Summary of submissions: Wynyard Quarter Proposed Plan Modifications 4, 33 and 119 Submission Name Code Decision Requested

Transcription

1 Summary of submissions: Wynyard Quarter Proposed Plan Modifications 4, 33 and 119 Submission Name Code Decision Requested No. 1/1 Marine Industry Association Introduction and Resource Management Issues Under issue (h) the Plan should recognise that the marine and fishing industries are not just regionally significant, but nationally significant in economic terms. 1/2 Marine Industry Association Objectives and Policies Objective Built Form should include a policy that recognises that built form must be responsive to function, particularly marine related industrial, commercial and retail 1/3 Marine Industry Association 1/4 Marine Industry Association 1/5 Marine Industry Association 1/6 Marine Industry Association 1/7 Marine Industry Association 1/8 Marine Industry Association Objectives and Policies Objectives and Policies Objectives and Policies Objectives and Policies Objectives and Policies Objectives and Policies functions. Policy (b) under Objective Buildings should include a reference to the maritime attributes of the Quarter, particularly given its history and the fact that it is surrounded on 3 out of 4 sides by water. Objective should also include a reference to designing for reverse sensitivity issues (particularly noise) - perhaps through Policy (f) or through a new Policy, and ensuring that this policy is carried through into a Method. The policies and methods under Objective should include a reference to relaxed provisions, standards and financial contributions as incentives or rewards for the retention and re-use of identified character buildings Objective (b) should recognise that the economic function of the marine, fishing and other industries are not just regionally significant but are also nationally significant. The public open space and access referred to in Policies (g) and (h) under this Objective should be qualified by noting that such public access may be controlled where necessary to ensure the safe and efficient operation of marine and fishing industrial activities. The policies under Objective Public Open Space should similarly be qualified by reference to the need to control public access where necessary to ensure the safe and efficient operation of marine and fishing industrial activities. The reference in Policy (d) to Objective Reverse Sensitivity and Amenity to new industry or changes to existing industry to protect and enhance amenity values at existing and future public interfaces is vague and uncertain. The policy should not include changes to existing industry to protect and enhance amenity values, when those changes may be minor or irrelevant but seen by the consent authority or a third party as a means of forcing expensive and unnecessary requirements. 1/9 Marine Industry Association Objectives and Policies Objective Transport and its policies should make specific reference to, and an exception for, marine and fishing industrial activities which are well-established in the Quarter, recognised under the plan modifications and supposedly to be encouraged and supported, particularly as sources of employment. 1/10 Marine Industry Resource Management Under Resource Management Strategy, which describes the various Quarter Areas - C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc

2 Association Strategy Quarter Area 2 (North Gaunt) should recognise the parcel of land bounded by Beaumont Street, Pakenham Street West, Daldy Street and Gaunt Street as being occupied by marine industries, whose presence should be recognised and protected until their relocation within the Wynyard Quarter has been achieved, by means of a deferred zoning, or other means. 1/11 Marine Industry Association 1/12 Marine Industry Association 1/13 Marine Industry Association 1/14 Marine Industry Association 1/15 Marine Industry Association 1/16 Marine Industry Association 1/17 Marine Industry Association Resource Management Strategy Marine and Fishing Industry Industry Offices Permanent or Non- Permanent Marine and Fishing Industry Marine and Fishing Industry Under Resource Management Strategy - Quarter Area 3 (Marine) should: Exclude any areas required for road widening or realignment - for example, for the Southern Motorway or Fanshawe Street. Exclude any areas required for public access, which areas should be made up elsewhere or, conversely, ensure public access is placed outside Quarter Area 3 land. Be extended to make proper provision for the efficient operation and growth of the marine and fishing industry sector as noted in one of the key factors under for example, it should include part or all of the western parcel of land in Quarter Area 4 bounded by Beaumont Street, Madden Street and Pakenham Street West. This is particularly important given the description of Quarter Area 5 (Jellicoe) which, although recognised as including the marine and fishing sector, also notes its changing role as a pedestrian oriented environment and entertainment spine. Given this changing role, marine and fishing industrial activities are likely to come under increasing pressure to relocate or minimise their effects Anticipated Environmental Results should include an environment in which the viability, efficient operation and growth of the marine and fishing industries is recognised and provided for Marine and Fishing Industry should be a RC Activity in the A3, A4, A5 and A6 quarters and should not be limited to ground floors in any quarters; Industry should be a RD or D Activity in the A3 quarter so that that quarter is clearly identified as being reserved for the Marine and Fishing Industry; Offices related to Marine and Fishing Industry should be a RC activity in the A3 quarter (see submissions on Definitions below). Any proposal for permanent or non-permanent accommodation in the A3 quarter and elsewhere through the Wynyard Quarter should be required to enter into a no complaints covenant in order to protect marine, fishing and other industries and businesses. In order to support Marine and Fishing Industry, any new Marine or Fishing Industry or change to an existing Marine or Fishing Industry which either provides 10 or more car parking spaces on-site or will result in an average daily traffic generation of 100 movements or more should be a RC activity For transitional purposes, all activities except those Marine and Fishing Industry activities currently located in the block in Quarter Area 2 bounded by Beaumont, Gaunt and Daldy Streets and Pakenham Street West should be prohibited activities until such date as is appropriate for those activities to relocate to other locations on lease expiry. C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 2

3 1/18 Marine Industry Association 1/19 Marine Industry Association 1/20 Marine Industry Association 1/21 Marine Industry Association Marine and Fishing Industry Development Cotrol- Noise Development Control-Risk Sensitive Activities Definitions The Explanation should include an appropriate reference to the Marine and Fishing Industry and the importance of that activity in the Wynyard Quarter in terms of its history, character, employment, amenity and impact on other development, particularly permanent and non-permanent accommodation Anticipated Environmental Results should include a reference to the accommodation and growth of the Marine and Fishing Industry which provides diversity and employment opportunities within the Wynyard Quarter. In Noise, the daytime L 10 in Noise Area 3 should be increased to 70dBA, received in all Noise Areas, and the night time L 10 levels should be increased to those in Noise Areas 1 and 4, received in all Noise Areas. In Risk Sensitive Activities, the approach in the plan modifications is exaggerated and applied inconsistently, particularly with regard to Marine and Fishing Retail. The provision should be amended to address this. Under Definitions it is accepted that Marine and Fishing Industry includes industry primarily associated with marine, fishing and port activities, and that it includes fish processing and coolstores, boat building, storage and repair, drydocks, slipways and ancillary offices. However, marine and fishing activities are far more extensive than industry and those activities listed. Under the NZ Marine Industry website the following industries are listed: Boat building - commercial work boats, cruising yachts, day sailers, inflatable boats, kayaks and canoes, launches, motoryachts, multihulls, race yachts, sportsfishers, superyachts, trailerable power boats, wooden boats; Construction materials - fibreglass/carbon fibre/ resins, metals, paints/coatings, supplies, tools and accessories, wood and timber Designers - electrical/electronic, engineering, interior, naval architects/designers; Dockage and berthage - commercial, recreational/foreign yachts, superyachts; Engines - accessories, diesel, generators, outboards, petrol/gasoline, propulsion systems; Fishing and diving - charters, commercial, dive services, equipment; Hardware and accessories - chandlers, clothing and accessories, electrical, electronics, fender, hardware, hydraulics, interior manufacture and fitout, refrigeration, safety equipment; Other services - banks and finance, boat transport/delivery, charter companies, crew placement, legal services, marine insurance, project development and management, superyacht agents, valuers/surveyors; Publications and marketing - journalists/photographers, marketing services, C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 3

4 publications/books, software; Recreational refit and repair - haulout facilities, project managers, refit design/engineering, refit services; Commercial ship builders, refit and repair - ship builders, ship haulout facilities, ship refit services; Spars, rigging and sails - canvas, cordage, engineering/design, furling systems, new sails, new spar construction, rigging repairs, sail repairs; Trailer manufacturers - trailer components, trailers complete; Yacht brokers and dealers - boat dealers, commercial and recreational brokers; Ship and work boat - component suppliers, design services, new builds, other services, ship and vessel repair and maintenance, shipbuilders, slip, lift or haul facilities. The definition should be wide enough to encompass these activities and to include industrial, professional, commercial, administrative and service activities - in fact all activities associated with the marine and fishing sectors except retail which has its own definition. It follows that the inclusion of offices as ancillary and the limitation of those offices to 10% of the total gross floor area on any site is inappropriate and should be deleted. The definition should be amended to encompass these points - for example: 1/22 Marine Industry Association 1/23 Marine Industry Association 1/24 Marine Industry Association 1/25 Marine Industry Association 1/26 Marine Industry Association Development Control- Site Intensity and Quarter Plans B1 and B Development Control Development Control -Noise Quarter Plan E Marine and Fishing Activities means activities primarily associated with marine, fishing and port activities and includes industrial, professional, commercial, administrative and service activities such as [berthage, commissioning, haulout and launching, refit, servicing and maintenance of boats of all types, yacht broking, marine insurance, etc etc] but excludes retail The maximum floor area ratio in Area 3 should be increased following the approval of a CASP The maximum height in QA3 should be increased following the approval of a CASP. In Quarter Plan E, all areas where permanent or non-permanent accommodation is contemplated as an activity should be subject to a non-complaint covenant. In Quarter Plan E, Area 3 should be identified as an area where Marine and Fishing Industry and Marine and Fishing Industry Retail are preferred activities. Quarter Plan E In Quarter Plan E, in the areas identified as limiting ground level activity to Marine + Fishing Industry and Marine and Fishing Retail only should be extended to provide for C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 4

5 1/27 Marine Industry Association Quarter Plan K 1/28 Marine Industry Association Whole Plan Change 2/1 Electronic Navigation Whole Plan Change Limited 3/1 Australasian Solvents and Industry Chemicals Company 3/2 Australasian Solvents and Industry Chemicals Company 3/3 Australasian Solvents and Industry Chemicals Company 4/1 George R Mihaljevich Public Open Space and Quarter Plan D 4/2 George R Mihaljevich Development Control- 5/1 General Marine Services Limited 6/1 Burtlea Investments No.98 Limited 6/2 Burtlea Investments No.98 Limited Whole Plan Change Whole Plan Change Introduction and Resource Management Isssues Marine and Fishing Industry and Marine and Fishing Retail without a limitation to ground level. In Quarter Plan K, the walking route through Area 3 should be shown as a controlled walking route, subject to closure as necessary due to the safety requirements of the marine and fishing industry or other activities taking place (such as boat launching). Withdraw the plan modifications in their entirety; The Submitter seeks that the Changes be deleted in their entirety. Provide for better protection of existing bulk liquids facilities to enable uninterrupted supply. Provide for efficient and cost effective relocation of bulk liquids facilities from Wynyard Wharf prior to any redevelopment occurring. That the plan change not be implemented and no redevelopment occurs until there is a commercially viable and unconditional alternative site available for the bulk liquid industry. In the area north of Jellicoe Street between Hamer Street and Brigham Street (Quarter Plan A., Quarter Area 6), this should be designated as parkland. Any exception should be an icon type building built for all Aucklanders to enjoy. (eg Sydney Opera House) Would support a mixture of low rise buildings (none at 52m), provided that the effects of wind, sun and shading were taken into account and minimized and with no buildings north of Jellicoe Street. The submitter seeks that the Plan Changes be deleted in their entirety. Opposes the Proposed Plan Modifications in their entirety, and seeks that the Proposed Plan Modifications be withdrawn. Clause Resource Management Issues be deleted in its entirety and replaced by the following substitute provision: Resource Management Issues Connection of Waterfront Precincts [l] Integration and connection of Wynyard Quarter with the waterfront precincts including the Viaduct Harbour and Westhaven Marina Continuous waterfront access [l] Integrated development of the quarter presents a unique opportunity to achieve enhanced and continuous waterfront access whilst showcasing Auckland City's coastal setting. C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 5

6 6/3 Burtlea Investments No.98 Limited Objectives and Policies Establishment of diverse open spaces [l] Establishment of new and diverse open spaces within the quarter and connection of these with other key public open spaces in the Viaduct Harbour and Westhaven Marina An active working waterfront [I] A number of industrial, commercial and marine activities currently exist within the quarter. Continued viability and expansion of these industries, particularly the maritime industry is significant to national and regional economies Appropriate urban design and built form [l] Managing the building, height, scale and form of development within the quarter is necessary to ensure effective urban design outcomes Facilitating a mix of land use and activities Land Use Suitability [l] A mix of uses and activities is necessary to achieve vibrant people oriented spaces. [2] Reverse sensitivity issues are likely to arise if the effects of different land uses are not adequately managed. Constraints of Existing Land Tenure [3] Existing land tenure within the quarter is subject to complex layers of landholder and leaseholder interests. The existing lease arrangements on the Tank Farm portion of the quarter in particular, are not due to terminate until between 2016 and This necessitates a long term vision with completed development of the entire quarter therefore expected to occur (beyond the current Plan period) in stages over the next 25 years. [4] The provisions contained in the Plan [Change] are based on the more realistic 10 year planning horizon of the current Plan period ( ). [5] Ongoing monitoring of the actual development uptake (up to 500,000m2 GFA) and key external drivers is necessary to assess and determine the planning objectives for Wynyard Quarter beyond Environmental Risk Management [6] There are potential environmental risks associated with the historic use of the area for storage of dangerous goods. The potential effects of redevelopment within these areas must be carefully managed as development progresses. [7] The potential effects of climate change, and in particular sea level rise, must be evaluated in determining the long term location and suitability of land use activities throughout the quarter Sustainable transport and urbanism [l] Land use intensification in an uncoordinated manner, could result in traffic levels and patterns that exceed the capacity of the internal and wider roading network. Clause Resource Management Objectives and Policies be deleted in its entirety and replaced by the following substitute provision: C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 6

7 Resource Management Objectives and Policies Connection of Waterfront Precincts Objective l] To enhance connections between Wynyard Quarter and adjoining waterfront precincts. Policies [l] By having regard to the following when assessing resource consents: i) Public amenity; ii) Pedestrian permeability, accessibility and safety; iii) Location of streetscape planting, furniture and paving. (Refer also policies Transport). Explanation These objectives and policies will be implemented through clause Information Requirements and Assessment Criteria - Comprehensive Area Structure Plans. Comprehensive area structure plans are the principal technique for achieving good urban design outcomes and for linking the design and location of buildings not only internally but also to key precincts outside the Quarter Providing Continuous Waterfront Access Objective [l] To ensure the provision of a network of water edge promenades and pedestrian access-ways that facilitate continuous public access to and along waterfront areas throughout the Quarter. [2] To secure a continuous network of coastal edge public open space that enables public access to and along the coast and enjoyment of the coastal environment. Policies [1] By having regard to the following when assessing resource consents: 1) Proposed public linkages to waterfront access points; 2) Proximity to key public spaces and access points. Explanation These objectives and policies will be implemented through clause Information Requirements and Assessment Criteria - Comprehensive Area Structure Plans, clause Financial Contributions - Public Open Space, and clause Financial Contributions - Public Access to the Coastal Environment. Comprehensive area structure plans are the principal technique for achieving good urban design outcomes and for linking the design and location of buildings, where appropriate, to key waterfront access points. Financial contributions are a key tool used by the Council for the specific purposes of providing for the C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 7

8 acquisition and development of public open space. A financial contribution may also be taken in the form of either a conservation covenant or land to be vested in Council for development on any site abutting or within 20 metres of the coastal marine area New and diverse public open spaces Objectives [1] To secure public open space to complement the Central Area and the public open space networks for the Quarter. [2] To ensure that, where appropriate, future development includes provision for pocket parks, linking spaces and plaza designed to complement the public open space network. [3] To ensure the connectivity of existing and future public open spaces within and outside the Quarter. Policies [l] By having regard to the following matters when assessing resource consents: i) Convenient access for residents, workers and visitors; ii) Connectivity and accessibility to public open spaces; iii) Potential ground level wind and glare conditions; [2] By treating the Wynyard Quarter internal street network as part of the public open space network, and providing, where appropriate, for the creation of internal canals, ponds and plazas as part of development within the quarter. Explanation These objectives and policies will be implemented through clause Information Requirements and Assessment Criteria - Comprehensive Area Structure Plans, and clause Assessment Criteria for Buildings and Activities. Compliance with the assessment criteria is expected to result in high quality urban design outcomes Active working waterfront Objective [l] To ensure that sufficient and suitably located land is available to accommodate the continued operation and future growth of the marine and fishing industries. Policies [1) The provision of sufficient and suitably located land available to accommodate existing and future operation and growth of the marine and fishing industries. Explanation C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 8

9 These objectives and policies will be implemented through land use suitability zoning on the district plan maps and through the activity categories and resource consent thresholds in clause Rules - Activities. The land use suitability zones will identify areas specifically suitable for marine and fishing activities and in doing so take into account reverse sensitivity issues Urban design and built form Objective [l] To achieve high quality and integrated urban design and built form that: enhances the prominent waterfront location of Wynyard Quarter; complements the central area and wider city landform, skyline and views; preserves and enhances the unique maritime history and character of the area; and is integrated with the public open space network. [2] To achieve high quality individual buildings or collections of buildings that are of a form and scale appropriate to their location. [3] Construction of flexible and adaptable buildings designed to accommodate a range of activities and respond to changing demands. Policies [l] By assessing redevelopment on a comprehensive land area basis rather than on an ad hoc building basis. [2] By having regard to the following matters when assessing building design: i) Proximity of building frontages to street boundaries; ii) Frontage typology and privacy; iii) Outlook amenity; iv) Adaptability of floor space height; v) Pedestrian safety and weather protection; vi) Enhanced permeability and legibility of the street pattern. [3] By having regard to the following matters pertaining to appropriate building heights: i) Buildings are of an appropriate scale in relation to the street network and the prominent waterfront location; ii) A transition is provided between the core of the quarter and the coastal edge and between the core SMA and the harbour; iii) Existing development within the Viaduct Harbour Precinct and Victoria Quarter is acknowledged; iv) Public view shafts and natural landscape features from public open spaces across, within and to Wynyard Quarter are not adversely affected; [4] By having regard to the preservation and enhancement of existing character buildings and structures when considering the effects of land and building development. C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 9

10 [5] Transport and roading changes within and on the fringe of the Quarter including Fanshawe Street will only be acceptable if street quality and contribution to the amenity of the Quarter and adjacent areas is taken into account. Explanation These objectives and policies will be implemented specifically through clause Information Requirements and Assessment Criteria for Comprehensive Area Structure Plans, clause Assessment Criteria for Buildings and Activities, clause Rules - Development Controls and in particular maximum permitted height ( ), outlook space ( ), street frontage and alignment ( ), access to sites with multiple frontage ( ) and lanes and view shafts ( ). The purpose of these controls is to provide guidance as to the potential effects thresholds (permitted baseline) and minimum acceptable design standards. The maximum permitted building height and site intensity controls have been designed to not only achieve good urban design outcomes but also provide medium term development certainty. However, in developing these controls it is recognised that, where appropriate, base thresholds may be modified in a way that more appropriately achieves the objectives and policies of the plan and when considered in the context of a Comprehensive Area Structure Plan. It is also anticipated that implementation of the development controls will be flexible and responsive and recognise that realistic development uptake (up to 500,000m2 GFA) will occur during the current Plan period ( ). Detailed monitoring will then be required to determine the planning provisions for the period beyond Mixed uses and activities Objective - Land Use Suitability [1] To enable continued operation of existing lawfully established industry within the Quarter. [2] To encourage the establishment of co-ordinated mixed use developments that include residential and non residential activities. [3] To manage the potential reverse sensitivity effects of potentially conflicting land uses. Objective - Constraints of Existing Land Tenure [4] To maximise the efficient use and development uptake of those land areas that are immediately available for development. Objective - Environmental Risk Management [5] To ensure that new development and activities are designed, located and managed to avoid unacceptable levels of risk presented by the storage and use of hazardous or dangerous activities and facilities. [6] To ensure the potential effects of climate change are considered in determining land use suitability. C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 10

11 Policies - Land Use Suitability [1] Minimum acoustic attenuation standards and noise standards will be set to provide an acceptable level of internal amenity for residential occupants. [2] Flexible land use zoning and assessment criteria which recognises that market demands will ultimately determine the timing, uptake and end use of land within the quarter. Policies - Constraints of Existing land tenure [3] By having regard to the staging and realistic uptake of development opportunities within the Quarter when assessing the effects of development proposals. Policies - Environmental Risk Management [4] By having regard to the following when assessing the potential environmental risks associated with a proposed development or activity: i) Compatibility of the proposal with existing risk sensitive activities; ii) Public safety; iii) Contamination and remediation; iv) Effects of climate change; and v) Identified risk zones. Explanation These objectives and policies will be implemented primarily through district plan zoning, clause Rule - Activities, clause Information Requirements and Comprehensive Area Structure Plans, and clause Development Controls. Clause Travel Demand Management also implements these objectives and policies, specifically as the effects of land use suitability will be measured by compliance with the permitted parking ratios and trip generation ratio targets in clause The success of mixed use developments within the Quarter is seen to be dependent on the need for detailed baseline information on the suitability of the proposed land use for each particular quarter area followed by assessment of the ongoing effects and environmental risks. Having regard to potential future development beyond the Plan period ( ) is appropriate for managing long term land use suitability and environmental risk, whilst recognising and not unreasonably limiting the development uptake (up to 500,000m2 GFA) that can occur within the Plan Period Sustainable transport and urbanism Objectives C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 11

12 6/4 Burtlea Investments No.98 Limited Resource Management Strategy [l] To reduce and effectively manage future private vehicle travel to and from Wynyard Quarter, particularly during peak travel periods. [2] Increased use of alternative modes of transport to and from the Quarter. [3] A passenger transport service that is efficient, of an appropriate scale and compatible with the amenity and character of the Quarter. Policies [l] By having regard to the following when assessing resource consent applications: i) Coordination of redevelopment north of Pakenham Street with passenger transport initiatives; ii) Trip generation and parking; iii) Traffic and people generation potential of the proposed activities; iv) Efficiency of the number, location and layout of proposed car parking areas; and v) Staging of development and realistic development uptake within the Quarter. [2] By having regard to the following total vehicle trip generation ceilings for all activities within Wynyard Quarter: i) 3,500 (permitted) - 3,650 (restricted discretionary) vehicles per hour two way; ii) 2,500 vehicles per hour one way inbound or outbound during the weekday morning peak (7am- 9am); iii) 2,500 vehicles per hour one way outbound or inbound during the weekday afternoon peak (4prn-6prn). Explanation These objectives and policies are implemented primarily through clause Travel Demand Management The success of the proposed mixed land use has been identified as dependant on appropriate trip generation levels and the implementation of travel reduction measures. Such further, consequential, or alternative relief as may be required to give effect to this submission or which may be appropriate in the circumstances of the case. The description of Quarter Area 2 (North Gaunt) be amended to read as follows: Area 2 (North Gaunt) is bounded to the south by Gaunt Street to the east by Halsey Street and to the north and west by Pakenham Street West and Beaumont Street respectively. The Area is contained in two blocks and comprises a total land area of 3.36ha. It is in single freehold ownership which represents a significant opportunity for comprehensive redevelopment. Like Area 1, Area 2 is not adjacent to the coastline and is in relative proximity to Fanshawe Street. These factors combined with the synergies that can C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 12

13 6/5 Burtlea Investments No.98 Limited 6/6 Burtlea Investments No.98 Limited Other Other be gained from association with existing commercial activities (Area 1) means that Area 2 is also well disposed to commercial development. Commercial development within Area 2 will similarly assist to reduce the potential to draw traffic throughout the Quarter and will facilitate convenient utilisation of bus services operating along Fanshawe Street. That the Activities Table in clause Rules - Activities be amended in relevant part and that the following activities be categorised as permitted activities in Quarter Areas 1 and 2, namely: Prior to entry into of a joint development agreement (clause ): (a) Ancillary services for any of the activities listed for the relevant Quarter Area within Wynyard Quarter in the activities table;* (b) Car parking ancillary to permitted activities in Wynyard Quarter; (c) Demolition of buildings or creation of vacant space (except Character Buildings shown on Quarter Plan G: (d) Information centres; (e) Offices - up to 110,000m2 GFA (site ratio 3.5:l) (Quarter Area 1 only); (f) Offices ancillary to permitted activities;* (g) Residential accommodation for people whose duties require living on site;* *These activities are ancillary to Marine and Fishing Industry, Marine and Fishing Retail, and other permitted activities listed in the Activities Table and may be located off-site in any Quarter Area notwithstanding the fact that the primary activity may not be provided for or located in the relevant Quarter Area. From the date of entry into of a joint development agreement (clause ): a) Accommodation; (b) Artworks; (c) Food and beverage; (d) Offices: (i) Quarter Area 1 - up to 110,000m2 GFA (site ratio 3.5:l); (ii) Quarter Area 2 - up to 69,300m2 GFA (site ratio 2.5:l); (e) Workrooms for light manufacturing service or repair activities with a gross floor area of less than 300m2. The Activities Table in clause Rules - Activities be amended in relevant part and that the following activities be included in the table and categorised as controlled activities in Quarter Areas 1 and 2, namely: Prior to entry into of a joint development agreement (clause ): (a) Bonus Roof Height (Quarter Area 1 only); (b) Buildings and the external alteration or addition to existing buildings that comply with the relevant development controls for Wynyard Quarter, except cosmetic repairs which do not change the appearance of an existing building; C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 13

14 6/7 Burtlea Investments No.98 Limited 6/8 Burtlea Investments No.98 Limited Other Other (c) Comprehensive Area Structure Plan and any subsequent amendments subject to: (i) The subject land forming one contiguous land area (including as the case may be land in adjacent Quarter Areas); (ii) The subject land comprising a minimum land area of either: [l] One city block* where the subject land is included within a single Quarter Area; or [2] 2ha where the subject land area is included partly in one Quarter Area and partly in an adjacent Quarter Area; *For example, the block bounded by Beaumont Street, Pakenham Street, Daldy Street, and Gaunt Street in Quarter Area 2; From the date of entry into of a joint development agreement (clause )#: (a) Bonus Roof Height (Quarter Areas 1 and 2); (b) Offices - up to 84,000m2 GFA (site ratio 3:1) (Quarter Area 2 only); (c) Retail where the gross floor area of any individual tenancy does not exceed 5,000m2. The Activities Table in clause Rules - Activities be amended in relevant part and that the following activities be re-categorised as restricted discretionary activities: Quarter Area 2: (a) Offices which exceed the maximum permitted office activity gross floor area control set out in clause c), subject to compliance with the maximum office activity gross floor area control set out in clause d); Short term public visitor parking. The following activities regarding Comprehensive Area Structure Plans included in the Activities Table in clause Rules - Activities be re- categorised and amended to read as follows: Restricted Discretionary A Comprehensive Area Structure Plan and any subsequent amendments subject to: (1) The Comprehensive Area Structure Plan forming one contiguous land area (including across adjacent Quarter Areas; and (2) The Comprehensive Area Structure Plan comprising a minimum land area of less than: One city block (subject to a minimum land area of 5,000m 2 ) where Discretionary A Comprehensive Area Structure Plan and any subsequent amendments subject to; (1) The Comprehensive Area Structure Plan forming one contiguous land area (including across adjacent Quarter Areas; and (2) The Comprehensive Area Structure Plan comprising a land area of 4,999m 2 or less C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 14

15 6/9 Burtlea Investments No.98 Limited 6/10 Burtlea Investments No.98 Limited Other Other the subject land is included in a single Quarter Area; or 1.99 ha (subject to a minimum land area of 5,000m 2 ) where the subject land is included partly in one Quarter Area and partly in an adjacent Quarter Area. The Activities Table in clause Rules - Activities be amended in relevant part by deleting the following activities from the table: Discretionary Restricted Discretionary # Any new activity or change to an existing activity which either: (1) Provides 10 or more car parking spaces on site ; or (2) Will result in an average daily traffic generation of 100 movements or more Any new activity or change to an existing activity which either: (1) Provides 10 or more car parking spaces on site; or (2) Will result in an average daily traffic generation of 100 movements or more Deleting sub-clauses and regarding non-complying activities and by including the following activity in the Activities Table: 6/11 Burtlea Investments No.98 Limited Discretionary Activity Any activity that does not comply with relevant Comprehensive Area Structure Plan provisions or Development Controls specified in Part 14.9 Wynyard Quarter: Standards and Terms When deciding resource consent applications for activities that do not comply with relevant Comprehensive Area Structure Plan provisions or Development Controls specified in Part 14.9 Wynyard Quarter regard shall be had to any relevant standards, terms and conditions specified in the Plan for permitted, controlled, or restricted discretionary activities Clause Information Requirements and Assessment Criteria - Comprehensive Area Structure Plans be deleted in its entirety and replaced by the following substitute provision: Plans Information Requirements and Assessment Criteria - Comprehensive Area Structure Information Requirements An application for approval of a Comprehensive Area Structure Plan or any amendments to an Approved Comprehensive Area Structure Plan shall be accompanied by the following information: C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 15

16 l] Drawings showing: a] The urban context, including both existing, approved or Quarter Plan D-identified buildings, public open space, lanes, coastal margins, and/or approved Comprehensive Area Structure Plans (generally, and to the extent possible, the context shall consist of a minimum of two full city blocks surrounding all edges of the subject land area); [b] Proposed site contours, in relation to existing, approved or Quarter Plan D identified public open space, lanes, and/or coastal margins; [c] Proposed standard of site remediation, in relation to the likely future uses of land across the subject land area (where information is available). [d] Building footprints, in relation to all site boundaries with existing, approved or Quarter Plan D-identified public open space, lanes, and/or coastal margins; [e] Cross sections, through the site and both sides of the immediately surrounding existing, approved or Quarter Plan D- identified public open space, lanes, and/or coastal margins; [f] The hard and/or soft landscaping character and relationship to the public open space network shown on Quarter Plan D; [g] The general location of vehicle access, parking and loading areas; [h] The profile/outline of all elevations to existing, approved or Quarter Plan D-identified public open space, lanes, and/or coastal margins, illustrating indicative floor to floor heights and maximum overall building heights; [i] Proposed staging of the development (where relevant); [j]three dimensional images of the proposed buildings with all existing or approved building forms on the opposite side of all immediately surrounding public open space, lanes, and/or coastal margins; [k] Where proposed buildings exceed the permitted maximum building height and permitted gross floor area, a shading study of the proposed buildings, in relation to public open space identified on Quarter Plan D Comprehensive Area Structure Plan Assessment Criteria A General Considerations [l] The extent to which the structure plan integrates with any other Approved Comprehensive Area Structure Plan and the relevant conditions of consent granted. B Ground Contours [l] The extent to which the proposed finished ground floor levels of future buildings are appropriate in relation to the levels of adjoining existing and proposed public spaces (where information is available). C Contaminated Ground Soil Remediation C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 16

17 [l] The extent to which the intended standard of ground soil remediation reflects likely future uses of land across the subject land area (where information is available). D Public Open Space Network [l] The extent to which the proposed layout and design of public open space, and lanes on the subject land area will integrate with and complement the form and function of the existing and proposed public open space network shown on Quarter Plan D. [2] The extent to which the proposed layout and design of public open space within the subject land area will ensure well connected, legible and safe vehicular and pedestrian routes with appropriate provision for footpaths, servicing, infrastructure services and landscape treatment. [3] The extent to which development can be staged to correspond to the implementation of proposed public space network shown on Quarter Plan D, where such information in respect of programming is available. E Buildings [l] The extent to which building footprints, profiles and heights (as opposed to detailed building design) establish an integrated and legible built form and spatial framework across the subject area while: [a] Where practicable and where their scale, form and height is appropriate in relation to existing or proposed scale, definition, containment and legibility of adjoining public open space, character buildings and structures shown on Quarter Plan G should be retained; [b] Enhancing the form and function of existing and proposed public open space shown on Quarter Plan D and other public open space provided as part of any Approved Comprehensive Area Structure Plan; [c] Enhancing the form and function of existing and proposed lanes shown on Quarter Plan D; [d] Ensuring variation in built form across the Wynyard Quarter when viewed from public open space. [2] The extent to which building location and orientation will provide sunlight access to the public open space identified on Quarter Plan D, where proposed built form exceeds maximum permitted height or maximum FAR. F Activities [l] The extent to which the floor to floor heights of the ground floor levels of buildings enable them to accommodate a wide range of C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 17

18 6/12 Burtlea Investments No.98 Limited Buildings and Activities Assessment Criteria activities and to be adapted to accommodate differing uses in the future. [2] The extent to which the proposed ground floor level activities create an attractive and 'active' edge to the adjoining public realm. [3] The extent to which the design of buildings mitigates potential reverse sensitivity effects between activities within the subject land area and adjacent land areas. G Services [l] The extent to which stormwater, wastewater, water supply, electricity and telecommunication infrastructure will be provided to adequately service the nature and staging of anticipated development within the subject land area. [2] The extent to which the proposed public open space network and the proposed stormwater management infrastructure provides for the establishment of future stormwater management features incorporating low impact storm water design principles and improved water quality systems. H Traffic and Parking [l] The extent to which consideration has been given to integration of parking, loading and servicing areas within the subject land area taking into account the public open space network and the location and staging of anticipated activity types. I Quarter Area 1 (Southern) Specific Considerations [l] The methods by which any prospective activities along the Beaumont Street that interface with Quarter Area 3 (Marine) can be managed to avoid or mitigate reverse sensitivity effects. [2] The extent to which non-complying building footprints, heights and profiles complement and enhance the function of Daldy Street as a major tree-lined boulevard linking Victoria Park to the public open space in Quarter Area 6 as shown on Quarter Plan D. J Quarter Area 2 (North Gaunt) Specific Considerations [l] The specific considerations listed at and 2 as they apply to the Beaumont Street and Daldy Street Frontages within Quarter Area 2 (North Gaunt). [2] The extent to which the proposed building footprints, heights and profiles and the public open space network will encourage an appropriate mix of commercial and other activities. Clause Design and Activity Assessment Criteria, be deleted in its entirety and replaced by the following substitute provision: Design and Activity Assessment Criteria [l] For applications for buildings or alterations and additions to buildings, including accessory buildings, the Council will need to be satisfied that the site design and building design are appropriate and responsive to C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 18

19 6/13 Burtlea Investments No.98 Limited Additional Criteria For Specified Discretionary Activities the design-led aspirations for Wynyard Quarter in respect of: [a] The desired hierarchy, scale, cross-section, and legible spatial definition and containment of adjoining public open space, lanes, and/or coastal margins; [b] Achieving a highly permeable, finely grained and highly pedestrian-hospitable public circulation network character and whether it is predominantly pedestrian, vehicular or service or any combination of these; [c] Building frontages aligning to the edges of the public realm, including streets, lanes, public open spaces and/or coastal margins; [d] Attractively scaled, composed, proportioned, articulated and modulated ground surfaces, building elevations and roofs; (e] The creation of "active edges" to the public realm frontages, particularly at ground and first floor levels; [fl The delivery of outlook space in compliance with the provisions of Figure Outlook Space; [g] Materials and details being of high quality, durable and low maintenance; [h] Pedestrian, vehicular and service access to and egress from the site; [i] The provision of pedestrian shelter over the footpaths identified on Appendix D; (j] High quality and well-designed signs; [k] Hard and soft landscape which is expressive of its inner city, urban, coastal and marine-related context; [I] Surface level car park planting which is appropriate to and consistent with the overall theme for the Quarter; [m] Compliance with all other relevant development controls (clause ). Note: Compliance with the Auckland City Design Guidelines - Wynyard Quarter (Annex 16) will be deemed to satisfy the above assessment. 3 Explanation All building development in the Quarter is a restricted controlled activity. This is intended to provide a design-led planning framework which, while providing flexibility in building design, encourages well-defined, adaptable, characterful and "active"' edges to public spaces, a sense of enclosure, public and private interaction at the built edges of public space and a varied skyline which creates a transition in height of the built form extending from the water's edge to the Central Area core. Private use of coastal access area vested in Council under clause , be amended to read as follows, namely: C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 19

20 6/14 Burtlea Investments No.98 Limited 6/15 Burtlea Investments No.98 Limited 6/16 Burtlea Investments No.98 Limited Additional Criteria for Specified Discretionary Activities Additional Criteria for Specified Discretionary Activities Travel Management Private use of esplanade reserve areas vested in Council under clause ; Sub-clause 2 Any new activity or change to an existing activity which either provides 10 or more car parking spaces on-site or results in a total average daily traffic generation of 100 movements of more, be deleted in its entirety; Sub-clause 4 Office activity which exceeds the maximum office activity gross floor area requirement set out in development control c), subject to compliance with the maximum office activity gross floor area requirement set out in development control d), be amended to read as follows, namely: Office activity which exceeds the maximum permitted office activity gross floor area control set out in development control c), subject to compliance with the maximum office activity gross floor area control set out in development control d) [a] The extent to which the activity will adversely affect operational capacity and safety of the key intersections at Beaumont Street and Halsey Street, having regard to the following matters: [i] The extent to which it can be demonstrated that the proposed office activity is likely to achieve a maximum peak vehicle trip generation ratio of 0.76 per 100m2 GFA or less in the am (7am-9am) and pm (4pm-6pm) peak periods; [ii] Any publicly available information regarding implementation of travel demand measures in Wynyard Quarter; [iii] Any planned or constructed transport infrastructure beyond that shown on Quarter Plan K; [iv] That the maximum office activity GFA specified in development control d) is not exceeded; [v] The extent to which the additional office activity will give rise to the need for ancillary parking exceeding the maximum permitted parking ratio for offices specified in development control a); [vi] The proximity of the subject site to regular public transport services, including the availability and need for a new pedestrian and/or public transport bridge connecting Jellicoe Street with the Eastern Viaduct. Clause Travel Management be deleted in its entirety and replaced by the following substitute provision: Travel Demand Management The measures set out in clause are a prerequisite to the status of the activities marked # in rule C:\Documents and Settings\kawitim\Local Settings\Temporary Internet Files\OLK1A\PM4Summary of submissions bysubmission No.doc Page 20