New Plymouth District Council District Plan Review Building Heights - Port Taranaki May 2018 revision 3 Port Taranaki Building Heights Contents: Preamble Draft District Plan Methodology Public Viewpoints Private Viewpoints Site Context and Character Assessment of Effects Natural Character Natural Features and Landscapes Visual Amenity Conclusions Richard Bain (bluemarble) 2018 page ?2 Port Taranaki Building Heights Appendices: 1 Draft Major Facilities Zone (MFZ) Concept Plan 2 View Catchment Plan 3 Viewpoint Location Map 4 Viewpoint Location Photographs 5 Recommended Building Height Limits Plan Richard Bain (bluemarble) 2018 page ?3 Port Taranaki Building Heights Preamble DraN District Plan maTers of discreIon where compliance is not achieved are: The purpose of this assessment is to inform the New Plymouth District Council (council) in establishing appropriate height limit controls within the Port Taranaki area (port) for the 1 The eXtent of shading over adjoining sites in the ResidenIal, Māori Purpose or Open Space zones or publicly accessible areas. proposed New Plymouth District Plan. This assessment should be read in conjuncIon with the New Plymouth District Plan Review - 2 The potenIal effects of building bulk and dominance on adjoining sites in the Urban ViewshaNs, and the Major FaciliIes Zone (MFZ) plan. ResidenIal, Māori Purpose and Open Space zones or publicly accessible areas. This report specifically deals with the area shown in the port DraN Major FaciliIes Zone (MFZ) Concept Plan of which a copy is aTached as Appendix A. 3 The eXtent to which the building or structure has the potenIal to become a dominant feature in the landscape. Draft District Plan 4 The need for the addiIonal height to address the operaIonal needs of the Port. Presently the draN MFZ Concept Plan (supplied to this report by council), comprises seven zones each with a specified height limit. These draN proposed height limits and the height limits under 5 Any potenIal impacts on landscape features, cultural and historic heritage items the OperaIve District Plan are summarised below. in the surrounding area and the coastal environment, including loss of views from the surrounding area. Area shown on Dra8 MFZ Dra8 District Plan OperaFve Plan Concept Plan Height Limit Height Limit 6 Any potenIal effects on the idenIfied values associated with Mikotahi Pa, Paritutu Rock and Mount Moturoa. Area A 20/25 metres Does not penetrate airport flight path surface (ie 180m) 7 The ability to miIgate any potenIal adverse effects. amsl. (Rule Ind 6). Area B1 12 metres 25 metres This report assesses the appropriateness of the proposed height limits, giving parIcular consideraIon to the proXimity of the port to residenIal areas, possible Māori Purpose and Open Space areas, Mount Area B2 10 metres 10 metres Moturoa, and Paritutu, Ngā Motu (Sugar Loaf Islands), within the conteXt of the Port being an important operaIonal strategic asset. Area B3 6 metres 6 metres Area C 16 metres 25 metres Area Ngā Motu Beach 7 metres 8 metres Area Cool Stores 20 metres 25 metres Area Lee Breakwater 12 metres 8 metres Mixed Use Richard Bain (bluemarble) 2018 page ?4 Port Taranaki Building Heights Methodology In addiIon, there are three urban viewshaNs that have significant views towards the port (albeit the port is outside two of these viewpoints but is seen as a backdrop). To assess the appropriateness of the height limits in the DraN District Plan, the following These are Mount Moturoa (which includes some of the port), Churchill Heights, and Molesworth methodology is used. Street. The assessment of these viewpoints is covered within Urban ViewshaNs review and so are not repeated here. 1. establish a view catchment of the port and its conteXt. Note: Par*cularly relevant are loca*ons where the port is viewed against Paritutu. Private Viewpoints 2. establish public viewpoints that have significant views of the port. Note: These include but are not limited to some urban viewsha<s. As shown on the view catchment map there are many private viewpoints that have eXtensive views of the port, sea, Paritutu, and Ngā motu (Sugar Loafs Islands). In parIcular, the houses 3. establish private viewpoints that have significant views of the port. located on the seaward flanks of the Mount Moturoa and Whiteley Street have such views. Note: Private visual amenity is collec*vely not individually assessed. For the purposes of this assessment it is assumed that the effects of height limits on private 4. Assess the landscape and visual impact of the proposed building heights. viewpoints are similar (but not less than) to those of public viewpoints. Therefore, in the interests Note: Dra< District Plan ma>ers of discre*on that pertain to landscape and visual effects are of efficiency it is considered valid to use public viewpoints to establish appropriate height limits. used as the basis of assessment. effects of private views will be similar and therefore equally protected. Should it be considered necessary to specifically asses private viewpoints, this can be undertaken. Public Viewpoints ATached as Appendix B is a View Catchment Map with selected significant public viewpoints. Also considered in this assessment are the following statutory documents: The significant public viewpoints are: Viewpoint Viewpoint LocaFon a. The New Zealand Coastal Policy Statement 2010 (NZCPS), in parIcular Policy 13 PreservaIon A Kawaroa Park of Natural Character and Policy 15 Natural Features and Outstanding Landscapes (although not within an NFOL the port is in close proXimity). B Coastal Walkway Belt Road b. The Resource Management Act 1991 (RMA), secIon 6 (a) and (b) and secIons 7 (c) and (f). C Ngamotu Beach c. The Regional Coastal Policy Statement for Taranaki 2010. D Lee Breakwater E Paritutu Centennial Park Carpark F Monsignor Carroll Memorial Lookout G Paritutu Reserve Carpark H Fitzroy Beach Richard Bain (bluemarble) 2018 page ?5 Port Taranaki Building Heights Site Context and Character The character of the port is described in the Draft District Plan noting that it contains wharfs and open storage areas as well as large tank storage. An unusual aspect of the port’s character is that it comprises three sub-areas, each with their own distinctive character. The three sub-areas are: • Port Operational Area • Commercial/Recreation and Community Area (mixed use) • Ngā Motu Beach Area These three areas are shown on the Draft MFZ Concept Plan. The port is located immediately adjacent to the coast which includes significant natural character and landscape features. The following extracts are taken from the Regional landscape study of the Taranaki Coastal environment, pages 16 and 70 and provide guidance to the important aspects of the port’s coastal context. Because of the port’s proximity to the coast and Outstanding Nature Features and Landscapes (ONFL), its context plays a pivotal role in determining building heights. egional Landscape study of the Taranaki Coastal environment 2010,pages 70 Taranaki egional Landscapestudyof the R Regional Landscape study of the Taranaki Coastal environment 2010, page 16. Richard Bain (bluemarble) 2018 page ?6 Port Taranaki Building Heights Assessment of Effects Assessment of Effects on Visual Amenity To establish appropriate height limits requires investigation of likely significant effects on natural character, the ONFL, and visual amenity Visual amenity effects of building heights are largely influenced by the ability of the site and or locality to absorb change. This is affected by the characteristics of the site or area, as well as viewer distance, and the complexity of the intervening landscape. Assessment of Effects on the Natural Character of the Coastal Environment. Many of the views of the port are open, elevated, and across water. The viewpoint photographs shown in In terms of the continuum of modification that describes ‘naturalness’, the port is highly modified. This is Appendix C, clearly illustrate the context of the port, particularly in relation to the sea, Paritutu, and Ngā self evident as a working port. However, the port’s immediate context is highly ‘natural’. A description of motu (Sugar Loaf Islands). the area’s natural values are fully described in the Regional Landscape Study of Taranaki Coastal Environment 2015. A brief analysis of each viewpoint is described below. Needless to say, the port buildings are clearly visible from many parts of the city, are across open sea, and all have Paritutu within the view. Visual This report into height limits does not seek to reassess either the degree of modification to the port area amenity in this context is primarily concerned with pereceptual effects of the ONFL. nor the ONFL. Notwithstanding the modified nature of the port, the perceptual effects on natural character are potentially affected with increased port development. Viewpoint Viewpoint DescripFon and Analysis In order to maintain current levels of natural character, building heights should be limited to within the LocaFon parameters of existing buildings, particularly with regard to scale. The port structures tend to be viewed as a conglomerate of elements. This creates a dichotomy between the port and its coastal environment. A Kawaroa Park Open view towards the port from the coastal Imperative to experiencing and understanding this area’s coastal character is an ability to see the ocean, walkway below Kawaroa Park. Paritutu and the its islands, and its coastal margins. Limiting building height to no more than the existing environment Sugar Loaf Islands are the dominant natural (notwithstanding the chimney which is out of sale with its context) will assist in preserving perceptions of landscape elements. White structures (eg. tanks) natural character in this coastal environment. Unlimited building heights would create likely significant within the port area are clearly visible. The Power risk - as evidenced by the chimney. staIon chimney reduces and subjugates the visual scale of Paritutu. Building heights should be limited in order to not create addiIonal encroachments Assessment of Effects on Natural Features and Landscapes.