ATTACHMENT 3
Landscape and Visual Amenity Effects Assessment prepared by Boffa Miskell
Waimarie Street Proposed Age Care Facility Assessment of Landscape and Visual Effects Prepared for Oceania Healthcare
14 November 2018
Document Quality Assurance
Bibliographic reference for citation: Boffa Miskell Limited 2018. Waimarie Street Proposed Age Care Facility: Assessment of Landscape and Visual Effects. Report prepared by Boffa Miskell Limited for Oceania Healthcare.
Prepared by: Kerttu Ots Associate Principal / Landscape Architect Boffa Miskell Limited
Reviewed by: Rachel de Lambert Partner / Landscape Architect Boffa Miskell Limited
Status: [FINAL] Revision / version: [C] Issue date: 14 November 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: A18039_Waimarie_LVEA_Final_20181115.docx
CONTENTS
Abbreviations ii
Glossary of Key Terms ii
1.0 Introduction 1
2.0 Method of assessment 2
3.0 Existing Environment 3
3.1 Site Surrounding Context 3 3.2 Site Context 7
4.0 Proposed Development 12
4.1 Proposed Landscape Plan 13
5.0 Planning / Statutory Context 13
6.0 Visual Catchment and Viewing Audiences 13
6.1 Visual Catchment 14 6.2 Viewing Audience 15 6.3 Representative Viewpoints 15
7.0 Assessment of Effects on Landscape and Visual Amenity 17
7.1 Effects on Landscape 17 7.2 Effects on Visual Amenity 20 7.3 Effects on Visual Amenity from Hight Infringement 26
8.0 Summary and Conclusion 27
Appendices
Appendix 1: LVEA Methodology
Appendix 2: Statutory Context
Appendix 3: Context Maps
Appendix 4: Historic Aerial Maps
Appendix 5: Viewpoint Visual Simulations
Appendix 6: Waimarie Street Views
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Abbreviations
AC – Auckland Council AUP OIP - Auckland Unitary Plan Operative in part LVEA - Landscape and Visual Effects Assessment MHS - Mixed Housing Suburban
Oceania - Oceania Healthcare ONF – Outstanding Natural Features PTA - Peddle Thorp Architects RC – Resource Consent RD - Restricted Discretionary activity RL – Reduced level; this is based on a mean sea level above datum RMA – Resource Management Act
Glossary of Key Terms
Amenity - Amenity values are those values which create the appeal of a particular place. They are the natural or physical qualities and characteristics of an area that contribute to people’s appreciation of its pleasantness, aesthetic coherence and recreational attributes,
Baseline - The landscape and visual character as it exists at the commencement of the assessment process – i.e. prior to the development proposal under consideration. Building Envelope – For the purpose of assessing the effects of the proposal on the environment, and providing the community with information about the proposal, design parameters have been developed for the site that define a three-dimensional envelope within which the construction, operation and maintenance of the future development will occur.
Landscape Character - The distinct and recognisable pattern of elements that occur consistently in a particular landscape. These elements reflect particular combinations of geology, landform, soils, vegetation, land use and human settlement.
Landscape Capacity - The degree to which a particular landscape character area is able to accommodate change without unacceptable adverse effects on its character. Capacity is likely to vary according to the type and nature of change being proposed.
Landscape Effect – Change in the physical landscape, which may change its character or value.
Landscape Features – An element which is a small part of the landscape and is predominantly natural, it has features which distinguish it from the wider landscape.
Magnitude (of change) - A term that combines judgements about the size and scale of the effect, the extent of the area over which occurs, whether it is reversible or irreversible and whether it is short or long term in duration.
Perception - Combines the sensory (that we receive through our senses) with the cognitive (our knowledge and understanding gained from many sources and experiences.) The aesthetic and perceptual aspects of the landscape/seascape include such aspects as scale, openness/enclosure, form, pattern, unity, colour, movement etc.
Visual Amenity – Relates to the perceptual component of amenity, that is the visual qualities perceived by people.
Visual Effect – Change to a specific view which may change the visual amenity experienced by people.
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1.0 Introduction
This report comprises a landscape and visual effects assessment (LVEA), which will form part of the Resource Consent (RC) application documentation for the proposed development of the site at 12-22 Waimarie Street, 26-30A Waimarie Street and 37 Glover Road, St Heliers in respect of the Auckland Unitary Plan Operative in part (AUP OIP)1. Oceania Healthcare are seeking to redevelop the site (1.4ha) with a comprehensive retirement village that comprises 76 apartment units (independent living units and 33 care suites (including basement carparking and common facilities). Architects Peddle Thorp (PTA) have developed the architectural scheme for this proposal with ongoing iterative input to the design by Boffa Miskell (BM) landscape architects and urban designers as well as Flow transport planners. The LVEA examines the landscape and visual amenity effects associated with the proposed development relative to the anticipated outcomes of the Residential – Mixed Housing Suburban Zone. The LVEA also addresses the implications of the proposal in respect of the outstanding natural feature (ONF) which applies to part of the site, being the volcanic landform ‘St Heliers explosion crater’ (ID-194), as identified in the AUP OIP, and further referred to in this assessment as ‘St Heliers crater’ and ‘the crater’. The LVEA presents an assessment of the effects of the proposed development on the physical landscape elements, landscape and visual amenity in the context of the St Heliers suburban residential neighbourhood:
• Landscape effects derive from changes in the physical landscape, which may give rise to changes in its character and how this is experienced. This may in turn affect the perceived value ascribed to the landscape.
• Visual effects relate to the changes that arise in the composition of available views as a result of changes to the landscape, to people’s responses to the changes, and to the overall effects with respect to visual amenity2. The assessment is supported by a series of visual simulations which illustrate the proposal in selected representative viewpoints, which, in reality, form part of the usual public / private experience of this part of St Heliers. These viewpoints have been agreed with Council during pre-application meetings held 4 July and 6 September 2018, as being appropriate. In addition, it was agreed that illustrative cross sections with neighbouring properties be prepared to accompany the application. The architectural drawing set comprises a series of renders and cross sections which explain the relationship of the proposal within its immediate context (as it relates to neighbouring properties) and includes street views - ‘Waimarie Street Views’ - generated from the 3D model. The proposed landscaping has been photoshopped into the views and cross sections at the boundary with all adjoining properties. This graphic support material has been coordinated between PTA and BM. BM landscape architects have developed the landscape concept design3 for the project which is also included as part of the application.
1 http://unitaryplan.aucklandcouncil.govt.nz 2 http://www.qualityplanning.org.nz/index.php/planning-tools/land/landscape/landscape-assessment 3 Boffa Miskell, Waimarie Age Care Landscape Concept, November 2018
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 1 The report is supported by the following Appendixes:
• Appendix 1 – LVEA Methodology; • Appendix 2 – Statutory Context; • Appendix 3 – Context Maps; • Appendix 4 – Historic Aerial Maps; • Appendix 5 – Viewpoint Visual Simulations; and • Appendix 6 - Waimarie Street Views.
2.0 Method of assessment
This assessment of landscape and visual amenity effects has been undertaken with reference to a number of nationally and internationally recognised guidance documents. These include the Quality Planning Landscape Guidance Note4 with its signposts to examples of best practice including: the UK guidelines for landscape and visual impact assessment5 and the New Zealand Landscape Institute of Landscape Architects Guidelines for Landscape Assessment6. This assessment has also been undertaken with the consideration of the Auckland Council (AC) Information Requirements for the assessment of Landscape and Visual Effects (September 2017)7. Assessing the significance of landscape and visual effects involves a combination of both qualitative and quantitative processes and relies on reasoned professional judgement. While there is some scope for quantitative measurements (i.e. the numbers of trees planted or lost) much of an assessment relies on qualitative judgement (i.e. relating to visual amenity or the perceived change in character of an area of landscape)8. Therefore, the determination of the scale of potential landscape and visual effects can only be defined in relation to an individual development and its location and based on professional opinion. In order to provide a level of robust consistency to the assessment, the prediction of magnitude of change and assessment of the significance of the resultant landscape and visual effects have been based on established assessment criteria. These are set out in the assessment methodology in Appendix 1. The sensitivity of the landscape and viewers is derived from considering their susceptibility to change along with the nature of the change associated with the proposed development together with the value of the landscape and/or view, as set out in the assessment methodology. Such an assessment needs to consider the form and scale of development enabled by the zoning of the land, as opposed to what currently exists. The magnitude of change arising from the proposed development is then considered in relation to the identified sensitivity to assess the overall effect on landscape character and visual amenity based on a 7-point scale of effects from Very Low to Very High. A field survey was carried out to verify the desk-based findings on 28 March and 19 June 2018. The site visits enabled the assessors to understand and record the key characteristics of the landscape and visual amenity context of St Heliers’ suburb.
4 http://www.qualityplanning.org.nz/index.php/planning-tools/land/landscape 5 Guidelines for Landscape and Visual Impact Assessment, 3rd Edition, 2013 6 Best Practice Note Landscape Assessment and Sustainable Management 10.1, NZILA 7 http://www.aucklanddesignmanual.co.nz/resources/tools/landscapeandvisualeffectsassessment 8 http://www.aucklanddesignmanual.co.nz/resources/tools/landscapeandvisualeffectsassessment
2 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 The opportunity was taken to visit the residential properties at No37 Glover and No12 Waimarie within the site on 4 July. In addition to these specific site visits to the site and surrounding area, the site and locality has been visited on a number of occasions over the timeframe of BM landscape architects’ involvement in the project. Viewpoint photography was undertaken on 22 June and 24 August 2018 as part of the visual assessment in clear weather conditions. Photographs were taken with a digital full frame SLR Canon EOS 6D camera. All photography was undertaken with a tripod at a viewing height of approximately 1.5m.
3.0 Existing Environment
The character of a landscape is determined by the interplay between a range of factors including: topography, vegetation patterns, urban structure, the built environment (existing and anticipated), social and cultural associations with a place. Understanding the relationship between these different factors is complex but important in understanding the character values of a landscape.
3.1 Site Surrounding Context
In a wider context the proposed development site is situated on the eastern side of Auckland city, on the north eastern extent of the Auckland isthmus, which predominantly consists of the affluent residential suburbs of St. Heliers, and Glendowie (Map 3: Topography (Wider Context9). The area of coastal suburbs extends between St Heliers Bay / Ladies Bay to the west and Karaka Bay / Glendowie Basin to the east. The Tamaki River Estuary and Waitemata Harbour form the eastern and western boundaries respectively.
With regard to the surrounding land use, the area (including the subject site) is zoned as ‘Residential – Mixed Housing Suburban’10. The proposed site belongs to the St Heliers suburb, which is strongly defined by its relationship to the bays and beachfront, and views of the iconic dome of Rangitoto Island to the north. The urban structure of St Heliers is centred on the intersection of Tamaki Drive and St Heliers Bay Road, which forms the key axis of St Heliers, and provides connections between the suburb’s hinterland and the waterfront (Map 3: Topography (Wider Context11). The centre of St Heliers has a seafront focus of St Heliers Bay, being orientated towards its coastal setting. Its sense of place is derived from a combination of its beachfront setting, the pattern of subdivision and roads, and the diverse range of building types and styles, predominantly two and three storeys in height. Due to the undulating topography the general grid of streets has an irregular layout. It is typical of the subdivision pattern within St Heliers suburb to contain multiple plots with three to four houses serviced from a common shared driveway, stepped up/down the slope of the land and benched (retained) into the landform. The vegetation framework within St Heliers suburb includes tree lined streets incorporated within grass verges, as well as residential scaled shrub and tree planting within front and rear
9 Appendix 3: Context Maps 10 AUP OIP H4 Residential – Mixed Housing Suburban Zone 11 Appendix 3: Context Maps
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 3 gardens, which are typical characteristics of the residential suburb. When viewed in the wider context from elevated and distant perspectives the suburb is characterised by built form with a variety of colours, rooflines and heights providing a visual blend of different profiles, which corresponds to the underlying landform, (Viewpoint 9 Existing View12).
The Waitemata coastal cliff (Viewpoint 11 Existing View13) forms a prominent coastal margin for St Heliers suburb to the north. The coastal cliff is overlain by a combination of Historic Heritage Overlay Extent of Place14 and ONFs (the ‘St Heliers Karaka Bay Waitematā Group and shoreline15’ (Map 2: Topography16).
The volcanic tuff ring of the St. Helier’s explosion crater17 coincides with the Waitemata coastal cliff to the south. This crater is an ONF and includes a proportion of the subject site. The shape of the explosion crater and the walls of the surrounding tuff ring have been modified by the well- established urban development of St Heliers, with modification to landform, and related infrastructure, including that which has occurred both historically and in the more recent past (see Historic Aerial Maps18) within the St Heliers explosion crater ONF overlay (including the subject site). Part of the well-established St Heliers urban structure is Glover Park, zoned as Open Space19 – Sport and Active Recreation Zone (Map 4: Auckland Unitary Plan Zoning20). The park includes an open flat area on the bottom of the crater (at a level of 22.5 metres), where soccer is played in winter and cricket in summer. The basin is circumferenced by the green slopes of the inner rim of the crater, lined by mature trees Photo 1 and 2). The park culminates on the walkway to the coastal cliff to the north (Photo 4). Above the park area the adjoining roads to the south and east, Glover Road and Waitara Road, respectively form the park boundaries with residential development spread on the upper slopes of the rim. A walkway extends along the top of the northern undeveloped rim of the crater, providing views of Gentlemens Bay / Rangitoto on the short distance horizon (Photo 4). This aspect is one of the main features which attracts visitors to Glover Park. As noted above, only the basin of crater and its northern rim are not developed. The eastern inner rim of the crater (which forms the highest ridgeline) accommodates a row of west facing large individual properties, which front Waitara Road (Photo 1) and have extensive long- distance views available across Glover Park and beyond (Photo 2). Properties on the southern inner rim (Photo 3), accessed from Glover Road, are occupied by development which steps up the slope, with infill development on several levels, which face to the north to the undeveloped northern rim of the crater, which forms a short distance horizon across the inner basin of the crater. Overall the building mass surrounding the public open space of the crater is enriched with a diversity of built form with a variety of colours and intersecting levels of rooflines, interspersed with suburban scaled vegetation.
12 Appendix 5: Viewpoint Visual Simulations 13 Appendix 5: Viewpoint Visual Simulations 14 AUP OIP Schedule 14.1 Schedule of Historic Heritage; ID 01565 Cliff Road Reserve and Glover Park 15 ID 193 Schedule 6: Outstanding Natural Features Overlay Schedule 16 Appendix 3: Context Maps 17 ID 194 Schedule 6: Outstanding Natural Features Overlay Schedule 18 Appendix 4: Historic Maps 19 AUP OIP H7 Open Space Zones 20 Appendix 3: Context Maps
4 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018
Photo 1: Entrance / car park view to Glover Park, with the eastern inner rim of crater forming the skyline.
Photo 2: Views from Waitara Road extend across Glover Park and the south western lower rim of the crater to the west. Properties stepping along the steep north western rim are seen on the right-hand side of the view.
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 5
Photo 3: View from Glover Park to the southern inner rim of the crater. No 22 Waimarie St, prior being demolished, is seen on top of the ridgeline, with a mature Pohutukawa (retained) to the east (within the rear of the property at No 37 Glover Road), The existing building on No 12 Waimarie St is visible to the west defining the site’s north western corner.
Photo 4: View of the walkway on the northern rim of the crater.
6 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 3.2 Site Context
The subject site is located within the St Heliers suburb, extending across the elevated landform between Waimarie Street and Glover Road.
In the AUP OIP the proposed site is zoned Residential – Mixed Housing Suburban21, (Map 4: Auckland Unitary Plan Zoning22) and currently comprises a total of 12 residential lots (Map 1: Site Map23), being: the Waimarie Street properties 12, 14, 14a, 16, 16a, 18, 20, 22, 24, 26, 26A, 28 & 30; and 37 Glover Road. Three lots are currently occupied by houses (12, 26 and 26A Waimarie Street) that will be removed, and seven lots lie undeveloped / vacant (14, 14A, 16 (Photo 5), 18, 20, 22, 28, 30). The property at No 37 Glover Road (Photo 6) forms the northern extent of the site where the dwelling will remain in place. All of the lots, with the exception of 37 Glover Road, which is accessed from Glover Road, are accessed from Waimarie Street.
The house on the site at 22 Waimarie Street, was demolished in April of 2018 (Photo 3), it comprised a large one- two storey dwelling located on the ridgeline. As is evident through Historical Aerial Maps24 the balance of the site has been previously developed with houses which have been progressively removed leaving the site largely vacant. Apart from two Pohutukawas, there is no other on-site vegetation cover, which along with the disturbed surface exposes the vacant appearance of the site within the suburban context. Therefore, this vacant / underutilised site is not consistent with the surrounding well-established suburb and does not respond positively to the streetscape of Waimarie Street.
Notwithstanding the vigorous expansion of suburban development, most of the site on which the development is proposed along with the neighbourhood around Glover Park is subject to the ONF overlay (ID 194) associated with the St Heliers explosion crater, as set out in Schedule 6 of the AUP (see Map 4: Auckland Unitary Plan Zoning25). The site’s south facing slope (including 14, 14A, 16 (Photo 5), 20, 22, 26, 28 (Viewpoint 4: 37 Waimarie Street26)) is outside of the ONF overlay (Map 1: Site Map27). Although there is no clear reasoning in a landscape sense as to why the overlay follows the cadastral boundaries, rather than the geological shape of the crater, it is considered that the top of the rim and its north facing slope are more sensitive to development (Photo 4).
As pointed out above the majority of the subject site extends over the south facing slope of the ridge (Map 1: Site Map28) descending from an elevation of 56m at the site’s north eastern corner (to the west of the Watercare water tower), down to 44m on the site’s western boundary, corresponding to the ridgeline descending westwards. The site falls from the crest to the south towards Waimarie Street, which forms the site’s southern boundary. The site’s northern boundary meets Glover Road on a 35m contour level. The north facing slope has a steeper gradient, compared to the fall to the south towards Waimarie Street. Only the very northern extent of the site, principally comprising the property at 37 Glover Road (on which the existing building is to be retained), is located on the north facing side of the crater rim (Photo 6). Its rear garden will be merged with the landscaping proposed in association with the development. The
21 AUP OIP H4. Residential – Mixed Housing Suburban Zone, H4.1. Zone Description 22 Appendix 3: Context Maps 23 Appendix 3: Context Maps 24 Appendix 4: Historic Aerial Maps 25 Appendix 3: Context Maps 26 Appendix 5: Viewpoint Visual Simulations 27 Appendix 3: Context Maps 28 Appendix 3: Context Maps
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 7 northern boundary of the site is the rear of the properties at 29, 31, 33, 35, 39, and 41 Glover Road (Photo 7).
The site’s north western boundary abuts 31 and 29 Glover Road and No 6 and 10A Waimarie Street, (Photo 8).
Photo 5: View from Waimarie Street towards the south facing slope of the subject site, which is outside the ONF. Roofs of the properties No 10 and 10A next to the site’s western boundary appear on the skyline. Building to the far right is property No 12, within the site boundary. The site’s location affords the site extensive views to the city of Auckland Central / City Centre skyline over Waitemata Harbour to the west, and across Auckland suburbs to the Waitakere Ranges to the south west (Photo 10). Three volcano cones (Mt Eden, Mt St John and Mt Wellington) appear above the urban suburbs against the profile of Waitakere Ranges, and to the south east the shallow cone of Taurere Pa / Taylors Hill is visible at a distance of 1.7km. To the north the view extends across Glover Park to Gentlemens Bay (Photo 4) and to Rangitoto island to the north west.
8 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018
Photo 6: View from Glover Road on the site’s northern boundary within the ONF, comprising property No 37. The Pohutukawa trees proposed to be retained are evident between property No37 and 35 to the west.
Photo 7: View from the rear of property No 12 Waimarie, (part of the site) towards the back of properties Nos 35 and 33 Glover Road.
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 9
Photo 8: View to the north from the rear garden of property No 12, showing the garden area which will be retained (and enhanced) within the subject site. The roof of No 21 Glover Street is visible beyond.
On the southern slope the site adjoins three residential lots to the east and three to the west (Photo 5), which are accessed from Waimarie Street. Properties (No 32A, 32A, 32 Waimarie Street (Photo 9) alongside the site’s eastern boundary are shielded by timber / concrete block boundary fences (at ground level), with potential views to the west (from these properties) largely limited to their elevated second floors. The west facing side gardens are generally narrow. Mature vegetation on these properties (proximate to the subject site) is limited to a grouping of medium size trees in the garden of the property No 32A Waimarie Street (Photo 9).
Properties alongside the western boundary (No 10A and 10 Waimarie St) are screened by a high hedge which lines their driveway (Photo 5). This hedge sits outside the site and will not be implicated by the proposal.
As the ground falls to the south beyond Waimarie Street, the properties across the road from the subject site, on the southern side of the Waimarie Street frontage, typically sit lower than the street level. Due the steep fall of the underlying landform to the south several driveways branch from Waimarie Street, allowing extensive views across the suburbs of Auckland. Extensive views across the wider suburbs to the Auckland CBD across the Waitemata Harbour to the west are also available from Waimarie Street. Naturally. the general orientation of views from the houses alongside the southern side of Waimarie Street is to the west and south.
10 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018
Photo 9: View from Waimarie Street of the eastern part / boundary of the site aligned by properties No 32A, 32A and 32. The landmark Watercare water tank sits behind these houses on the ridge and is accessed via the same vehicle right of way that runs along the east side of the properties.
Photo 10: View from the site to the west / south west reaching across Waitemata Harbour to the city of Auckland Central / City Centre skyline. Volcanic cone of Maungawhau / Mt Eden is visible to the left.
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 11 4.0 Proposed Development
The proposed development is set out in detail in the architectural drawing package prepared by PTA, this drawing set also includes the landscape concept drawings, prepared by BM. The proposed development will predominantly comprise a two to three level interlinked building accommodating a total of 75 independent living units (ILUs) and 38 care suites. The proposed building will be sited on a landform which is identified as part of the St Heliers explosion crater ONF, as set out in Schedule 6 of the AUP.
The underlying topography has strongly influenced the design and layout of the proposed development. Responding this topography, the proposed building mass has been broken into parts and stepped from both east to west and north to south to follow the landform.
Particular attention has been given to the buildings relationship to the ridgeline within the ONF, with the formation of the buildings central spine (approximately 112m in length) stepping down from east to the west, emulating the underlying landform. This form of development, which ‘fills in’ the gap in development on top of the ridgeline will be compliant in terms of permitted height and corresponds to the form and pattern of neighbouring development. Three discreet wings are located perpendicular to the main spine, and these step down the southern slope towards Waimarie Street, culminating in three elevations to the street frontage, with two landscaped courtyards in between. The main entry to the facility is via the eastern courtyard, which provides an entry ‘front door’ and reception and provides direct access to the common resident amenities and dining / café area, which faces north.
Both courtyards incorporate vehicle entrances from Waimarie Street, providing access to the basement car parks beneath two of the three wings, and the grade car park (and turning area) in front of the main entrance (eastern courtyard).
The wings facing Waimarie Street are two storeys at the street frontage (with the central and eastern wings being above the basements), being set back approximately 7m from the frontage, with extensive planting provided to their ‘base’. The western wing of the building is set back from Waimarie Street by approximately 15 metres. The space in front of this wing is designed as a typical terraced residential garden addressing the street and provides an amenity outdoor space for residents, in a way which complements the courtyard treatment. Overall the proposed building provides a considered combination of surface textures, colours, materials and variation of depth designed to break the building into components reducing its overall apparent mass and giving future residents a visual connection to distinctive building elements which comprise their home. Transformations between levels and units introduce a volumetric complexity and inject a sense of dynamism into a space which allows the building to blend in with both the underlying landform and the surrounding suburban character. This visual dynamic is also well expressed in elevated views (Appendix 5: Viewpoint 9), where the multiple hip-roof form blends in with its surroundings. Roof planes step down to follow the slope and relate comfortably with the surrounding dwellings. This visual dynamic of level changes and built form integrated with the surrounding built environment can be seen in the architectural elevations and in Appendix 5: “Viewpoint Visualisations” of this assessment.
12 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 4.1 Proposed Landscape Plan
Boffa Miskell landscape architects have developed the Landscape Concept Plan29 for the proposed development, which forms part of the application and this is included in the PTA drawing package. The landscape plan has been designed as an integrated element of the proposal and has been developed to respond to the residential context of the site to provide for the amenity of the residents of the facility, to respond to the relationship of neighbouring properties with the site, and to enhance the vegetation features and landform of the ONF. The landscape comprises predominantly native species, including Pohutukawa, Puriri, Titoki and Nikau in the north (within the ONF), and exotic species along the Waimarie residential frontage including Ornamental Pear and Flowering Cherry trees. The landscaping within the site’s northern gardens is designed to retain/continue a planted escarpment between development fronting Glover Street and the new building. This, predominantly native species vegetation, which will filter views to and from the lower level of the main spine to/from the north A component of the site layout and the setting of building levels has been the retention of two large scale, mature Pohutukawa trees located on the site. These trees remain prominent in the landscape, particularly in views from the north with the top of the canopy sitting above the roofline of the proposed development. It is anticipated that over time a proportion of the larger species of vegetation introduced to this northern landscape area will achieve a similar scale. The landscaping within the generous open spaces of the site will provide a well vegetated frontage to the street and enhance the Waimarie streetscape amenity and creating a positive interface with the neighbouring residential properties.
5.0 Planning / Statutory Context
The planning provisions in respect of the proposal are set out in the AEE as prepared by Bentley & Co and this has been relied upon in terms of this assessment. In addressing the landscape and visual amenity effects potentially resulting from the proposed development, the relevant AUP OIP provisions have been considered. These are set out in Appendix 2.
6.0 Visual Catchment and Viewing Audiences
The visual catchment is the extent to which an area can be seen, both from within the area looking outward, and by return looking back towards a site or object on the landscape. A visual catchment can be contained due to local landform and features such as hedges, planting or buildings, resulting in restricted views. In other instances, views may be afforded to distant features such as faraway ridgelines or ocean horizons hence different scales of catchment can
29 Boffa Miskell, Waimarie Age Care Landscape Concept, November 2018
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 13 be determined. The visual catchment relates to the viewer who may be looking from a fixed viewing point, or who may be travelling, and therefore afforded transient views. outcrop
6.1 Visual Catchment
The ridgeline location of the site, next to the “local landmark” of the Watercare water tower, makes the site and related future development visible both in close proximity and in distant views. However, simultaneously the surrounding undulating relief of a series of tightly folded northwest-southeast trending anticlines and synclines, covered by suburban development obstructs both close proximity and distant visibility of the subject site/ proposed development. Due to the form and nature of the urban development that has occurred, the St Heliers explosion crater is not distinguishable within the wider landscape of the hinterland suburb as a landscape feature (Viewpoint 9 and 10 Existing View30). Currently the site is only distinguishable within the area due to it being presently undeveloped / largely vacant within a densely developed urban neighbourhood. Close proximity visibility of the proposed development is mainly confined to residential properties opposite the site to the south and those alongside the site’s eastern boundary (No 1/32A, 32A, 32 Waimarie Street (Photo 9)). As the topography falls south west / southward from Waimarie Street, northward views towards the site are obstructed by the intervening topography and associated buildings / vegetation. Accordingly, the direction of the fall of the landform determines the orientation of principal views from the neighbouring sites / buildings on the slope, which are typically opposite to the direction of the site. This fall in the topography southwards extends to Bay Road and beyond (Map 3: Topography - Wider Context31). The perimeter of Glover Park, provides visibility of the site’s northern boundary, which is also well marked by the existing Pohutukawa trees, both from the playing fields on lower level of the park as well from walkways above the playgrounds. (Viewpoint 1 and 8 Existing View32).
The eastern rim of St Heliers crater (east of Waitara Rd) provides one of the highest elevation (65m) within the St Heliers suburb. The other high topographical point (52m) is at the intersection of Maskell Street and St Heliers Bay Road northward, approximately 1.3km south west of Waimarie Street, where the landform extends towards St Heliers Bay to the north and Bay Road to the north east. Within a short section on Maskell Street elevated views are available across the St Heliers suburbs, and accordingly towards the proposed development site (Map 3: Topography - Wider Context33).
Other opportunities where the site is visible were identified during the field survey at the intersections of Sylvia Road with Yattendon Road (Viewpoint 9 Existing View34) and Maskell Street (Viewpoint 10 Existing View). As with the visibility from the public realm, visibility will similarly be limited from private properties to occasional views from those properties located on the upper slopes of the landform which ascends towards the intersection on Maskell Street and St Heliers Bay Road.
As already noted above, the developed upper slopes of Waimarie Street on the outer rim of the St Heliers explosion crater is not distinguishable within the wider suburban area. The subject
30 Appendix 5: Viewpoints Visual Simulations 31 Appendix 3: Context Maps 32 Appendix 5: Viewpoints Visual Simulations 33 Appendix 3: Context Maps 34 Appendix 5: Viewpoints Visual Simulations
14 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 site is currently more visible due to its undeveloped nature (Viewpoint 9 Existing View35), with buildings having been recently removed.
As St Heliers Bay Road extends towards the Bay, along the western slope of the ridgeline, the potential to view the subject site is topographically restricted (Map 3: Topography - Wider Context36). There are however distant views of the developed slopes of the St Heliers’ ONFs (including the subject site) available from its low coastal edge between Kohimarama and St Heliers Bay along Tamaki Drive. As a valued recreational route, the view from Tamaki Drive is therefore included in this assessment. (Viewpoint 11 Existing View37). Distant visibility was also explored from the Taylor Hill scoria cone (Taurere) (Viewpoint 11 Existing View38), which reaches 56 m high and provides 360-degree views, 1.7 km to the south east of the subject site. The landmass of Rangitoto (the ONF site), forms backdrop to the view towards the subject site.
6.2 Viewing Audience
As described above the main viewing audiences whose visual amenity could be potentially affected are limited to the nearby properties on Waimarie Street, the public realm of Glover Park, and neighbouring properties in the surrounding immediate area, from where the proposed development would be visible as forming part of the surrounding suburban development. Having said that, the primary outlook from the majority of such neighbouring properties is not directed to or across the subject site. The following viewing audiences are considered for this assessment:
• Residents of the three properties adjoining the site to the east: No 1/32A, 32A, 32 Waimarie Street;
• Residents / people living in houses in close proximity on Waimarie Street, Glover Road and the slightly more distant Waitara Road;
• Recreational users / visitors of Glover Park;
• People on the street network and living in the wider visual catchment, represented by occasional higher elevated locations such as identified on Yattendon Road and Maskell Street;
• People walking up on the more distant volcanic cone of Taurere Pa / Taylors Hill; and
• People walking, again at a greater distance, on Tamaki Drive / Kohimarama Beach and Saint Heliers Bay coastline.
6.3 Representative Viewpoints
The range of potential key viewing audiences and representative public viewpoints from which the proposed development has been evaluated were agreed with AC, as set out in Table below. The location plan in respect of these viewpoints is set out in Appendix 5, Viewpoints Location Maps A & B.
35 Appendix 5: Viewpoints Visual Simulations 36 Appendix 3: Context Maps 37 Appendix 5: Viewpoints Visual Simulations 38 Appendix 5: Viewpoints Visual Simulations
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 15 Visual Simulations (Appendix 5) have been prepared from all these agreed viewpoints and form part of the method for the assessment of potential landscape and visual amenity effects. Visualisations aim to provide an impression of the development including the proposed landscape treatment at a semi-mature stage (5 years).
Table 1: Representative Viewpoints
VP Viewpoint Name Representative Type of viewing Altitude Distance Vis Sim or landscape streetscape audience (above from the Photo character sea site level) 1 Glover Park North ONF crater / northern Walkers / Glover 45m 411m Vis Sim inner rim next to the Park recreational coastal margin users
2 23 Waitara Road St Heliers suburb / pedestrians and 45m 362m Photo streetscape residents
3 53 Waimarie St St Heliers suburb / pedestrians / 44m 221m Photo East End Waimarie streetscape residents
4 37 Waimarie St St Heliers suburb / pedestrians / 49m 103m Vis Sim East Waimarie streetscape residents
5 7 Waimarie St West St Heliers suburb / pedestrians / 34m 106m Vis Sim Waimarie streetscape residents
6 Waimarie St and St Heliers suburb / pedestrians / 29m 154m Photo Rarangi Rd Corner Waimarie streetscape residents
7 Glover Park West ONF inner rim; pedestrians / 28m 182m Photo St Heliers suburb / residents streetscape
8 Glover Park West ONF southern inner rim; Glover Park 24m 232m Vis Sim Entrance St Heliers suburb recreational users
9 Yattendon Rd and St Heliers suburb / pedestrians and 29m 703m Vis Sim Sylvia Rd Corner streetscape residents
10 65 Maskell Street St Heliers suburb / pedestrians and 45m 956m Photo streetscape residents
11 355 Tamaki Drive Views of ONFs (St recreational 5m 1,382m Vis Sim Heliers Karaka Bay walkers on Waitematā Group and Tamaki Drive shoreline; St Heliers explosion crater)
12 Taurere Pa / View from ONF recreational 58m 1,728m Vis Sim Taylors Hill (Trig) provides wider walkers/visitors landscape context including the landmass of Rangitoto (ONF)
16 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 7.0 Assessment of Effects on Landscape and Visual Amenity
Landscape and visual impacts result from natural or induced change in the components, character or quality of landscape. Usually these are the result of landform or vegetation modification or the introduction of new structures, activities or facilities into the landscape. The process of change itself, that is the construction process and / or activities associated with the development, also carry with them their own visual impacts as distinct from those generated by a completed development. The landscape and visual effects generated by any particular proposal can, therefore, be perceived as:
• Positive (beneficial), contributing to the visual character and quality of the environment. • Negative (adverse), detracting from existing character and quality of environment; or • Neutral (benign), with essentially no effect on existing character or quality of environment. The degree to which landscape and visual effects are generated by a development depends on a number of factors, these include:
• The degree to which the proposal contrasts, or is consistent, with the qualities of the surrounding landscape. • The proportion of the proposal that is visible, determined by the observer’s position relative to the objects viewed. • The distance and foreground context within which the proposal is viewed. • The area or extent of visual catchment from which the proposal is visible. • The number of viewers, their location and situation (static or moving) in relation to the view. • The backdrop and context within which the proposal is viewed. • The predictable and likely known future character of the locality. • The quality of the resultant landscape, its aesthetic values and contribution to the wider landscape character to the area. Change in a landscape does not, of itself, necessarily constitute an adverse landscape or visual effect. Landscape is dynamic and is constantly changing over time in both subtle and more dramatic transformational ways, these changes are both natural and human induced. What is important in managing landscape change is that adverse effects are avoided or sufficiently mitigated to ameliorate the effects of the change in land use. In urban areas, and in particular those areas identified for more dense or intensive future forms of urban residential and mixed-use living, change including the introduction of taller and larger scaled buildings with bigger footprints can be expected. The appropriateness of such buildings will depend on their context (including the form and scale of development that is enabled (and envisaged) by the planning framework, and the way in which they are designed to respond and relate to the interface with direct neighbours.
7.1 Effects on Landscape
In landscape terms the site is not highly susceptible the type of the development proposed, having the capacity to accommodate suburban development consistent with its zoning as Mixed
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 17 Housing Suburban (MHS) (Map 4: Auckland Unitary Plan Zoning39). The proposed development will be placed within a well-established suburban residential context, where integrated residential development (retirement villages) are enabled as restricted discretionary activities.
The zone is relatively densely developed, and with further development occurring where land (as a consequence of the intensification opportunity provided for by the Unitary Plan) has been ‘upzoned’. In this regard, a proportion of the land surrounding Glover Park (to the north of the site) was previously constrained to 1 dwelling:500m². There is no longer a constraint on density. The location of the site falling partially within the overlay of ONF of St Heliers explosion crater, necessitates consideration to be given to the policy values attributable to this landform, relative to its context as a highly modified and developed landscape. The spatial extent of the ONF follows cadastral boundaries, rather than any appreciable land feature or contour which differentiates the land contained within the ONF from neighbouring land which is excluded. For example, there is nothing apparent in terms of landform which distinguishes those properties that are included within the ONF that front Waimarie Street, from those that aren’t, or why one side of Rarangi Road is included and the other isn’t. With reference to the analysis of Tonkin and Taylor: ‘Overall only the general topographic form of the outer flanks of the tuff ring remains, and even that is now much modified and barely discernible when viewing the feature from any vantage other than from within the crater. From within the crater the flanks largely contain urban development, and / or have been modified by previous earthworks’ - in preparation for urban development. Notably, the development which has taken place to date has embedded itself within the landform, responding to the contour, with earthworks largely concealed by building footprints. The necessary earthworks to accommodate the proposed building platform will similarly be mostly concealed by the proposed building footprint, with no increase in erosion or compaction of the rim of tuff ring. The majority of the sites visible from within the crater (which is the practical extent of the appreciable land form) have been subject to tiered retaining works which have had the effect of maintaining the overall shape of the landform. The proposed development continues this relationship, with the stepped (and articulated) building form (and the integral landscaping) maintaining this relationship and not resulting in the loss or extinction of the ONF as it is presently perceived. In this regard, the proposal will continue the relationship of built forms stepping up to and sitting on top of the ridge (on privately owned land), with their height following the original contour. It is considered that in landscape terms the proposed development:
- Will not be read as a separate entity but part of the surrounding suburban landscape context; - Will not create a prominent focal feature on the skyline; - Will not affect how the ONF of St Heliers explosion crater is perceived or its integrity as a geological feature; and - Will not affect wider landscape context, dominated by the iconic landmass of Rangitoto.
In terms of the suburban built character of the surrounding environment, while being zoned MHS, the context includes a wide variety of building styles and typologies of various scales, with sites being developed to respond to the land contour. As the underlying topography is undulating, most of the dwellings sit on the cut in slope or are supported by retaining walls, such that visually, the buildings appear to sit above and on top of each other and as an amalgam of building mass relative to the public and neighbouring viewing audiences. The variety of building mass/heights in the locality is demonstrated in Appendix 5. In some instances, this building
39 Appendix 3: Context Maps
18 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 mass is interspersed with vegetation, providing a degree of relief, but that is not always the case, with part of the neighbourhood being built form dominant.
Particular consideration has been given to the siting of the proposed building and its form and articulation, in a manner that responds to and reinforces the ridgeline and provides an emphasis to the underlying topography. This includes the incorporation of both built and landscaping design elements which strengthen the land form of the existing escarpment and retain an appropriate interface between the proposal and the existing development on the lower slopes. In urban landscape terms the proposed development will appear as part of the existing developed urban context, will enhance the urban legibility of Waimarie Street, and will not derogate from the underlying landform of the ONF. Overall, the proposed development will not adversely affect the physical integrity of the ONF of the St Heliers explosion crater
The Unitary Plan contains a suite of assessment criteria for the consideration of development within the ONF. These are addressed below:
Assessment Criteria Comment
1) The extent to which the nature, form and extent Relative to the appreciable values for which of the proposed use or development adversely the feature was scheduled (AUP OIP section affects the criteria or values for which the feature B4.2.2(4)) 40: was scheduled taking into account all of the • The ONF of St Heliers crater (including the following: subject site) has been subject to historical (a) whether the use or development will result in earthworks associated with preparing the land increased erosion, of the feature; for and subsequently accommodating a (b) whether the use or development will result in variety of developments, and related increased compaction or erosion of the feature, or infrastructure. Modification of the landform has changes to the vegetation will adversely affect the included the ‘benching’ of sites to create level values for which the feature is scheduled; building platforms, and the removal of (c) whether the use or development will result in vegetation. Such works have occurred across ground disturbance or earthworks that will affect the subject site, which has been subject to the values for which the feature is scheduled; and historical earthworks to accommodate existing (d) whether the use or development will interfere buildings (which will be demolished and with natural processes associated with the removed), as well as site preparation feature. earthworks for a previously approved subdivision. • The landform on which the proposal is located does not form part of a distinctly recognisable group of features. • The form of development is consistent with the public’s appreciation of a reasonable form of development, having regard to the sites context. • The form of development does not derogate from potential value of the feature or site for public education. While works are occurring, there is an opportunity to review and record the land formation.
(2) The extent to which the proposed use or • The addition of the proposed building and development will cause adverse visual effects, or associated landscaping on the southern rim of adversely affect landscape values associated with the explosion crater will result in a situation the feature. consistent with the form of development which exists and is reasonable to expect in the environmental context and will not result in a marked difference to the existing landscape; • The southern rim of the explosion crater, where the proposed development is located, does not present a widely visible distinctive landform, relative to its urbanisation;
40 As set out in Appendix 2: Statutory Context.
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 19 • There are no scenic features (apart from Pohutukawa, which will be retained) which are components of the site that are visually unique or visible to the wider neighbourhood or community; and • Due to the compliant baseline the ridgeline where the proposed development is located cannot be regarded as natural terrain that demarcates the contrast between the sky and the earth.
(3) The extent to which the proposed use or Refer to Tonkin Taylor Geological assessment of development will cause any significant loss of St Heliers ONF geological value of a feature, taking into account the extent a feature has already been modified and whether further modification will cumulatively result in a significant loss of geological value (4) The extent to which modification of a feature is • As the interior and ridgeline of explosion crater necessary to provide for the proposed use or rim is already densely developed and the development and the proposed structure has a proposed development is not placed within the functional or operational need to be in the location unmodified part of it, the careful design of the proposed proposed building to blend with the tiered form of the surrounding development, and will not affect how the landform of the explosion crater will be perceived, or its contribution to the wider landscape and / or the overall public appreciation of the feature.
(5) The extent to which the proposed use or • The proposed development will be placed development has a specific connection or within a well-established suburban residential relationship to the scheduled feature context, where health care facilities are enabled as restricted discretionary activities.
(6) Whether there are alternative methods and Refer AEE locations available to undertake the use or development that will not affect a scheduled feature (7) Whether any site/s resulting from a subdivision N/A can be developed without adversely affecting the values for which the feature is scheduled (8) The extent to which the proposed works will Refer to Tonkin Taylor Geological assessment of protect the feature from damage, such as St Heliers ONF providing for erosion protection, or remediate previous damage, excluding any damage resulting from the use or development itself. (9) The extent to which the proposed use or Refer AEE development will adversely affect Mana Whenua values (10) The extent to which, having had regard to the Refer AEE objectives and policies in E20 Māori Land, the proposed use and development provides for Mana Whenua, matauranga and tikanga values
Based on the above the effects caused by the proposed development upon the ONF integrity are evaluated as having a low magnitude of change resulting in low adverse effects.
7.2 Effects on Visual Amenity
An assessment of the visual effects of the proposed building form relates to changes in the visual amenity of the range of potential viewing audiences: i.e. the degree of change in character and quality of views. Visual effects result from changes to specific views experienced by people.
20 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 The change associated with this proposal relates to the introduction of new comprehensively designed built form and integrated landscaping, noting that the zoning of the largely vacant site is reasonably anticipated to accommodate residential development with a variety of typologies of a two and three storey nature. The MHS zone is the most widespread zoning applied across the city and is considered to be less sensitive to change and / or divergent forms of anticipated development than, for example the Single House Zone, which has a more consistent, spacious special character. The MHS zone has an expectation of greater variety of character with different types and sizes of development envisaged in a variety of forms and types (attached and detached), including enabling integrated residential development in the form of retirement villages. The zone does not prescribe a particular form or style of development and seeks to provide for intensity and choice (and does not limit residential density / intensity). The proposed site comprises an area of 13,476m², and provides an opportunity for a multitude of residential development options, with a variety of configurations. Therefore, the sensitivity of the viewing audience to the type of development proposed is considered to be low. The fact that the proposed development does not comprise a series of individual or attached town house style residential dwellings does not increase the sensitivity of the viewing audience (residents, or recreational users). The proposal is a form of residential activity envisaged in the zone to provide intensity, variety and choice. Having regard to the outcomes anticipated by the zone, the potential visual effects of the proposed development within its spatial context has been assessed with reference to the representative viewpoint visual simulations, which are set out in Appendix 5 and in relation to the identified viewing audiences as set out above. The visual simulation viewpoints are grouped relative to those viewing audiences.
7.2.1 Effects on Visual Amenity of Public Views
Close / Proximate Viewpoints:
Waimarie Street Viewpoint 3 - 53 Waimarie Street (East End) Viewpoint 4 - 37 Waimarie Street Viewpoint 5 - 7 Waimarie Street Viewpoint 6 - Waimarie St and Rarangi Rd Corner Viewpoints VP 3, 4 on the eastern side and VP 5, 6 on the western side of the street, are representative of local residents / people living in houses in close proximity on Waimarie Street. As illustrated by Viewpoint 5 – 7 Waimarie Street, in views along the western side of Waimarie Street towards the proposed development, in the context of adjacent properties, the proposed building will be seen as three integrated two storey blocks, progressively stepping up the street and into the site, within a comprehensively designed landscape setting. The relative setback from the street, and separation between each block and the neighbouring properties presents a regular rhythm of building to landscaping, creating a well-articulated streetscape, rather than a built form dominance – which would likely be prevalent with a more ‘standard’ residential development pattern. The development similarly steps down Waimarie Street as viewed from the east (Viewpoint 4 - 37 Waimarie Street). The arrangement of the building footprints and the relative setbacks of the building forms from the street frontage retain the extensive views over the Waitemata Harbour to the city of Auckland City Centre skyline from the street level next to the site, which is the main focus for the viewer in the public realm.
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 21 The extent to which any potentially adverse urban amenity or visual effects will be generated has been mitigated through considered design and layout, relative to both the streetscape and the relationship with neighbouring properties (the latter which is discussed in more detail below). The magnitude of change attributable to the proposed building is considered to be moderate, resulting in moderate beneficial effects on Waimarie Street streetscape visual amenity, compared with that of a ‘compliant’ development scenario, which could be built towards the site’s southern front boundary. Direct views towards the proposed development from across the street, are assessed in relation to the closest properties across the street in section below. These views are presented in Appendix 6.
Glover Park Viewpoint 1 – Glover Park North, represents visitors to Glover Park. Viewpoints VP 8 - Glover Park West Entrance, represents visitors to Glover Park and residents / people living in houses in close proximity at the western end of Glover Road. As illustrated by Viewpoints VP 8 - Glover Park West Entrance the existing mature belt of trees along the southern edge of the Park obscures the proposed development, with only parts of its upper section being visible. The roofline of the highest part of the proposed building appears level with the roofline of property No 41 Glover Road. In the elevated view Viewpoint 1 – Glover Park North, from the top of the northern rim the proposed building steps westward following the natural fall of the ridgeline. The proposed landscaping of the northern part of the site, will (together with the articulated building form and colour palette) break up the length of the building profile from this view, and integrate the building into the landform, consistent with that which is prevalent on the escarpment. Therefore, in terms of visual amenity, the magnitude of change is evaluated as low, resulting in a low neutral effect.
Waitara Road Viewpoint 2 – 23 Waitara Road, represents that of visitors to Glover Park and residents / people living in houses in close proximity on Waitara Road. As illustrated by Photo 1, views from alongside Waitara Road are orientated to the west across Glover Park, stretching up to the city and the Sky tower. Views of the southern rim of the explosion crater and the proposed development are oblique and are filtered by the intervening trees. The proposed development would appear in an oblique view as a continuation of the developed landform (Viewpoint 2 – Existing View41).
In terms of visual amenity, the magnitude of change is evaluated as low, resulting in a very low neutral effect.
Glover Road Viewpoints VP 7 - Glover Park West represents road users and residents / people living in houses in close proximity at the west end of Glover Road. Due to the road extending along the slope of the southern inner rim of the crater, the immediately rising topography and presence of residential buildings alongside the road, visibility of the proposed building is restricted, and limited sections could be seen as an extension of the existing stepping form and nature of development.
41 Appendix 5: Viewpoint Visual Simulations
22 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 In terms of visual amenity, the magnitude of change is evaluated as low, resulting in a very low neutral effect.
Middle Ground Viewpoints
Yattendon Road Viewpoint VP 9 - Yattendon Road and Viewpoint 10 Maskell Street, are representative of people on the street network and living in the wider visual catchment. With reference to the baseline analysis the proposed site, and accordingly the proposed development, are difficult to distinguish within the surrounding urban suburb due to the undulating topography. The Water Tower located to the northeast of the site is very much the landmark within the area, and the proposed building has been designed so as to step down and follow the slope of the ridgeline and relate comfortably with the surrounding development. The proposed landscaping will also soften the interface between the proposed building and the underlying urban development and break the horizontal scale of the proposed building. From this perspective, the proposed development would appear as part of the surrounding suburban urban landscape.
In terms of visual amenity, the magnitude of change is evaluated as low, resulting in a low neutral effect at this location.
Distant Viewpoints
Tamaki Drive Viewpoints VP 11 - Tamaki Drive, is representative of people walking on Tamaki Drive / Kohimarama Beach and Saint Heliers Bay coastline. Although an urban area, the coastal landscape is dominated by natural elements; sea, sky, climate and geology and dynamic natural processes of the tidal cycle. The character of this coastal landscape is very dynamic. The cliff edge creates a strong and limiting linear edge where there is an equal emphasis on land and sea. Therefore, views tend to be directed along the coast and out to sea, especially offshore foci such as the landmass of Rangitoto commands attention.
With the reference to the above described landscape effects, in views from Tamaki Drive the proposed development would appear as part of the wider surrounding /underlying developed suburban context.
In terms of visual amenity, the magnitude of change is evaluated as very low, resulting in very low neutral effect.
Taurere Pa - Taylors Hill Viewpoints VP 12 - Taurere Pa / Taylors Hill, is representative of people walking up on the volcanic cone of Taurere Pa / Taylors Hill. The hill top provides a 360-degree elevated view. Because of the convex slopes of the landform, the eye is drawn towards the offshore foci, such as the prominent landmass of Rangitoto and also St Heliers Bay.
With the reference to the above described landscape effects, in views from Taylors Hill the proposed development would appear as part of the wider surrounding /underlying developed suburban context.
In terms of visual amenity, the magnitude of change is evaluated as very low, resulting in a very low neutral effect in relation to such distant viewing audience.
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 23 7.2.2 Effects on Visual Amenity of Individual Properties alongside the site’s Boundary
In urban areas, including Residential MHS environments, change including the introduction of larger scaled buildings with bigger footprints can be expected. The appropriateness of such buildings will depend on their context and management of adverse amenity effects particularly on direct neighbours, relative to proximity, aspect and privacy.
Southern Boundary - Waimarie Street Due to the continuing steep descent of the ground contour to the south, the properties opposite the southern street frontage sit at a lower level than Waimarie Street. Most of the properties on the street have fences/ walls on the street frontage which shield ground floor views, with the majority of these properties orientated to the west towards the Waitemata Harbour and to the south across extensive Auckland suburbs.
Photo 11: Properties No 27 on the left hand side and No 25 on the right
Photo 12: Properties No 25 on the left hand side and No 23 on the right
24 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018
Photo 13: Properties No 23 on the left hand side, No 19 in the middle and No 13 on the right
Illustrative views (Appendix 6: Waimarie Street Views) and sections (Southern Boundary Section 5, 6 and 742) have been produced from the driveways of selected properties opposite, as representative of available views of the proposed development from the opposite residential neighbours. The street frontage design of the proposal has adopted a series of landscaping measures which provide a further layering to the stepped nature of the building profile, which contributes to maintaining the overall perception of a two-three storey built form, as well as contributing to mitigating any feeling of being overlooked or experiencing an impact on their privacy. The landscaped frontage and courtyards are designed to add depth, division and variation, so that the built scale and dimensions does not dominate outlook from the street or the neighbours’ opposite. As a result, potential adverse amenity effects in respect of overlooking / dominance / loss of privacy are assessed to be low. At ground level, the amenity will be improved with an enhanced streetscape and a more articulated street frontage.
Eastern Boundary The interface of the proposed building with the properties (at No 1/32A, 32A, 32 Waimarie Street (Photo 9)), alongside the site’s eastern boundary is illustrated in sections (Eastern Boundary Section 1,2,3 and 443). The proposed development will be buffered by the boundary timber / concrete block fences from ground level, which is to be supplemented with intervening landscaping. Outlook from upper levels of the neighbouring properties will be towards a well-modulated and articulated built form, which while interrupting potential current views to the west is of a scale and proportion consistent with what can be reasonably expected for development in the zone. Relative to existing ground level, these properties view the proposal as a two-storey building stepping down the slope, and while visible will have visual effects consistent with an expected intensification of the proposed site and in line with an already well-established suburban character. The lower levels of the eastern wing of the development is occupied by care suites, with the upper levels (towards the northern part of the site) occupied by independent living. The building is set back approximately 7m from the common boundary (compared with built form which could otherwise be developed closer). Where balconies (associated with the care suites/independent living units) face east, they are to contain vertical balustrades, to mitigate privacy/overlooking to/from neighbouring properties
42 Boffa Miskell, Waimarie Age Care Landscape Concept, November 2018 43 Boffa Miskell, Waimarie Age Care Landscape Concept, November 2018
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 25 (Viewpoint 4: 37 Waimarie Street44). At the uppermost level, the internal arrangement of the independent living units is such that their primary balconies do not face towards the neighbouring properties. As a result, potential adverse amenity effects in respect of overlooking / dominance / loss of privacy are assessed to be moderate-low.
Western Boundary The interface of the proposed building with the properties (at No 10A and 10 Waimarie Street), alongside the site’s western boundary is illustrated in sections (Western Boundary Section 9, 10 and 1145) and Viewpoint 5 – 7 Waimarie Street46.
Properties at No 10A and 10 Waimarie Street, next to the site’s western boundary, are buffered from the proposal by a combination of the high hedge which lines the common boundary (within the neighbouring property (Photo 5)), the proposed landscaping, and the relative level of the buildings on the neighbouring sites, which sit at a lower contour. These properties are orientated to the west. The proposed building is approximately 6m from the common boundary, and combined with the respective orientation, aspect and layout of the neighbouring properties (and the proposal), no adverse effect of overlooking or visual dominance will be generated.
As a result, potential adverse amenity effects in respect of overlooking / dominance / loss of privacy are assessed to be low.
Northern Boundary The interface of the proposed building with the properties, alongside the site’s northern boundary is illustrated in sections (Northern Boundary Section 12, 13, 14, 15, 16 and 1747).
Properties at No 29, 31, 33, 35, 39, 41 and 43 Glover Road are located next to the site’s northern boundary. The rear of these properties (Photo 7), lined by timber fences, are typically narrow spaces (mainly used as utility spaces) due to the primary aspect of these dwellings being to the north, overlooking the open space of Glover Park and the sea beyond. In general, there are retaining walls along the shared northern boundary with the adjacent houses which are benched into the landform. The proposed landscaping along the site’s northern perimeter is designed to continue a planted north facing slope of the escarpment and provide a suitable buffer from the proposed building for the indivisibility and privacy of the neighbours and the residents of the development.
With the combination of the setback and landscaped elements, it is considered that there is no adverse effect of overlooking or visual dominance generated upon the neighbouring properties to the north.
As a result, potential adverse amenity effects in respect of overlooking / dominance / loss of privacy are assessed to be very low.
7.3 Effects on Visual Amenity from Hight Infringement
The landscape and visual assessment above, supported by a series of visualisations, boundary sections and perspectives, explain that the form, scale and layout of the proposal (including its articulation and integrated landscape) will integrate with the existing developed urban context,
44 Appendix 5: Viewpoint Visual Simulations 45 Boffa Miskell, Waimarie Age Care Landscape Concept, November 2018 46 Appendix 5: Viewpoint Visual Simulations 47 Boffa Miskell, Waimarie Age Care Landscape Concept, November 2018
26 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 enhancing the urban legibility of Waimarie Street, and will not derogate from the underlying landform of the ONF.
There are elements of the proposed building which infringe the permitted height. The extent of these are shown on the Peddle Thorp drawing RC-3-103 and in the set of boundary sections part of Landscape Concept48.
These infringements primarily relate to parts of the roof plane of the building, and their soffits as a consequence of the variable land contour/underlying topography across the site, including where the land has been previously the subject of earthworks, and localised depressions/undulations now exist.
None of these infringements generate an appreciable off-site effect. Those parts of the building to which they relate are ‘internal’, and / or of a proportion and scale which is not readily apparent relative to the compliant portion of the building(s) that they form part of. They do not introduce a situation which generates built form dominance, and do not adversely implicate the residential amenity of adjoining sites.
The height infringements do not implicate sunlight access, and do not introduce a situation where the resultant built form generates privacy effects.
As a result, potential adverse amenity effects in respect of building scale / dominance / loss of privacy and access to sunlight are assessed to be very low / imperceptible
8.0 Summary and Conclusion
The proposed development has been sited and designed to avoid generating adverse effects on the suburban landscape, landform, and the visual amenity relative to the public realm and neighbouring properties. The architectural design of the building by PTA responds appropriately to the unique site conditions and the context of the ONF. The design responds to the slope of the landform by using a stepped form and setting the building into the hillside, helping integrate it with the underlying landform. The naturalness of the underlying landform within the zone has been already heavily modified by earthworks and the positioning of built form. The proposal can be accommodated within this context without compromise to the appreciable integrity of the landform. Development within the neighbourhood on similarly zoned land comprises a series of built clusters stepped into the slopes emulating the landform/contour, deflecting the perception of the natural landform, albeit covered by the ONF overlay. The proposed building (with the design proposed) is consistent with the prevalent form of development and is not unexpected by the MHS zone or the ‘context’ of the ONF. The proposed development has been designed with a gauge of its visibility and visual catchment (while having regard to the form of development anticipated). In longer distance views the proposed development will be visible only from particular locations, such as the few most elevated spots within the area or from the low coastal edge of St Heliers Bay. In more proximate views the proposal will have a more variable scale and presence with the development, often in part, or fully screened from view as a result of local topography and the presence of other built development and vegetation within the view. The combination of the
48 Boffa Miskell, Waimarie Age Care Landscape Concept, November 2018
Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 27 articulation of the built form, together with the materiality and colour and integrated landscape concept, enable the proposal to readily sit in its context. The major visual change (relative to the existing situation) will occur in views from opposite properties/ driveways on Waimarie Street. No other streetscape within the St Heliers suburb will be affected by the proposal. The proposed development is designed with reference to the scale of the surrounding residential properties and to complement the underlying landform, avoiding being featured on the skyline and /or being overwhelmingly dominant to closer neighbouring properties and the streetscape. In its urban context, whilst introducing a change, the proposal is considered to be appropriate in its context, providing beneficial streetscape effects, in terms of the legible urban form. The close in visual simulations from Waimarie Street demonstrate that the building sits modestly within its context in a similar scale to other buildings on the street. There are places where more of the building will be visible, but generally from the street it will not be prominent or be viewed as a large-scale building. St Heliers suburb and its close relationship with the coastline of St Heliers Bay is recognized by visitors / tourists, whose expectations in views from the key advantage points such as Tamaki Drive, Achilles Point lookout and Taurere Pa - Taylors Hill will be not affected by the proposed development. Overall, the magnitude of the change is considered very low, resulting in a low effect upon the landscape and visual amenity.
28 Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects | 14 November 2018 Appendix 1: LVEA Methodology
Table 1: Determining the significance of landscape effects
Contributing Factors Higher Lower Susceptibility to The landscape is strongly distinctive with The landscape lacks any distinctive important biophysical, sensory and biophysical, sensory or associative aspects.
change associative aspects. There is an absence It has many detractors and has the ability to of landscape detractors which make it accommodate the proposed development highly vulnerable to the type of change without undue consequences to landscape which would result from the proposed character. development. Sensitivity The value of the The landscape requires protection as a The landscape is of low or local importance. landscape matter of national importance (ONF/L). Size or scale Total loss or addition of key features or The majority of key features or elements are elements. retained. Major changes in the key characteristics Key characteristics of the landscape remain of the landscape, including significant intact with limited aesthetics or perceptual aesthetic or perceptual elements. change apparent. Geographical Landscape character area scale. Site scale, immediate setting. Change extent Magnitude of of Magnitude Duration and Permanent. Reversible. reversibility Long term (over 10 years). Short Term (0-5 years).
Table 2: Determining the significance of visual effects
Contributing Factors Higher Lower Susceptibility to Views from dwellings and recreation areas Views from places of employment and
change where attention is typically focussed on the other places where the focus is typically landscape. incidental to its landscape context.
Value attached Viewpoint is recognised by the community Viewpoint is not typically recognised or to views such as identification on tourist maps or in valued by the community. Sensitivity art and literature. High visitor numbers. Infrequent visitor numbers. Size or scale Loss or addition of key features in the Most key features of view retained. view.
High degree of contrast with existing Low degree of contrast with existing landscape elements (i.e. in terms of form landscape elements (i.e. in terms of form scale, mass, line, height, colour and scale, mass, line, height, colour and texture). texture. Full view of the proposed development. Glimpse / no view of the proposed development. Geographical Front on views. Oblique views. extent Near distance views; Long distance views. Change visible across a wide area. Small portion of change visible.
Magnitude of Change of Magnitude Duration and Permanent. Transient. reversibility Long term (over 15 years). Short Term (0-5 years).
Appendix 1: LVEA Methodology Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
Table 3: Determining the nature of effects
Nature of effect Use and Definition Adverse (negative): The proposed development would be out of scale with the landscape or at odds with the local pattern and landform which results in a reduction in landscape and visual values
Neutral (benign): The proposed development would complement (or blend in with) the scale, landform and pattern of the landscape maintaining existing landscape and visual values
Beneficial (positive): The proposed development would enhance the scale, landform and pattern of the landscape, improving the landscape and visual quality through removal of damage caused by existing land uses or addition of positive features
Table 4: Determining the overall significance of landscape and visual effects
Effect Rating Use and Definition Very High: Total loss to the characteristics or key attributes of the receiving environment and /or visual context amounting to a complete change of landscape character. Major change to the characteristics or key attributes of the receiving environment and /or the visual context within which it is seen; and/or a major effect on the perceived amenity High: derived from it. Oxford English Dictionary Definition High: adjective- 1. Extending above the normal level. 2. Great in amount, value, size, or intensity. A moderate - high level of effect on the character or key attributes of the receiving Moderate- High: environment and/or the visual context within which it is seen; and/or have a moderate - high level of effect on the perceived amenity derived from it. A moderate level of effect on the character or key attributes of the receiving environment and/or the visual context within which it is seen; and/or have a moderate level of effect on Moderate: the perceived amenity derived from it. Oxford English Dictionary Definition Moderate: adjective- average in amount, intensity, or degree A moderate - low level of effect on the character or key attributes of the receiving Moderate - Low: environment and/or the visual context within which it is seen; and/or have moderate - low level of effect on the perceived amenity derived from it. A low level of effect on the character or key attributes of the receiving environment and/or the visual context within which it is seen; and/or have a low effect on the perceived amenity Low: derived from it. Oxford English Dictionary Definition Low: adjective- 1. Below average in amount, extent, or intensity. Very low or no modification to key elements/ features/ characteristics of the baseline or Very Low: available views, i.e. approximating a ‘no change’ situation.
Appendix 1: LVEA Methodology Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
Appendix 2: Statutory Context
Resource Management Act 1991 The purpose of the Resource Management Act (RMA) is to promote the sustainable management of natural and physical resources, therefore dealing with potential impacts on the environment, including social impacts. Outstanding Natural Features Overlay Part of the proposed development site is located within the ‘St Heliers explosion crater49’ Outstanding Natural Features Overlay50 which is described as - This site is a simple explosion crater with neither scoria nor lava, located on an older sedimentary ridge. The explosion crater is about 500m in diameter, with a swampy floor now occupied by Glover Park. The northern crater rim has been eroded to form a sea cliff, in which tuff from the volcano is visible. Section 6(b) of the RMA requires decision-makers to recognise and provide for, as a matter of national importance, “the protection of outstanding natural features and landscapes from inappropriate subdivision, use and development”. A number of other section 6 (matters of national importance) and section 7 (other matters) are also relevant to the management of landscapes and features:
• Section 6(a): The preservation of the natural character of the coastal environment (including the coastal marine area), wetlands, lakes and rivers and their margins, and the protection of them from inappropriate subdivision, use and development
• Section 6(e): The protection of the relationship of Maori and their culture and traditions with their ancestral land, water, sites, wahi tapu, and other taonga
• Section 6(f): The protection of historic heritage from inappropriate subdivision, use and development
• Section 7(c): The maintenance and enhancement of amenity values
• Section 7(f): The maintenance and enhancement of the quality of the environment The relevance of the RMA to this assessment of potential adverse effects on landscape / character, and visual amenity, is determined by Section 7(c) of the RMA, which states that the maintenance and enhancement of the quality of the environment and its amenity values should have particular regard to the decision makers. The Auckland Unitary Plan Operative in Part In addressing the landscape and visual amenity effects of the proposed development, a range of Auckland Unitary Plan, operative in part (AUP OIP) provisions have been considered. Those directly relevant to this assessment are set out as follows:
** ID 194 by the Schedule 6: Outstanding Natural Features Overlay Schedule 50 AUP OIP D10 Outstanding Natural Features Overlay and Outstanding Natural Landscapes Overlay
Appendix 2: Statutory Context Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
B4. Te tiaki taonga tuku iho - Natural heritage
B4.2. Outstanding natural features and landscapes
B4.2.1. Objectives
(1) Outstanding natural features and landscapes are identified and protected from inappropriate subdivision, use and development. (2) The ancestral relationships of Mana Whenua and their culture and traditions with the landscapes and natural features of Auckland are recognised and provided for. (3) The visual and physical integrity and the historic, archaeological and cultural values of Auckland's volcanic features that are of local, regional, national and/or international significance are protected and, where practicable, enhanced.
B4.2.2. Policies
Identify, evaluate and protect outstanding natural landscape (3) Protect the physical and visual integrity of Auckland’s outstanding natural landscapes from inappropriate subdivision, use and development. Identify, evaluate and protect outstanding natural features As set out in Schedule 6 Outstanding Natural Features Overlay Schedule51 the following unitary plan criteria/ factors have been used to determine the ‘St Heliers explosion crater’: (4) Identify and evaluate a place as an outstanding natural feature considering the following factors: (a) the extent to which the landform, feature or geological site contributes to the understanding of the geology or evolution of the biota in the region, New Zealand or the earth, including type localities of rock formations, minerals and fossils; (c) the extent to which the feature is an outstanding representative example of the diversity of Auckland's natural landforms and geological features; (d) the extent to which the landform, geological feature or site is part of a recognisable group of features; (e) the extent to which the landform, geological feature or site contributes to the value of the wider landscape; (f) the extent of community association with, or public appreciation of, the values of the feature or site; (g) the potential value of the feature or site for public education; (h) the potential value of the feature or site to provide additional understanding of the geological or biotic history; (6) Protect the physical and visual integrity of Auckland’s outstanding natural features from inappropriate subdivision, use and development. (7) Protect the historic, archaeological and cultural integrity of regionally significant volcanic features and their surrounds. Management of outstanding natural landscapes and outstanding natur.al features
51 AUP OIP Schedule 6 Outstanding Natural Features Overlay Schedule
Appendix 2: Statutory Context Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
(8) Manage outstanding natural landscapes and outstanding natural features in an integrated manner to protect and, where practicable and appropriate, enhance their values.
B4.6. Explanation and principal reasons for adoption
Where there are outstanding natural landscape values, new development should be undertaken in ways that are sensitive to these values so that they are recognised and protected.
D10. Outstanding Natural Features Overlay and Outstanding Natural Landscapes Overlay
D10.2. Objectives
(1) Auckland’s outstanding natural features and outstanding natural landscapes are protected from inappropriate subdivision, use, and development. (2) The ancestral relationships of Mana Whenua with outstanding natural features and outstanding natural landscapes are recognised and provided for. (3) Where practicable the restoration and enhancement of outstanding natural features and outstanding natural landscapes, including in the Waitākere Ranges Heritage Area and the Hauraki Gulf /Te Moana-nui o Toi/Tīkapa Moana, is promoted. (4) Existing rural production activities are recognised as part of landscape values including in outstanding natural features and outstanding natural landscapes.
D10.3. Policies
(3) Protect the physical and visual integrity of outstanding natural features, including volcanic features that are outstanding natural features, by: (a) avoiding the adverse effects of inappropriate subdivision, use and development on the natural characteristics and qualities that contribute to an outstanding natural feature’s values; (b) ensuring that the provision for, and upgrading of, public access, recreation (b)and infrastructure is consistent with the protection of the values of an outstanding natural feature; and (c) avoiding adverse effects on Mana Whenua values associated with an (c)outstanding natural feature. (5) Enable use and development that maintains or enhances the values or appreciation of an outstanding natural landscape or outstanding natural feature. (6) Provide for appropriate rural production activities and related production structures as part of working rural and coastal landscapes in outstanding natural landscape and outstanding natural feature areas. (7) Encourage the restoration and enhancement of outstanding natural landscapes and outstanding natural features where practical, and where this is consistent with the values of the feature or area.
Appendix 2: Statutory Context Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
As set out in the Activity table D10.4.252 any proposed buildings and structures are required to be assessed as Restricted Discretionary (RD) activities in relation to the ONF type of ‘Large volcanic landforms’53 (V).
D10.8. Assessment – Restricted discretionary activities
D10.8.1. Matters of discretion
The Council will restrict its discretion to the following matters when assessing a restricted discretionary resource consent application.
(1) The nature, form and extent of proposed works. (2) Effects on the landscape values of the feature. (3) The degree of geological modification. (4) The need for, or purpose of, the proposed use or development (5) Alternative methods and locations. (6) Protection or enhancement of the feature. (7) Effects on Mana Whenua values.
D10.8.2. Assessment criteria
The Council will consider the relevant assessment criteria for restricted discretionary activities from the list below.
(1) The extent to which the nature, form and extent of the proposed use or development adversely affects the criteria or values for which the feature was scheduled taking into account all of the following: (a) whether the use or development will result in increased erosion, of the feature; (b) whether the use or development will result in increased compaction or erosion of the feature, or changes to the vegetation will adversely affect the values for which the feature is scheduled; (c) whether the use or development will result in ground disturbance or earthworks that will affect the values for which the feature is scheduled; and (d) whether the use or development will interfere with natural processes associated with the feature. (2) The extent to which the proposed use or development will cause adverse visual effects, or adversely affect landscape values associated with the feature. (3) The extent to which the proposed use or development will cause any significant loss of geological value of a feature, taking into account the extent a feature has already been modified and whether further modification will cumulatively result in a significant loss of geological value.
52 AUP OIP D10 Outstanding Natural Features Overlay and Outstanding Natural Landscapes Overlay 53 Table D10.4.1 AUP OIP D10 Outstanding Natural Features Overlay and Outstanding Natural Landscapes Overlay
Appendix 2: Statutory Context Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
(4) The extent to which modification of a feature is necessary to provide for the proposed use or development and the proposed structure has a functional or operational need to be in the location proposed. (5) The extent to which the proposed use or development has a specific connection or relationship to the scheduled feature. (6) Whether there are alternative methods and locations available to undertake the use or development that will not affect a scheduled feature. (7) Whether any site/s resulting from a subdivision can be developed without adversely affecting the values for which the feature is scheduled. (8) The extent to which the proposed works will protect the feature from damage, such as providing for erosion protection, or remediate previous damage, excluding any damage resulting from the use or development itself. (9) The extent to which the proposed use or development will adversely affect Mana Whenua values. The extent to which, having had regard to the objectives and policies in E20 Māori Land, the proposed use and development provides for Mana Whenua, matauranga and tikanga values.
H4 Residential – Mixed Housing Suburban Zone
The Residential – Mixed Housing Suburban Zone (Map 4: Auckland Unitary Plan Zoning54) is the most widespread residential zone covering many established suburbs and some greenfields areas. AUP OIP describes the zone as follows and identifies why the RC is required within the zone:
Much of the existing development in the zone is characterised by one or two storey, mainly standalone buildings, set back from site boundaries with landscaped gardens. The zone enables intensification, while retaining a suburban built character. Development within the zone will generally be two storey detached and attached housing in a variety of types and sizes to provide housing choice. The height of permitted buildings is the main difference between this zone and the Residential – Mixed Housing Urban Zone which generally provides for three storey predominately attached dwellings55.
Resource consent is required for three or more dwellings and for other specified buildings in order to:
• achieve the planned suburban built character of the zone; • achieve attractive and safe streets and public open spaces; • manage the effects of development on neighbouring sites, including visual amenity, privacy and access to daylight and sunlight; and • achieve high quality on-site living environments. The resource consent requirements enable the design and layout of the development to be assessed; recognising that the need to achieve a quality design is increasingly important as the scale of development increases.
54 Appendix 3: Context Maps 55 AUP OIP H4. Residential – Mixed Housing Suburban Zone, H4.1. Zone Description
Appendix 2: Statutory Context Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
Building Height
The height standards which apply in the Residential – Mixed Housing Suburban Zone regarded as being relevant to this assessment are set out below.
H.4.6.4 Building height
Purpose: to manage the height of buildings to:
• achieve the planned suburban built character of predominantly one to two storeys; • minimise visual dominance effects; • maintain a reasonable standard of residential amenity for adjoining sites; and • provide some flexibility to enable variety in roof forms. (1) Buildings must not exceed 8m in height except that 50 per cent of a building's roof in elevation, measured vertically from the junction between wall and roof, may exceed this height by 1m, where the entire roof slopes 15 degrees or more, as shown in Figure H4.6.4.1 Building height in the Residential – Mixed Housing Suburban Zone below.
H4.6.5. Height in relation to boundary
Purpose: to manage the height and bulk of buildings at boundaries to maintain a reasonable level of sunlight access and minimise adverse visual dominance effects to immediate neighbours.
(1) Buildings must not project beyond a 45 degree recession plane measured from a point 2.5m vertically above ground level along side and rear boundaries, as shown in Figure H4.6.5.1 Height in relation to boundary below.
Landscaping
H4.6.10. Landscaped area
Purpose:
• to provide for quality living environments consistent with the planned suburban built character of buildings within a generally spacious setting; and • to maintain the landscaped character of the streetscape within the zone. (1) The minimum landscaped area must be at least 40 per cent of the net site area. (2) At least 50 per cent of the area of the front yard must comprise landscaped area.
Appendix 2: Statutory Context Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
Appendix 3: Context Maps
Appendix 3: Context Maps Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
File Ref: A18039_01_Map_1_Site_Map_revA.mxd 24 37 21A 24 38 26
35C 28 35B 30 32 23 35A 25 30 27
38 23A 29 32 33 31 Glover Road 30 33 27A 34 35 37 38 36 39 31A 41A 31 43 45 1/28 47 49 53 40 55 28 42 29A 29
Rarangi Road
26 27A 42
27B 27 45A 41 43A 24 25 25A
36 12 6 28 22 4 1/22
34 2C
38 54 23 30 34 10A 18 56 48 52 20B 50 46 32 797 2B 58 2A 2 24 20A 8 22 10 44 54 42D 32A 30 18A 42C 14 42B 16 26A 18 26 42A 1 20 1/32A 24 44 16 5 26 38B 36B 2/40 19 7 28 9A 22 15A 40 32 17 19 48 36A 38 32 1/40
20 9 17A 1/25 Waimarie Street 27 23 1/27 15 29 46 7A 3/27 50 11A 48A 17B 15B 25 35 3/9 23A 37 19B 2/25 3 39 3A 11 41 1/11 11B 15A 2/11 3/11 35A 42 15C 17 20 1/17 40
This plan has been prepared by Boffa Miskell Limited on the A18039 WAIMARIE AGE CARE specific instructions of our Client. It is solely for our Clients use 0 10 20 m Site Boundary in accordance with the agreed scope of work. Any use or reliance by a third party is at that partys own risk. Where Legend Proposed Building Outlines Map 1: Site Map information has been supplied by the Client or obtained from 1:1,000 @ A3 other external sources, it has been assumed that it is accurate. Outstanding Natural Features No liability or responsibility is accepted by Boffa Miskell Data Sources: LINZ Data Service (Aerials, Cadastre), Boffa Date: 2 November 2018 | Revision: 0 Limited for any errors or omissions to the extent that they Contours (2m Interval) arise from inaccurate information provided by the Client or Miskell, Auckland Council (Contours, ONF) Plan prepared by Boffa Miskell Limited any external source. www.boffamiskell.co.nz Projection: NZGD 2000 New Zealand Transverse Mercator Land Parcels Project Manager: [email protected] | Drawn: SGa | Checked: KOt File Ref: A18039_04_Map2_Topography.mxd
0
14
4
Cliff Road
6 38 36
2
0 24 64 10 42 2 62
60 54 16 58 56 52
20 The Rise 32 48 50 2 0 22 46 44
36
40 12
Springcombe Road 44 Waitara Road 8 40 34
18 2
0
50 28 62
24
58
26 64 30 0
26 60
38 44
56 54 10 52 Cliff Avenue 32 50 Glover Road 48 d 40 a Riddell Road 46 o 38 R n 42 o Rarangi Road d 22
n 36
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4 32
54 Karaka Park Place 30 52 e 28 ac 50 n Pl 2 4 gdo Waimarie Street 48 24 in 6 Ab Vale Road 46 48 L o 44 26 m
b 22 a
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52 18 16 e e 20 r Polygon Road t 14 S
22 k 18 44 c o
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24 Bay 36 P Road 26 8 22 Devore Street 24 Tuhimata Street
26
18 16 28 32 Glen Oaks 20
This plan has been prepared by Boffa Miskell Limited on the A18039 WAIMARIE AGE CARE specific instructions of our Client. It is solely for our Clients use 0 50 100 m Outstanding Natural Features Land Parcels in accordance with the agreed scope of work. Any use or reliance by a third party is at that partys own risk. Where Legend Contours (2m Interval) Site Boundary Map 2: Topography information has been supplied by the Client or obtained from 1:4,000 @ A3 other external sources, it has been assumed that it is accurate. Elevation (In Metres) No liability or responsibility is accepted by Boffa Miskell Date: 25 September 2018 | Revision: 0 Limited for any errors or omissions to the extent that they Data Sources: LINZ Cadastre, Auckland Council LiDAR arise from inaccurate information provided by the Client or (DEM), Boffa Miskell Plan prepared by Boffa Miskell Limited any external source. 0 m 66 m www.boffamiskell.co.nz Projection: NZGD 2000 New Zealand Transverse Mercator Project Manager: [email protected] | Drawn: SGa | Checked: KOt File Ref: A18039_05_Map3_Topography_Wider_Context.mxd
Glover Road
Cliff Road d Waimarie Street oa Vale Road i R Rarang
Tamaki Drive Polygon Road
Speight Road
The Parade Str Bay Road bow eet Ben
Melanesia Road d
a o
R Yattendon Road d n a l Challenger Street k c A u
R a w h i ti ro a R oad d oa R a Sylvia Road r e w Kildare Avenue a H
Kesteven Avenue Towai Street nt Cresce Robley
Sprott Road B a Ed dd mund eley A St reet venue t ree ll St d ke a as o M R ss dell Road ro Rid C Whitehaven Road rn he ut So Tar awe ra Terrace Wendover Road
L o n d g a G D o r R r iv ie am e St Heliers Bay Road w e t pia do m Stre nR Glen Allu oa d
A d s h a by o A R v Sierra Street e d n l e u i f e s s nt o e sce r u P Cre C n embroke e Drive v K lor A oh nt Tay im Mou a a t ram r a e Ro b ad o R
Esperance Road
This plan has been prepared by Boffa Miskell Limited on the A18039 WAIMARIE AGE CARE specific instructions of our Client. It is solely for our Clients use 0 200 400 m Site Boundary in accordance with the agreed scope of work. Any use or Legend Outstanding Natural Features reliance by a third party is at that partys own risk. Where Map 3: Topography (Wider Context) information has been supplied by the Client or obtained from 1:10,000 @ A3 other external sources, it has been assumed that it is accurate. Elevation (In Metres) No liability or responsibility is accepted by Boffa Miskell Date: 25 September 2018 | Revision: 0 Limited for any errors or omissions to the extent that they Data Sources: LINZ Cadastre, Auckland Council LiDAR arise from inaccurate information provided by the Client or (DEM), Boffa Miskell Plan prepared by Boffa Miskell Limited any external source. 0 m 66 m www.boffamiskell.co.nz Projection: NZGD 2000 New Zealand Transverse Mercator Project Manager: [email protected] | Drawn: SGa | Checked: KOt File Ref: A18039_07_Map4_AUP_Zoning.mxd
Cliff Road
The Rise ad Ro be m co ing pr S Waitara Road
Glover Park
Cliff Avenue Glover Road Riddell Road
R a r a C n g l a i r R e o n a d d o
n
R
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a Karaka Park Place d e lac n P gdo Abin Vale Road Waim arie Street
t
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e Po r lygon Ro Churchill t ad S
Park k c
o d
c a Bay a o Ro
ad e
R Tuhimata Street P D n Churchill evore S o treet d n Park e t Glen Oaks t a Y
This plan has been prepared by Boffa Miskell Limited on the A18039 WAIMARIE AGE CARE specific instructions of our Client. It is solely for our Clients use 0 50 100 m Site Boundary Mixed Housing Suburban Sport and Active Recreation in accordance with the agreed scope of work. Any use or
Legend Land Parcels Terrace Housing and Apartment Buildings Coastal Transition reliance by a third party is at that partys own risk. Where Map 4: Auckland Unitary Plan Zoning information has been supplied by the Client or obtained from 1:4,000 @ A3 Unitary Plan Zoning Neighbourhood Centre General Coastal Marine other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Single House Conservation Water Date: 25 September 2018 | Revision: 0 Limited for any errors or omissions to the extent that they Data Sources: LINZ Cadastre, Auckland Council Unitary arise from inaccurate information provided by the Client or Plan Zoning, Boffa Miskell Mixed Housing Urban Informal Recreation Plan prepared by Boffa Miskell Limited any external source. www.boffamiskell.co.nz Projection: NZGD 2000 New Zealand Transverse Mercator Project Manager: [email protected] | Drawn: SGa | Checked: KOt Appendix 4: Historic Aerial Maps
Appendix 4: Historic Aerial Maps Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
Auckland Council Map ´
DISCLAIMER: 0 10 20 30 This map/plan is illustrative only and all information should be independently verified on site before taking Meters any action. Copyright Auckland Council. Land Parcel Boundary information from LINZ (Crown Copyright Scale @ A4 Reserved). Whilst due care has been taken, Auckland Waimarie Aerial 1940 = 1:2,500 Council gives no warranty as to the accuracy and plan completeness of any information on this map/plan and Date Printed: accepts no liability for any error, omission or use of the information. Height datum: Auckland 1946. 1/11/2018 Auckland Council Map ´
DISCLAIMER: 0 10 20 30 This map/plan is illustrative only and all information should be independently verified on site before taking Meters any action. Copyright Auckland Council. Land Parcel Boundary information from LINZ (Crown Copyright Scale @ A4 Reserved). Whilst due care has been taken, Auckland Waimarie Aerial 1959 = 1:2,500 Council gives no warranty as to the accuracy and plan completeness of any information on this map/plan and Date Printed: accepts no liability for any error, omission or use of the information. Height datum: Auckland 1946. 1/11/2018 Auckland Council Map ´
DISCLAIMER: 0 10 20 30 This map/plan is illustrative only and all information should be independently verified on site before taking Meters any action. Copyright Auckland Council. Land Parcel Boundary information from LINZ (Crown Copyright Scale @ A4 Reserved). Whilst due care has been taken, Auckland Waimarie Aerial 2001 = 1:2,500 Council gives no warranty as to the accuracy and plan completeness of any information on this map/plan and Date Printed: accepts no liability for any error, omission or use of the information. Height datum: Auckland 1946. 1/11/2018 Auckland Council Map ´
DISCLAIMER: 0 10 20 30 This map/plan is illustrative only and all information should be independently verified on site before taking Meters any action. Copyright Auckland Council. Land Parcel Boundary information from LINZ (Crown Copyright Scale @ A4 Reserved). Whilst due care has been taken, Auckland Waimarie Aerial 2006 = 1:2,500 Council gives no warranty as to the accuracy and plan completeness of any information on this map/plan and Date Printed: accepts no liability for any error, omission or use of the information. Height datum: Auckland 1946. 1/11/2018 Auckland Council Map ´
DISCLAIMER: 0 10 20 30 This map/plan is illustrative only and all information should be independently verified on site before taking Meters any action. Copyright Auckland Council. Land Parcel Boundary information from LINZ (Crown Copyright Scale @ A4 Reserved). Whilst due care has been taken, Auckland Waimarie Aerial 2017 = 1:2,500 Council gives no warranty as to the accuracy and plan completeness of any information on this map/plan and Date Printed: accepts no liability for any error, omission or use of the information. Height datum: Auckland 1946. 1/11/2018 Appendix 5: Viewpoint Visual Simulations
Appendix 5: Viewpoint Visual Simulations Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
Proposed View
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1766558 mE Horizontal Field of View : 90° our Client’s use in accordance with the agreed scope of NZTM Northing : 5920624 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s Glover Park North own risk. Where information has been supplied by the Elevation/Eye Height: 44.38 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 3:02 p.m. 19/06/2018 NZST Optimum viewing distance @ A3 : 20 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 5 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 1
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1766670 mE Horizontal Field of View : 90° our Client’s use in accordance with the agreed scope of NZTM Northing : 5920511 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s 23 Waitara Road own risk. Where information has been supplied by the Elevation/Eye Height: 45.17 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 2:50 p.m. 19/06/2018 NZST Optimum viewing distance @ A3 : 20 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 2 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 2
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1766630 mE Horizontal Field of View : 90° our Client’s use in accordance with the agreed scope of NZTM Northing : 5920110 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s 53 Waimarie Street (East End) own risk. Where information has been supplied by the Elevation/Eye Height: 43.55 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 24/08/2018 NZST Optimum viewing distance @ A3 : 20 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 1 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 3
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
Proposed View
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1766505 mE Horizontal Field of View : 90° our Client’s use in accordance with the agreed scope of NZTM Northing : 5920146 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s 37 Waimarie Street own risk. Where information has been supplied by the Elevation/Eye Height: 48.56 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 2:30 p.m. 19/06/2018 NZST Optimum viewing distance @ A3 : 20 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 4 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 4
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
Proposed View Non-Standard Panorama Stitch - 15 degree panorama addition to top of image
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1766343 mE Horizontal Field of View : 90° our Client’s use in accordance with the agreed scope of NZTM Northing : 5920196 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s 7 Waimarie Street own risk. Where information has been supplied by the Elevation/Eye Height: 33.78 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 3:49 p.m. 19/06/2018 NZST Optimum viewing distance @ A3 : 20 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 4 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 5
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
Non-Standard Panorama Stitch - 15 degree panorama addition to top of image
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1766291 mE Horizontal Field of View : 90° our Client’s use in accordance with the agreed scope of NZTM Northing : 5920204 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s Waimarie St and Rarangi Rd Corner own risk. Where information has been supplied by the Elevation/Eye Height: 29.20 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 1:56 p.m. 24/08/2018 NZST Optimum viewing distance @ A3 : 20 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 1 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 6
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1766393 mE Horizontal Field of View : 90° our Client’s use in accordance with the agreed scope of NZTM Northing : 5920455 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s Glover Park West own risk. Where information has been supplied by the Elevation/Eye Height: 24.33 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 11:36 a.m. 16/08/2018 NZST Optimum viewing distance @ A3 : 20 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 2 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 7
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
Proposed View
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1766342 mE Horizontal Field of View : 90° our Client’s use in accordance with the agreed scope of NZTM Northing : 5920468 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s Glover Park West Entrance own risk. Where information has been supplied by the Elevation/Eye Height: 25.20 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 3:15 p.m. 12/09/2018 NZST Optimum viewing distance @ A3 : 20 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 1 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 8
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
Proposed View
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1765929 mE Horizontal Field of View : 90° our Client’s use in accordance with the agreed scope of NZTM Northing : 5919749 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s Yattendon Rd and Sylvia Rd Corner own risk. Where information has been supplied by the Elevation/Eye Height: 28.65 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 11:59 a.m. 16/08/2018 NZST Optimum viewing distance @ A3 : 20 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 4 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 9
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1766117 mE Horizontal Field of View : 90° our Client’s use in accordance with the agreed scope of NZTM Northing : 5919329 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s 65 Maskell Street own risk. Where information has been supplied by the Elevation/Eye Height: 45.00 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 19/06/2018 NZST Optimum viewing distance @ A3 : 20 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 1 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 10
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
Proposed View
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1765063 mE Horizontal Field of View : 90° our Client’s use in accordance with the agreed scope of NZTM Northing : 5920168 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s 355 Tamaki Drive (opposite) own risk. Where information has been supplied by the Elevation/Eye Height: 5.08 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 3:42 p.m. 22/06/2018 NZST Optimum viewing distance @ A3 : 20 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 4 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 11
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Existing View
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1766695 mE Horizontal Field of View : 40° our Client’s use in accordance with the agreed scope of NZTM Northing : 5918519 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s Taylors Hill (Trig) - Existing View own risk. Where information has been supplied by the Elevation/Eye Height: 58.38 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 10:58 a.m. 16/08/2018 NZST Optimum viewing distance @ A3 : 50 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 4 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 12
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt File Ref: A18039_Waimarie_LVA_A3L_sims_datamerge.indd
Proposed View
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE VIEWPOINT on the specific instructions of our Client. It is solely for NZTM Easting : 1766695 mE Horizontal Field of View : 40° our Client’s use in accordance with the agreed scope of NZTM Northing : 5918519 mN Vertical Field of View : 25° work. Any use or reliance by a third party is at that party’s Taylors Hill (Trig) - Proposed View own risk. Where information has been supplied by the Elevation/Eye Height: 58.38 m / 1.7 m Projection : Rectilinear Client or obtained from other external sources, it has been Date of Photography : 10:58 a.m. 16/08/2018 NZST Optimum viewing distance @ A3 : 50 cm assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 4 | is accepted by Boffa Miskell Limited for any errors or Plan prepared for Oceania Healthcare by Boffa Miskell Limited 12
omissions to the extent that they arise from inaccurate Details Viewpoint Data sources: BML, AC, LINZ, TSG www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: RGo | Checked: KOt
Appendix 6: Waimarie Street Views
Appendix 6: Waimarie Street Views Boffa Miskell Ltd | Waimarie Street Proposed Age Care Facility | Assessment of Landscape and Visual Effects
File Ref: A18039_Waimarie_Visualisations_A3L.indd
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s Location of Visualisations own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 1 | is accepted by Boffa Miskell Limited for any errors or Visualisations prepared by Boffa Miskell Limited omissions to the extent that they arise from inaccurate Data sources: Renderimgs supplied by PeddleThorp Architects www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: PMo | Checked: KOt File Ref: A18039_Waimarie_Visualisations_A3L.indd
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s 21 Waimarie Street View own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 1 | is accepted by Boffa Miskell Limited for any errors or Visualisations prepared by Boffa Miskell Limited omissions to the extent that they arise from inaccurate Data sources: Renderimgs supplied by PeddleThorp Architects www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: PMo | Checked: KOt File Ref: A18039_Waimarie_Visualisations_A3L.indd
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s 23 Waimarie Street View own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 1 | is accepted by Boffa Miskell Limited for any errors or Visualisations prepared by Boffa Miskell Limited omissions to the extent that they arise from inaccurate Data sources: Renderimgs supplied by PeddleThorp Architects www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: PMo | Checked: KOt File Ref: A18039_Waimarie_Visualisations_A3L.indd
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s 25 Waimarie Street View own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 1 | is accepted by Boffa Miskell Limited for any errors or Visualisations prepared by Boffa Miskell Limited omissions to the extent that they arise from inaccurate Data sources: Renderimgs supplied by PeddleThorp Architects www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: PMo | Checked: KOt File Ref: A18039_Waimarie_Visualisations_A3L.indd
These images have been prepared by Boffa Miskell Limited A18039 WAIMARIE AGED CARE on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s 27 Waimarie Street View own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility | Date: November 2018 | Revision: 1 | is accepted by Boffa Miskell Limited for any errors or Visualisations prepared by Boffa Miskell Limited omissions to the extent that they arise from inaccurate Data sources: Renderimgs supplied by PeddleThorp Architects www.boffamiskell.co.nz information provided by the Client or any external source. Project Manager: [email protected] | Drawn: PMo | Checked: KOt
About Boffa Miskell Boffa Miskell is a leading New Zealand professional services consultancy with offices in Auckland, Hamilton, Tauranga, Wellington, Christchurch, Dunedin and Queenstown. We work with a wide range of local and international private and public sector clients in the areas of planning, urban design, landscape architecture, landscape planning, ecology, biosecurity, cultural heritage, graphics and mapping. Over the past four decades we have built a reputation for professionalism, innovation and excellence. During this time, we have been associated with a significant number of projects that have shaped New Zealand’s environment.
www.boffamiskell.co.nz
Auckland Hamilton Tauranga Wellington ChristchurchAppendix Queenstown 6: Waimarie Street ViewsDunedin +64 9 358 2526 +64 7 960Boffa 0006 Miskell Ltd+65 | Waimarie7 571 5511 Street Proposed+64 4 385 Age 9315 Care Facility+64 | 3Assessment 366 8891 of Landscape+64 3 441 and 1670Visual Effects+64 3 470 0460