/2017 Panuku Review of comments J Brown (MA Tattico on project, planning ACIfA) Russell McVeagh and legal content DRAFT V3 08/06/2017 J Brown (MA Final proposed plans J Brown (MA ACIfA) and elevations; design ACIfA) report and photographic simulations by Isthmus Reference this document: Brown. J, June 2017. Proposed Mixed Use Development; Dominion Road & Valley Road, Auckland. Special Character Assessment. Prepared for Panuku Development Auckland. Cover image: Dominion Road and Valley Road intersection, Auckland (Plan.Heritage Ltd. 2017) Plan.Heritage Ltd. 48 Lake Road Narrow Neck Auckland 0624 info@planheritage.co.nz www.planheritage.co.nz 021 02973641 © Plan.Heritage Ltd. 2017. Reproduction of this document in whole or in part without permission is not authorised. 2 | P a g e Plan.Heritage Final Special Character Assessment: Dominion Road and Valley Road, Ju 2017 Plan.Heritage EXECUTIVE SUMMARY Panuku Development Auckland Ltd is proposing the construction of a mixed use development including retail, office space, and apartment blocks at 198-222 Dominion Road and 113-117 Valley Road, Mt Eden, Auckland. The development involves the demolition of two character supporting buildings at 214-220 Dominion Road and is adjacent to three character defining buildings south of the subject site, within the Special Character Areas Overlay - Business: Eden Valley. The subject site is also within 20m of the AUPOP Special Character Overlay – Residential: Isthmus A. This Special Character Assessment sets out a detailed context and site analysis of the special character values for the proposed development area. An assessment of effects on special character has been carried for the development design prepared by Isthmus on behalf of Panuku. The report concludes that: The character supporting building at 214-216 Dominion Road makes a low contribution to the special character area, largely because the façade of the building has undergone significant alteration in recent years; the character supporting Universal Buildings makes a moderate contribution to the special character area, as although it has some compatible character qualities, it too has been substantially altered over time, has limited reference to the early 20th century special character architectural values (the existing building largely dating from 1949), and it is located at the periphery of the character area; overall, the demolition of the two character supporting buildings within the subject site will have a minor adverse effect on the special character values of the Special Character Areas Overlay - Business: Eden Valley, primarily through the demolition of the ‘Universal’ Buildings; several options to explore the retention and re-use of the Universal Buildings demonstrate this is not feasible in relation to the development proposal; replacement buildings appropriately recognise and respond positively to the special character values of the Special Character Areas Overlay - Business: Eden Valley, and the Special Character Areas Overlay - Residential: Isthmus A; the proposed development will not result in any overall adverse effect on the special character values of the Special Character Areas Overlay - Business: Eden Valley or Special Character Areas Overlay - Residential: Isthmus A that is more than minor; and, potential adverse effects arising from demolition and construction can be appropriately mitigated through control of development and monitoring of construction works. Recommendations are provided in the report so that adverse effects on special character may be further avoided, remedied or mitigated. This can largely be addressed through the detailed construction and traffic management plan, including construction vibration monitoring for surrounding character buildings. 3 | P a g e Plan.Heritage Draft Special Character Assessment: Dominion Road and Valley Road, May 2017 Plan.Heritage CONTENTS Executive Summary ........................................................................................................................ 3 CONTENTS .................................................................................................................................... 4 PROPOSAL AND PLANNING BACKGROUND .............................................................................. 6 Introduction ................................................................................................................................. 6 Scope of Work ............................................................................................................................. 6 Previous Character Assessment ................................................................................................. 7 Material Reviewed ....................................................................................................................... 9 CONTEXT ANALYSIS .................................................................................................................. 10 Historical Background................................................................................................................ 10 Dominion Road – General Location ........................................................................................... 10 Special Character Areas Overlay – Business: Eden Valley ....................................................... 12 Recent development ................................................................................................................. 15 Project Area .............................................................................................................................. 18 Dominion Road Frontage .......................................................................................................... 21 Character Analysis of Dominion Road Frontage ........................................................................ 23 Valley Road Frontage ................................................................................................................ 25 Character analysis of Valley Road Frontage .............................................................................. 27 Boundaries of the site ................................................................................................................ 29 SITE ANALYSIS: HISTORIC HERITAGE AND SPECIAL CHARACTER ...................................... 31 Historic heritage ........................................................................................................................ 31 Character Buildings ................................................................................................................... 34 The Subject Site ........................................................................................................................ 40 Special Character Values .......................................................................................................... 46 Special Character Areas Overlay – Business: Eden Valley ....................................................... 46 Special Character Areas Overlay – Residential: Isthmus A ....................................................... 46 THE PROPOSAL .......................................................................................................................... 47 Previous Schemes and Evolution of Design .............................................................................. 47 Consultation on the Current Application .................................................................................... 51 Design Approach (Design 4.0) ................................................................................................... 52 ASSESSMENT OF EFFECTS ...................................................................................................... 60 Methodology for Assessment .................................................................................................... 60 Physical Effects ......................................................................................................................... 60 Effects on Setting ...................................................................................................................... 62 Indirect Effects........................................................................................................................... 66 AUCKLAND COUNCIL UNITARY PLAN OPERATIVE IN PART (AUPOP) OBJECTIVES AND POLICIES ..................................................................................................................................... 67 D18.2. Objectives ...................................................................................................................... 68 D18.3. Policies: Special Character Areas Overlay
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