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ATTACHMENT 3 Landscape and Visual Amenity 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 U:\2018\A18039_RdL_Waimarie_Age_Care\Documents\A18039_Waimarie_LVEA_Final_20181115.docx 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. U:\2018\A18039_RdL_Waimarie_Age_Care\Documents\A18039_Waimarie_LVEA_Final_20181115.docx 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
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