HWCP MANAGEMENT LTD INNER CITY REDEVELOPMENT October 2018 Contents 1. Introduction .................................................................................................................................................... 3 2 Site Description .............................................................................................................................................. 4 3. Urban Context ................................................................................................................................................ 6 4. Description of Activity .................................................................................................................................... 8 4.1 Overview of Redevelopment ................................................................................................................................ 8 4.2 Heritage Building Demolition ................................................................................................................................ 8 4.3 Urban Design ....................................................................................................................................................... 10 4.4 Demolition and Construction .............................................................................................................................. 11 5. Invercargill City District Plan Assessment....................................................................................................... 11 5.1 Business 1 Zone ................................................................................................................................................... 11 5.2 Activity Status...................................................................................................................................................... 12 6. National Environmental Standard for Assessing and Managing Contaminants in Soil to Protect Human Health 20 7. Southland Regional Council ........................................................................................................................... 21 8. Consideration of Alternatives ........................................................................................................................ 22 8.1 Structural Assessments ....................................................................................................................................... 22 8.2 Alternatives .................................................................................................................................................. 24 8.2.1 Alternative 1 - Maintain Status Quo .................................................................................................... 24 8.2.2 Alternative 2 – Funding to Upgrade Heritage Buildings ...................................................................... 24 8.2.3 Alternative 3 - Full Site Clearance/ Retention of Fewer Heritage Buildings ........................................ 25 8.2.4 Alternative 4 - Retention of a Greater Number of Heritage Facades .................................................. 25 8.2.5 Alternative 5 - Construction of Replica Facades .................................................................................. 26 8.2.6 Summary of Alternative Options ......................................................................................................... 26 9. Assessment of Actual and Potential Effects ................................................................................................... 27 9.1 Anticipated Impact on Commercial Environment ........................................................................................ 27 9.2 Scale and Mass ............................................................................................................................................. 29 9.2.1 Height .................................................................................................................................................. 29 9.2.2 Setbacks ............................................................................................................................................... 31 9.2.4 Crime Prevention Through Environmental Design .............................................................................. 31 9.3 Loss of Heritage ............................................................................................................................................ 32 9.3.1 Mitigation ............................................................................................................................................ 32 9.3.2 Assessment against District Plan Criteria ............................................................................................ 33 9.3.4 NZHP Assessment of Heritage Effects ................................................................................................. 39 9.3.5 Summary of Effects on Heritage .......................................................................................................... 41 9.4 Demolition .................................................................................................................................................... 42 9.4.1 Traffic Movements............................................................................................................................... 42 9.4.2 Noise .................................................................................................................................................... 43 9.4.3 Dust ...................................................................................................................................................... 44 9.4.4 Lighting ................................................................................................................................................ 45 9.4.5 Management of Vibration ................................................................................................................... 45 9.4.7 Effects on Amenity During Demolition/Construction Phase ....................................................................... 46 9.5 Integrated Transport Assessment ................................................................................................................ 47 9.6 Residential Activity ....................................................................................................................................... 49 9.7 Potentially Contaminated Land ........................................................................................................................... 50 10. Positive Effects.............................................................................................................................................. 50 11. Preliminary Site Investigation ........................................................................................................................ 51 12. Proposed Invercargill City District Plan Objectives and Policies Assessment .................................................. 52 13. Southland Regional Policy Statement ............................................................................................................ 61 14. Section 104D RMA ......................................................................................................................................... 63 15. Part II RMA .................................................................................................................................................... 64 16. Precedent and Plan Integrity ......................................................................................................................... 65 17. Conditions of Consent .................................................................................................................................... 65 18. Section 95 Notification .................................................................................................................................. 66 19. Consultation .................................................................................................................................................. 67 20. Conclusion ..................................................................................................................................................... 67 List of Appendices: Appendix A: Buchan Architects - Design Statement and Plans Appendix B: Abley Consultants - Integrated Transport Assessment Appendix C: NZ Heritage Properties - Heritage Impact Assessment Appendix D: BMC Consultants - Detailed Site Assessment - Initial Site Assessment - Summary Appendix E: Ryal Bush - Demolition Management Plan Appendix F: Marshall Day - Noise Assessment Appendix G: E3 Scientific - Preliminary Site Investigation Appendix H: Colliers International & - Retail Assessment Thayer/Thomson Appendix I: Community Consultation Summary Appendix J: Key Stakeholder Letters of Support Appendix K: Holland Beckett Law - Legal Opinion Appendix L: WT Partnership - Feasibility Estimates Appendix M: Certificates of Title, Planning Maps Page | 2 RESOURCE MANAGEMENT ACT 1991 FOURTH SCHEDULE ASSESSMENT OF EFFECTS ON THE ENVIRONMENT 1. Introduction HWCP propose to undertake a redevelopment of an Invercargill city centre block bounded by Dee, Esk, Kelvin and Tay Streets (the Block). This has been driven by the Southland Regional Development Strategy (SoRDS). SoRDS was commissioned by the Southland Mayoral Forum in