America s Cup Wynyard Hobson

Transcription

1 America s Cup Wynyard Hobson Landscape and Visual Effects Assessment Prepared for Panuku Development Auckland and the Ministry of Business Innovation and Employment April 2018

2

3 Document Quality Assurance Bibliographic reference for citation: Boffa Miskell Limited America s Cup Wynyard Hobson: Landscape and Visual Effects Assessment. Report prepared by Boffa Miskell Limited for Panuku Development Auckland and the Ministry of Business Innovation and Employment. Prepared by: John Goodwin Partner / Registered Landscape Architect Boffa Miskell Limited Reviewed by: Stuart Houghton Senior Principal Urban Designer / Landscape Architect Boffa Miskell Limited Status: [FINAL] Revision / version: [1] Issue date: 12 April 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: File ref: Wynayrd_Hobson_LVA_Final_12_04_18.docx

4 CONTENTS 1.0 Executive Summary 1 Introduction 3 Background 3 Overview 3 Assessment Methodology 4 Location and Waterfront Context 6 Site Location and Wider Context 6 Landscape Context of the Viaduct Harbour/Wynyard Wharf Area 6 Natural Character Values 11 Visibility, Viewing Audiences and Sensitivity 12 Visibility Analysis 12 Public Views 13 Private Views 15 Visual Assessment Viewpoints 15 Relevant Statutory Planning Context 17 Resource Management Act 17 The New Zealand Coastal Policy Statement 17 The Hauraki Gulf Marine Park Act 18 Auckland Unitary Plan Operative in Part 18 Summary 23 Proposal 24 Design Vessels 26 Event Related (Non-Permanent) Elements 27 Permanent Elements 27 Construction 27 New Public Access and Viewing Locations 28 Design Elements, Features and Mitigation Measures 29 Natural Character Effects 32 Definition of Natural Character 32 Effects on Natural Character of Freemans Bay and Waitematā Harbour 33 Landscape Effects U:\2017\A17217_JGo_AC36\Documents\Wynyard Hobson Proposal\Wynayrd_Hobson_LVA_Final_12_04_18.docx

5 Introduction 34 Effects on the Landscape Values 35 Summary of Landscape Effects 37 Visual Amenity Effects 37 Method 38 Viewpoint Assessment 38 Summary of Visual Effects 55 Review of Relevant Statutory Provisions 57 Appendices Natural Character and Landscape 57 Open Space, Recreation / Public Access and Amenity 57 Building Location, Scale and Design 58 Views 58 Summary 59 Appendix 1: AUP Assessment Criteria Appendix 2: Operative Auckland Council Regional Plan: Coastal Provisions Appendix 3: AUP Viewpoint Maps Appendix 4: AUP Protected Sightlines: Viewpoint Photography Landscape Plans and Simulations Figure 1: Location and Harbour Context Figure 2: Western Waterfront Context Figure 3: Visibility Analysis Harbour Context Figure 4: Visibility Analysis Western Waterfront Context Figure 5: Viewpoint Location Plan Harbour Context Figure 6: Viewpoint Location Plan Western Waterfront Context Figures: VP1 to VP27 Viewpoint Photos Figures: VP2A to VPP5B - Visual Simulations The above figures, viewpoint photos and visual simulations are located in the A3 document Urban Design, Landscape and Planning Figures Part 2 Landscape and Visual Assessment Plans and Simulations.

6 1.0 Executive Summary Panuku Development Auckland ( Panuku ) is applying for resource consent to provide for seven Cup bases for the 36 th defence of the America s Cup ( AC36 ) refer to Figure 1: Location and Harbour Context in Part 2 of the A3 Urban Design, Landscape and Planning document ( UDLP ) for the location of the proposal. This is referred to as the Wynyard Hobson proposal. The 74m Hobson Wharf extension and associated breakwaters on Hobson Wharf, Halsey Street Extension Wharf and Wynyard Wharf will be permanent. Base A is to be located within the ANZ Viaduct Events Centre, utilising the eastern wharf space for its yard. Base B is on the Hobson Wharf extension and Bases C-G are on Wynyard Point. All base buildings as well as the pontoons and other water-based infrastructure (with the exception of the four breakwaters) will be temporary, and are being consented to remain for up to a 10 year period, following which they will be removed. The existing landscape context of the proposal is characterised by maritime and recreational activities centred around the Viaduct Harbour and Wynyard/Halsey Street Extension Wharf areas within the Auckland City Centre and City Fringe. While there are a wide mix of uses surrounding this area, key to this assessment and the determination of natural character, landscape and visual effects is the highly used and valued public access to the area and the views into the Viaduct Harbour and visual connection to the wider Waitematā Harbour. The public access emanates from a main east-west access which connects the Central City and Wynyard Precinct from Quay Street to Halsey Street and beyond to Silo Park. This connection enables people to promenade along what is a highly trafficked linkage to utilise the adjacent and nearby plazas, parks and wharf areas for recreation and viewing of the immediate maritime scene and the wider harbour context. Surrounding the public promenade areas around the edge of the inner Viaduct Harbour and along Princes Wharf and North Wharf are many restaurants that cater for both local residents and visitors. Incorporated above and adjacent to these areas are five apartment complexes within which some residents have views over the site area Princes Wharf (Shed 22, 23 and 24), Quay Apartments (and Sebel Hotel), The Point Apartments, The Parc and The Lighter Quay Apartments. In understanding the change to the area resulting from the proposal it is relevant that there will be temporary activities (associated with the construction of the wharf extensions and bases), event related activities (during the 36 th defence of the Cup and potentially beyond if hosting the 37 th and/or 38 th defences), and the legacy situation (following removal of the buildings and infrastructure from Bases B-G after a 10 year consent period and ETNZ's departure from the ANZ Viaduct Events Centre). The design, form and character of the wharf extension will be consistent with those existing on the Halsey Street Extension, Western Viaduct and Hobson wharves. The buildings are to be designed in accordance with the proposed Architectural Drawing Package prepared by Moller Architects. Any variation to the building design within the parameters of the approved 15m maximum building height envelope, above finished wharf level or finished ground level and the identified Building Footprints as shown on the architectural drawings, will be undertaken in accordance with a set of guidelines Wynyard Hobson Building and Public Space Design Guidelines prepared by the applicant. These design guidelines will also be used to develop the open space areas associated with the Event to ensure that the design elements and features of the proposal are well integrated in to this waterfront setting. The layout of the bases will provide for additional areas of public open space along the northern edge of the wharf extensions and on associated breakwaters. Both of the design outcomes for the new wharf edge condition, base buildings and public space areas will be incorporated into conditions of consent. This assessment has considered effects on natural character, landscape and visual amenity from a representative range of public and private views. In terms of natural character, the Wynyard Hobson proposal will have very low adverse effects on the abiotic and biotic level of naturalness due to the highly modified nature of the marine environment. In relation to the Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

7 perceived level of naturalness there would be a Low adverse effect within the Freemans Bay area associated with the 74m wharf extension and Base B (temporary) building. In terms of landscape effects resulting from the proposal there would be Low to Very Low adverse effects on the landscape features within Freemans Bay, Viaduct Harbour and Wynyard Wharf south water space; up to a Moderate-High beneficial effect on the recreational values of Viaduct Harbour and Wynyard Wharf south associated with the Cup activities; Low adverse effects upon the wider character of the Waitematā Harbour during the period the bases and buildings are in place; and Very Low adverse effects in relation to the landscape character of the City Centre. During construction, from public view locations it is likely the visual amenity effects would range from moderate to low adverse, for those who associate the activity with the intrusion into Freemans Bay and the perceived partial loss of views to the Waitematā Harbour, North Shore and landform features beyond, to beneficial for those who positively associate the activity with the upcoming AC36 event. During the event, it is more likely that when viewed from these public viewpoints the visual effects would be considered beneficial due to the interest in the event, association with the competition yachts and participants, and event atmosphere. Following the AC36 event and between any subsequent events these positive perceptions would likely wane due to the reduced activity associated with the bases; and then become more Neutral once the buildings on Bases B-G are removed and the more open views to the north are re-established from the main east west promenade. With the permanent additional wharf area catering for other events and public access, after the 10 year consent period it is envisioned that the visual amenity effects overall would be no more than Low adverse, assuming that appropriate legacy solutions are provided for this large permanent wharf space. From private viewing locations, it is more likely that some residents may consider the visual effects to be adverse, particularly during the construction period and from locations where there is currently an outward view to the water and land beyond (e.g. the north-western end of The Point Apartments, the north-eastern end of the Lighter Quay apartments, and apartments along the western side of Shed 23 and 24 on Princes Wharf), although these are considered to be no more than Moderate-Low. However, these locations would also provide vantage points to view the Event activities and this would be seen as a positive visual outcome for those interested in the event. Following removal of the cup bases any adverse visual effects from the private residential locations are considered to be generally Very Low and no greater than Moderate- Low from some Princes wharf apartments who would look directly down on to the Hobson Wharf extension. In summary, it is considered that the primary adverse visual effects are as a result of the building on Base B partially obscuring the view from locations to the south and east. From the south, this effect will largely cease when the Base B building will be removed at the end of the 10 year consent period. From the Princes Wharf apartments, the wider view of the harbour will continue to be unencumbered and the buildings and structures in Wynyard Precinct provide a strong backdrop thereby reducing the visual effects of the permanent wharf extension. Overall it is considered that the adverse natural character, landscape and visual effects will be less than minor apart from specific residential locations where effects would be up to minor in nature. In relation to this assessment it is considered that the Wynyard Hobson proposal will be consistent with the relevant statutory provisions in relation to natural character of the coastal environment, and landscape character of the Viaduct and Wynyard Precincts, and the City Centre Zone; will generally meet the relevant design provisions during the event period, but will marginally reduce the visual connections between the city, harbour and the North Shore. In the long term (following removal of Base B on the Hobson Wharf extension) the proposal will maintain and enhance the visual amenity values of the area by providing for additional waterfront public space, with opportunities for further visual connections to the Waitemata Harbour and landscape features to the north and west. 2 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

8 Introduction Background This report and assessment is submitted to accompany a resource consent application by Panuku to Auckland Council for the syndicate base infrastructure and event infrastructure for the America's Cup Event(s) (otherwise referred to as the Wynyard Hobson proposal), which is an alternative to the original Wynyard Basin application (AN: BUN ). In summary, the Wynyard Hobson proposal involves modifying the ANZ Viaduct Events Centre to accommodate Base A (ETNZ), Base B on a 74m Hobson Wharf Extension, and 5 bases (C to G) on the southern end of Wynyard Point, located within the ASB, Stolthaven South and Bulk Storage Terminal ( BST ) sites and the adjoining Wynyard Wharf. Bases B-G will each contain a new building, associated yard and berthage space for the cup vessels and other support craft. Base A will have a yard on the eastern side of Halsey Street Extension Wharf and berthage space in the Outer Viaduct Harbour. Further background to this proposal is outlined below in Section 2.2. and a more detailed description of the proposal is contained in Section 6 of this Report. The associated construction of wharves and pontoons on the western side of Wynyard Point to accommodate various marine activities which currently utilise the Outer Viaduct Harbour and the Wynyard Wharf south water space, which is referred to as the FFIRF, was the subject of a separate resource consent application. The proposal has been through a number of design iterations and approval procedures with Emirates Team New Zealand, the holders of the cup, Auckland Council, and Central Government. This resultant design has taken into account a number of engineering constraints, including HSNO considerations with respect to nearby industrial facilities. Panuku and MBIE have commissioned Boffa Miskell Limited ("BML") to undertake a standalone landscape and visual effects assessment of the Wynyard Hobson proposal. Due to its location within the Coastal Marine Area ("CMA"), this assessment also incorporates an assessment of effects on natural character. Overview It was originally proposed to establish the America s Cup bases principally on wharves in and around Freemans Bay, which is located along part of Auckland s City Centre waterfront. This includes Hobson Wharf, the Halsey Street Extension Wharf and Wynyard Wharf, including the surrounding water space. The Wynyard Basin application was lodged with the Council on 15 January 2018, publicly notified and received submissions. Concern has been raised by a range of different individuals and groups over the extent of wharf extensions into the Waitematā Harbour. Accordingly, more work has been undertaken to identify alternatives which still provide a high quality event and sustainable legacy, but with less incursion into the Waitematā Harbour. The recent "freeing" of space in Wynyard Point has provided the opportunity for up to 5 bases to be constructed on land at Wynyard Point. The Wynyard Hobson Application The Wynyard Hobson proposal proposes an alternative configuration with one base utilising the ANZ Viaduct Events Centre building, one base located on a 74m extension to Hobson Wharf and five landward bases on Wynyard Point extending seaward from Hamer Street across Brigham Street to the outer edge of Wynyard Wharf. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

9 Four breakwaters and a number of wave attenuation panels will also be required. The water space between Wynyard Wharf and Brigham Street will be covered with wharf infill (part temporary and part permanent) in order to provide yards for the Wynyard Point bases. Post event, the extension to Hobson Wharf is anticipated to provide for a range of marine and public uses. Approximately 50% of the infilled area at Wynyard Wharf will be removed postevent with the final location, design and configuration of the removal to be determined in conjunction with the design of the adjacent public open space Given the changes to the infrastructure proposed on the adjoining Wynyard Wharf to enable the alternative landward bases, this proposal addresses all built infrastructure and activities required to enable the AC36 event, and the Event itself (and potential subsequent events within the 10 year timeframe) at and around these bases. Assessment Methodology Methodology - Guidance This assessment has been undertaken by a registered landscape architect with reference to the Quality Planning Landscape Guidance Note 1 and its signposts to examples of best practice, which include: Best Practice Note 10.1, Landscape Assessment and Sustainable Management, New Zealand Institute of Landscape Architects (2010). Guidelines for Landscape and Visual Impact Assessment 3 rd Edition, Landscape Institute (UK) and IEMA (2013). Auckland Council Information Requirements for the assessment of Landscape and Visual Effects (September 2017). Methodology Effects Ratings This assessment provides ratings, based upon the professional judgement of the author(s), in relation to the level of landscape and visual effects that would result from the proposal. These ratings are defined in Table 1 below: Table 1: Effects Ratings Effect Rating Very High: High: Moderate - High: Moderate: Moderate - Low: Low: Very Low: Use and Definition 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 derived from it. A moderate - high 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 - 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 the perceived amenity derived from it. A moderate - 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 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 derived from it. Very low or no modification to key elements/ features/ characteristics of the baseline or available views, i.e. approximating a no change situation Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

10 Assessing landscape and visual effects requires an understanding of the landscape character and importance or value of the landscape. Using this baseline, a determination of landscape sensitivity and the magnitude of change which results from a proposed development (along with other factors such as the quality and use) can be made to inform the overall significance of landscape and visual effects. In combination with assessing the significance of effects, the landscape and visual effects assessment also considers the nature of effects in terms of whether this will be positive (beneficial) or negative (adverse) in the context within which it occurs. Neutral effects can also occur where landscape or visual change is considered to be benign in the context of where it occurs. The nature of these are defined in Table 2 below: Table 2: Determining the Nature of Effects Nature of Effect Adverse (negative): Neutral (benign): Beneficial (positive): Use and Definition The proposed development would be out of scale with the landscape or at odds with the local character, pattern and landform which results in a reduction in landscape and / or visual amenity values. The proposed development would complement (or blend in with) the scale, landform and pattern of the landscape maintaining existing landscape and / or visual amenity values. The proposed development would enhance the landscape and / or visual amenity through removal or restoration of existing degraded landscape uses and / or addition of positive elements or features. In relation to the determination of minor (where this is relevant in relation to consideration of non-complying activities under the Resource Management Act 1991) it is considered that adverse effects that are Moderate-Low would be Minor in nature. It is also the case that an adverse effect above Moderate-Low can still result in an overall Minor effect. This depends on the sensitivity of the landscape and viewing audience; and the scale and character of the proposal and its landscape context. This natural character, landscape and visual effect assessment considers the effects of the Wynyard Hobson proposal on an urban coastal environment. While each of these effects are assessed separately they are also considered together in relation to the maritime setting of Freemans Bay surrounding Wynyard Wharf, North Wharf, Viaduct Harbour, Princes Wharf and the wider Waitematā Harbour as well as its landward context encompassing the City Centre, City Fringe and North Shore (on the opposite side of the Harbour). Following a description and analysis of the landscape/waterscape within which the proposal is located, and an understanding of the planning context, the assessment addresses potential natural character effects, then landscape effects and finally visual amenity effects. The natural character and landscape assessment is carried out to determine effects (beneficial, neutral and adverse) on an environmental resource (i.e. coastal/landscape elements, features and character). The assessment of visual effects considers how changes to the physical elements, features and character may affect the viewing audience and visual amenity. Due to the nature of the proposal the assessment also deals separately with effects resulting from construction (i.e. temporary effects), event related effects (i.e. the lead up to the cup, while the cup is being contested, and post cup events) and permanent or legacy effects i.e. following completion of the event and after the 10 year consent period. The assessment methodology has involved a ZTV Analysis 2, site visits, a survey of surrounding viewing locations, photographic recording, and the use of visual simulations. These techniques are described more fully in Sections 4.0 and 9.0 of this Report. 2 A ZTV analysis, is a GIS tool which enables the extent of visibility of an object or location to be determined based on surface and above ground contour data. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

11 Location and Waterfront Context Site Location and Wider Context The proposed location of the Wynyard Hobson land-based elements utilises the existing wharves and adjacent water space of Freemans Bay north of the existing Halsey Street Extension Wharf and Western Viaduct Wharf; and the existing ASB carpark site and two bulk storage sites Stothaven South and BST and the adjoining Wynyard Wharf space. The proposed location of Base A is within the existing ANZ Viaduct Events Centre (on the Halsey Street Extension Wharf) with adjoining wharf space to the north and east and water space to the east. This existing wharf is currently used as a lay down area for the fishing fleet which berth within the Outer Viaduct Harbour, and for public access to the Western Viaduct Wharf for events such as the Boat Show and Volvo Ocean Race. The proposed location of Base B is on an extended wharf structure to the north of Hobson Wharf. The proposed location of the Bases C-G on Wynyard Point contain a range of industrial scale and style of buildings and silos located between the ASB site and Silo Park. The yards will be located seaward across the stopped Brigham Street and onto Wynyard Wharf to provide access for launching and retrieving the America's Cup boats. To the west of the base buildings fronting on to Hamer Street the land will be used for a mix of circulation, parking and public open space. The existing character of this area is characterised by industrial uses on the land and the Sealink ferry operation and fishing and other boating uses alongside Wynyard Wharf. The water space area, which is located between the larger more northerly projecting wharf structures (Princes Wharf and Wynyard Wharf) to the north and within the Viaduct Harbour, North Wharf and Wynyard Wharf, define the main landscape and visual context of the project. Freemans Bay extends north to the outer northerly end of Princes Wharf and Wynyard Wharf and is part of the Waitematā Harbour. There are also views into the proposal area from the main channel of the harbour and the land areas of the North Shore, and the City Centre and City Fringe locations to the south (refer to Figure 1 Location and Harbour Context in Part 2 of the UDLP document). Landscape Context of the Viaduct Harbour/Wynyard Wharf Area The physical land-based elements and activities that characterise the area between Wynyard Point and Princes Wharf are outlined below and depicted in Figure 2 - Western Waterfront Context in Part 2 of the UDLP document: (i) (ii) A mix of industrial activities on Wynyard Point, characterised by petro-chemical and other bulk liquid tanks, silo s and large industrial style buildings. Wynyard Wharf provides berthage for a range of ships and larger boats related to these uses. This includes fuel tankers, ocean going ships and the Sealink vehicle ferry. Over the next 10 plus years this area will undergo a major change to the land use and character associated with re-development of the land as provided for in the Auckland Unitary Plan. Hospitality, entertainment and recreational activities along the east-west waterfront axis that forms the main circulation spine of the publicly accessible waterfront from Silo Park in the west, along North Wharf/Jellicoe Street and around Karanga Plaza, Halsey Street Extension Wharf, across the Wynyard Crossing bridge to Te Wero and the Eastern Viaduct in the east, and Hobson Wharf, which also contains the 6 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

12 New Zealand Maritime Museum ( Museum ). These activities also extend around the western edge of Princes Wharf. (iii) (iv) (v) (vi) (vii) Residential and visitor accommodation on Princes Wharf, MS Social hotel, The Sebel hotel, Quay apartments, The Parc apartments, The Point apartments and Lighter Quay apartments located around the Viaduct Harbour. These uses will also include the Park Hyatt Hotel, and the top level apartments at 132 Halsey Street when both of these buildings are completed prior to the AC36 event in Back from this immediate water s edge context of residential and visitor accommodation uses, there are also buildings with commercial office activity such as the ASB offices on Jellicoe Street. These activities complement the diverse mixed-use Viaduct Harbour and emerging Wynyard Precinct waterfront precincts. In particular to the south of the site lies the Wynyard Central development which includes a mix of residential apartment buildings and commercial office buildings partway through development. This development is guided by a masterplan and is managed by Panuku as part of the on-going transformation of the Wynyard Precinct with much of it likely to be complete prior to the AC36 event in A continuous promenade from the Quay Street entrance to the Eastern Viaduct in the east, to Silo Park in the west, with numerous places to pause and interact with the maritime environment, enjoy views of the boats (both those moored in the basins and tied alongside the wharves), and utilise many water s edge areas for passive recreation. These include the dedicated public space areas of Karanga Plaza and Waitematā Plaza. To the north beyond this walkway/promenade and coastal edge is the Outer Viaduct Harbour and Wynyard Wharf south water space which contains a range of vessels, including fishing boats, pleasure boats, charter vessels as well as larger barges and ships which come and go periodically. To the west of Wynyard Precinct is the very large marina at Westhaven which occupies much of the water space of St Marys Bay between Wynyard Point and Point Erin and the Auckland Harbour Bridge. Westhaven Drive connects this area with Wynyard Precinct and Fanshawe Street, and the recently developed walkway and cycleway facilities provide recreational connections along its southern edge, parallel with the Northern Motorway. In addition to these promenades there is a continuous walkway around the western, southern and eastern edges of the Inner Viaduct Harbour and the Lighter Basin between the Maritime Museum and the future Park Hyatt promenade to Karanga Plaza via Waitematā Plaza and the Lighter Quay promenade. Apart from the industrial type sheds and silo/tank structures on Wynyard Point the main built elements in the visual context of this area are as follows: North Wharf/Jellicoe Street/Halsey Street Area restaurants located in an old single storey wharf shed and new single storey pavilion buildings that front the promenade, ASB offices which is a signature building of the area with a rooftop tower element up to 52m in height, ANZ Viaduct Events Centre located on Halsey Wharf (at 15m above wharf level), and the Park Hyatt Hotel which is currently under construction on the corner of Karanga Plaza and Halsey Street. Inner Viaduct Harbour Lighter Quay apartments (on 5 levels), The Point apartments (on 5 levels), The Quay apartments (on 4 levels) and Sebel Hotel (on 6 levels) and adjacent buildings housing restaurants (with some on two levels), as well as commercial office activities housed both in standalone buildings and within mixed use developments with residential and hospitality uses. Hobson Wharf/Quay Street Extension Maritime Museum, including the Blue Water Black Magic NZ National Museum Extension building (Tribute to Sir Peter Blake), and associated restaurants and bars located off the Quay Street extension. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

13 Princes Wharf three 6-9 level buildings on the western side of the wharf with restaurants and offices on the ground floor and apartments on levels 1, 4 and above. Levels 2 and 3 are given over to car parking in the two southern building blocks (Shed 22 and 23), and the southern part of the northern Shed 24 building. Other features within this area consist of a range of other built elements and structures including finger wharfs and pontoons, kiosks and shelters, the historic Te Wero bascule lifting bridge (no longer in operation) and the newer operating Wynyard Crossing - an operating lifting bridge which provides pedestrian access between Karanga Plaza and Te Wero. The character of the coastal edge environment around the Viaduct Harbour in particular is dominated by the extensive boat mooring facilities that line most of the seawall and wharf edges, with the tall masts and lines of moored yachts and other vessels being a major foreground element of the viewing experience. The seawall within the Inner Viaduct Harbour and Lighter Basin can be more dominant at low tide depending on light conditions (refer to Plates 1 and 2 below); whereas around the wharf edges (Halsey/Western Viaduct/Hobson) this hard edge is replaced by open piles and, in the outer harbour faces, wave panels which are set below the underside of the wharf but visible below high tide (refer to Plates 3 and 4). Plate 1: Lighter Basin sea wall high tide (Photo taken 21/12/17 at 9.30am - 3.1m High tide 10.29) 8 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

14 Plate 2: Lighter Quay Basin sea wall low tide (Photo taken 21/12/17 at 3.25pm 0.8m tide 16.23) The overall character of the area is dominated by the maritime activities with vessels coming and going from the various mooring locations along the length of the wharves and within the harbour and various basins; and people utilising the area for a range of recreational and entertainment activities and to access the developing Wynyard Precinct in the west and the Central City in the east. The wharves are a characteristic element of the area and while their edge is sometimes revealed (and more particularly at low tide) it is often concealed by vessels. As outlined above the existing wharves are supported by a combination of concrete and timber piles, with a wave panel set back from the outer breastwork which is used to separate the boats from the main wharf structure. This method of construction creates a shadow and enables water to move and been seen under the main wharf structure providing a different appearance and character to the more linear hard seawall edge. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

15 Plate 3: Hobson Wharf and Western Viaduct Extension northern edge at high tide (Photo taken 21/12/ am - 3.1m tide 10.29) Plate 4: Hobson Wharf and Western Viaduct Extension northern edge at low tide (Photo taken 21/12/ pm 0.8m tide 16.23) 10 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

16 Vegetative elements within the area include trees and public urban gardens within Silo Park and Karanga Plaza and street trees along Brigham Street and Hamer Street. 3 These street trees consist of three Pohutukawa located on the western side of Brigham Street and two Pohutukawa and a Willow Myrtle tree on the eastern side of Hamer Street. As outlined in the arboricultural report all of the specimens in Hamer Street are in poor to fair condition; while the three trees on Brigham Street are in good condition with one of these an 8m high specimen which requires a resource consent for its removal. The balance of the trees to the north of the proposed bases, which mainly consist of Pohutukawa, and those within Silo Park will remain during the Event. As a result of the development during and following the previous America s Cup regattas in 2000 and 2003 the area has become the main focus for water s edge recreation, hospitality and associated entertainment within Auckland, including the frequently held Volvo Ocean Race stopover. The subsequent development of the first stages of the Wynyard Precinct in time for the 2011 Rugby World Cup provided a significant extension of this highly active public waterfront activity and amenity westwards as far as Silo Park. With the existing character having been established and reinforced over the past 20 years the area has become renowned for its high public amenity values for Aucklanders and visitors alike. The high visual amenity values which are part of the overall amenity are derived from a mix of the character and use opportunities that the area provides recreation, hospitality and entertainment - and the active water related boat usage. Overall the Viaduct Harbour and North Wharf area is highly enjoyed as people walk around this part of the waterfront which forms a major public attraction in itself. The outer extent of Wynyard Point is a popular destination for fishermen, campervans, sightseers and viewers. The eventual Wynyard Precinct development will extend to St Marys Bay and overlook Westhaven Marina to the west and redevelop the remaining industrial uses on Wynyard Point for residential development and a major new public open space the headland park, offering city and harbour views to the north, east and west (refer to Figure 7: Wynyard Hobson - Legacy Mode in Part 1 of the UDLP document). To the west of Wynyard Precinct is the large marina at Westhaven which occupies much of the water space of St Marys Bay between Wynyard Point and Point Erin and the Auckland Harbour Bridge. This area is dominated by the Westhaven Marina which caters for over 2,000 boats and is the largest marina in the Southern Hemisphere. The marina is protected from the north by a reclamation/wharf which contains a number of yacht clubs, including the Royal New Zealand Yacht Squadron the holder of the America s Cup. Further west is the iconic Auckland Harbour Bridge which in addition to providing the main link from Auckland City to the North Shore, also contains a Bridge Climb experience and has consent for a Skypath (a shared walking / cycling route) on the eastern side of the bridge. Beyond this to the north are the open waters of the Waitematā Harbour, Stokes Point and Shoal Bay. Natural Character Values Waitematā Harbour is a large drowned valley with numerous arms and extends some 25kms inland from the harbour entrance at North Head (Maungauika). The proposal is located in the lower Waitematā Harbour, on the downtown Auckland waterfront. The main harbour channel lies approximately mid-way between the downtown waterfront and the North Shore. The narrowest section of the lower Waitematā Harbour, at 930m, is at the Auckland Harbour Bridge. For comparison, the distance between Wynyard Point and Bayswater is 1,730m, between North Wharf and Bayswater is 2,210m and between Fergusson Terminal and Devonport Naval Base is 1,020m (refer to Figure 1 - Location and Harbour Context in Part 2: UDLP document). The present day downtown Auckland waterfront has been formed by shoreline reclamation and development of transport and marine infrastructure over the past 170 years. This includes the Auckland Harbour Bridge reclamation, Westhaven Marina, Wynyard Precinct reclamation and 3 Arboricultural Assessment Report prepared by Arbor Connect April 2018 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

17 wharves, Viaduct Harbour reclamation and wharves, Hobson Marina, the Council-owned finger wharves and the Ports of Auckland wharves and terminals. Most recently, as part of the 2003 America s Cup Village, the Halsey Wharf and Outer Viaduct Harbour was created as a piled concrete wharf extension of Halsey Street, with a small breakwater structure extending westwards from the end of Hobson Wharf. The wharf component of the project site lies within Freemans Bay. Seabed levels at the sites vary from -2.5m below Chart Datum (CD) at a shoal north of Halsey Street Extension Wharf to -9m CD mid-way along Wynyard Wharf; and from -2.5m CD to -5m CD to the west of Wynyard Point. A desktop review of existing geotechnical information reveals that the site is underlain by Waitematā Group rock at varying depths. In places, there will be a thin layer of weathered rock (sand/silt and clay soil), but the area is mainly overlain by recent marine sediments and Tauranga Group sediments 4. As described in the Environmental Report (Golder, 2018), seabed sediments at the sites typically comprise 65% to 85% silt and clay size particles, with the remainder being sand and gravel. These recent marine sediments, often referred to as marine muds, are up to approximately 10m deep, overlying Waitematā Group siltstones and mudstones. 5 In summary, the whole area north of the original shoreline which includes Wynyard Precinct and the Viaduct Harbour Precinct land areas are reclaimed and highly modified. Wharves located on piles extend from this land out into Freemans Bay and the Waitematā Harbour to provide berthage for ships and boats. As described above the marine environment within and immediately surrounding these area is also modified with the seabed overlain by sediment. Ecological values within the area around where the proposed wharf extension and breakwaters are to be located is outlined in the report prepared by Golder Associates. 6 We have reviewed this report and agree with their findings that there are no significant ecological elements, patterns or processes that would result in the area having high natural character values. The land-water interface is generally characterised by rock rubble or concrete sheet piled wave panels to provide protection from waves. These built elements are consistent with the water edge treatment of the wharf structures and reclaimed areas throughout the northern city interface with the harbour. While the water is a natural element its context is modified to the extent that the coastal area, along with others from the Harbour Bridge to the Fergusson Container Terminal contains very low natural character values. As such the area surrounding Freemans Bay and central part of the Waitematā Harbour does not contain any identified High or Outstanding Natural Character ( HNC/ONC ) areas. Visibility, Viewing Audiences and Sensitivity Visibility Analysis The potential viewing locations of the proposal have been identified by a computer-generated analysis (using ArcGIS ) known as a zone of theoretical visibility ("ZTV"), and represented on the maps titled Visibility Analysis Harbour Context (refer to Figure 3 Visibility Analysis 4 Beca: America s Cup Wynyard Hobson: Geotechnical Technical Report for Consent Application 5 Beca: America s Cup Wynyard Hobson: Coastal Processes and Dredging, Resource Consent Application, Wynyard Basin 6 America s Cup Wynyard Hobson: Assessment of Coastal Environmental Effects Associated with the Development of Facilities 12 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

18 Harbour Context and Figure 4 Visibility Analysis Western Waterfront Context, in Part 2 of the UDLP document). This analysis utilises LIDAR 7 data to determine the areas within which the proposed buildings would theoretically be visible, and therefore may have an effect upon the visual amenity experienced by people and the sensory qualities of the landscape/seascape. Importantly, theoretical visibility does not equate to visual effect, and to this extent the ZTV analysis is used as a guide only to aid identification of the visual catchment and viewing audiences and assist with identifying photographic viewpoints. Based on the ZTV analysis a number of potential viewpoints were identified, and reviewed by Auckland Council s landscape and visual effects reviewer, from which an agreed set of viewpoints were then visited to verify the visibility of the proposed facilities and to take photos to assist with this assessment. Public Views Views of the area within which the proposal will be located are generally from the edge of existing wharves and seawall promenades and/or within buildings that are located on the wharves or within the immediately adjacent reclaimed land. Public views within this area are generally obtained while walking or cycling in the area as people move to their destination (place of work, restaurant, public facility or event) or recreate more generally walking/jogging or cycling, as well as sitting and spending time in the various open space areas around the waterfront. While there are a number of specific viewing locations, the views of the area are constantly changing with vessels coming and going from their moorings and opening up or closing views beyond to the water, other buildings and distant landforms. In general, the views are heavily influenced by the buildings and elements described above, however from certain locations (in particular Wynyard Point, parts of North Wharf and the end of Princes Wharf) there are open expansive views out across Freemans Bay and the Waitematā Harbour to the North Shore and to the iconic landform features of Takarunga (Mt Victoria), Maungauika (North Head) and in the distance Rangitoto. The Harbour Bridge is also a feature in some views to the west, particularly from Wynyard Point and the outer extent of Princes Wharf. While there are a number of viewshafts identified within the Viaduct Harbour Precinct and Wynyard Wharf Precinct Plans in the Auckland Unitary Plan ( AUP ), these are from the immediate wharf and viaduct area or planned roads and laneways that are aligned perpendicular to Wynyard Point and the main access roads of Hamer Street and Brigham Street. They are located to provide and protect views to the immediate CMA from the water s edge and around the walkways, laneways and open space areas in the area. They do not identify specific views to the more distant harbour waters or features beyond, although there is a general reference within the Wynyard Precinct policies to reinforcing connections with the central city area, harbour, and wider Auckland; and policies within the Viaduct Harbour Precinct to limiting the loss of significant public views from the city to the harbour and adjacent landscape features from specific viewpoints or sightlines. There are two sightlines identified in the City Centre zone which are potentially affected by the proposal. These are depicted as Figure 15b (originating from near the top of Nelson Street) and 23b (from Fanshawe Street south of the end of the Lighter Basin) in Appendix 9 of the AUP. These are discussed in more detail in Section 10.4 of this report however it should be noted that they will not be adversely affected by the proposal. There are a number of informally recognised locations that either provide for viewing or have become destinations from where views out to the above features can be obtained. These are 7 LIDAR is a Light Detection and Ranging survey method that measures the distance to a target by illuminating the target with a pulsed laser light Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

19 discussed below and photographs from these locations are included in in Part 2 of the UDLP document: Viewpoint Photographs. Princes Wharf the northern end of the wharf provides a good vantage point to obtain views out across the Waitematā Harbour and beyond. From the eastern side of the wharf the views are oriented more towards the outer harbour which includes Mt Victoria (Takarunga), North Head (Maungauika), Rangitoto and the open channel, and Motukorea (Browns Island). From the northern end and western side of the wharf, there are views across the harbour to Stanley Point, Bayswater, Shoal Bay (with the high-rise buildings of Takapuna in the background), Northcote Point and the Harbour Bridge. Across the Freemans Bay water-space the view is focussed more on the Harbour Bridge, Wynyard Wharf, The Western Viaduct Wharf around to the Maritime Museum, with the ANZ Viaduct Events Centre, ASB building and elevated parts of St Marys Bay and the Ponsonby ridge in the background. This view can be obtained from both the deck level of Princes wharf and the public viewing deck on level 1. While providing public access, this latter location is not a commonly known or a highly frequented viewing location, does not provide for disabled access and is shut off from the public outside managed hours of 5am to 11pm. Wynyard Crossing Bridge Due to its elevation and location above the water the middle of this lifting bridge has become a popular location to pause briefly and sample the view south into the Inner Viaduct Harbour and Lighter Basin, out towards the Western Viaduct Wharf and across any moored boats towards the North Shore. From this location depending on the type and size of vessels located on the Western Viaduct there are views to Stanley Point, Rangitoto and part of Takarunga (Mt Victoria). ANZ Viaduct Events Centre At the northern end of the events centre building, on the first level, is a viewing platform which has relatively unencumbered views across the end of Halsey Wharf, Freemans Bay and out to the North Shore, which include the iconic landform features outlined above. Unlike the Princes Wharf location this viewing deck is open all hours to the public, and provides for disabled access via a ramp at the eastern end and a lift at the western end of the platform. While this location is off the main east-west waterfront walk along North Wharf from Karanga Plaza to Silo Park it does provide a good vantage point to look out across Freemans Bay to the harbour and North Shore features beyond as well as Wynyard Point and the Harbour Bridge which is sometimes obscured by ships berthed at Wynyard Wharf. Wynyard Point While this is a popular destination for recreational runners, fishermen and visitors (generally by vehicle), the views are focussed between the north-east and north-west as the secure berthing area along Wynyard Wharf prevents a clear view into Freemans Bay and the Hobson/Halsey Wharf area. This wharf often contains large ships which also obscure views to the south-east. Due to this being a working wharf, there is no public access along its full eastern extent and a wire mesh fence also restricts views into the area. Unencumbered views into Freemans Bay are currently only afforded by climbing on to the rocks at the end of the point (which is where the photograph from VP17 Viewpoint Photographs in Part 2 of the UDLP document is taken from) or from around the Sealink ferry terminal building. The above viewpoints are considered to be more highly sensitive to change due to, their status as recognised viewing locations, the generally unencumbered public access, the large number of people that regularly visit them as part of their recreation, as well as the growing daily population of residents and workers in the Viaduct Harbour Precinct and Wynyard Precinct waterfront areas. As outlined above, Silo Park is a major destination at the western end of the promenade from Quay Street. This park is well utilised daily by the wider Auckland community and visitors, and is often used for major events such as outdoor concerts and exhibitions. The majority of the views within the park are oriented east towards North Wharf and west towards Westhaven, beyond the Heritage Wharf and Silo Marina. Silo Park also contains an overhead gantry which was built to provide an elevated public viewing area down into the park. The majority of the view to the 14 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

20 north from the gantry is currently obscured by the adjacent silos and other industrial buildings located within the BST and Stolthaven sites. Other parts of the general area around the wharves, parks and harbour/basins in the area that are also freely open to the public (e.g. Waitematā Plaza) are considered to have a lower sensitivity to change, as they are generally not static viewpoints and the focus of the view tends to be more localised within the harbour/basins and to the immediate maritime scene. Private Views The main private residential viewing locations in the immediate area surrounding the proposal are located within the following locations: Princes Wharf - western facing apartments in Sheds 22, 23 and 24 within the upper levels (1, 4 and above) located above the ground floor restaurants and commercial businesses; Quay Apartments northern facing apartments also above ground floor restaurants; The Point Apartments north-easterly and north-westerly facing apartments; The Parc Apartments north-west facing apartments along Customs Street west that have an oblique view out across the Viaduct Harbour Precinct; and Lighter Quay Apartments north and easterly facing apartments. These residential viewing audiences are considered to have a moderate to high sensitivity to change due to their proximate location relative to the proposal and the static/permanent nature of the views, in contrast to the public locations where people pass through the area. Additionally, there are a range of lesser viewing opportunities possible from other residential and commercial / mixed-use buildings within the Viaduct Harbour and Wynyard Precincts with a low to moderate sensitivity to change, as well as more distant high-rise city centre buildings, including residential apartment towers, to the south and east. The commercial / mixed use building use is more transient with people only there during working hours, and these areas and the city centre viewing audiences which are more distant are considered to have a low sensitivity to change. Other more distant locations which are often partially obscured by other elements or limited in number are from the North Shore Stokes Point, Bayswater Point and Stanley Point, (between 1.5 and 2.5kms away) and parts of St Marys Bay to the southwest with foreground views over Wynyard Precinct. These residential views are considered to have a low sensitivity to change within the proposal area. Other viewing audiences include guests in a number of hotels and serviced apartments within the lower part of the Central City (e.g. The Sebel and MS Social) being the nearest, the many high rise commercial buildings in the area and Sky Tower, a key but very elevated viewing location. For these viewing audiences, it is considered that the sensitivity to change is moderate to low. Visual Assessment Viewpoints Based on a ZTV Analysis, liaison with Auckland Council s landscape and visual effects reviewer and the site visit undertaken on 22nd November 2017, 27 public viewpoint locations and 5 private viewpoints were identified as being representative of views from the wider site context. These viewpoint locations are depicted on Figure 6: Viewpoint Location Plan Harbour Context and Figure 7: Viewpoint Location Plan Western Waterfront Context. A photograph from each of these locations is attached in Part 2 of the UDLP document. Following a review of each of the 32 photos, 14 locations (11 public and 3 private) have been chosen as Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

21 assessment viewpoints to simulate the view of the proposal, and assess the specific magnitude of change and visual effects. These are listed below in Table 3. Table 3: Assessment Viewpoints No. Location Direction of View Distance to Nearest Base Reason for Selection 2 Waitematā Plaza N 366m to buildings Key open space/park in Viaduct Harbour Precinct 3 Princes Wharf NW SW 201m to wharf extension Part of public promenade around waterfront and representative of views from the ferries and other vessels travelling up the harbour. 4 Princes Wharf Water Viewing Deck SW 200m to wharf extension Elevated dedicated public viewing location 5 Princes Wharf Outside Euro Restaurant NW 140m to breakwater Representative of views walking out to end of Princes Wharf and restaurant patrons 7 Eastern Viaduct N/NW 175m to wharf extension On key east west link from Quay Street North Wharf and Silo Park 8 Wynyard Crossing Bridge NE 275m to wharf extension Elevated viewpoint on key east-west link 10 ANZ Viaduct Events Centre Viewing Deck NE Corner NE 239m to wharf extension Elevated public viewing location on Halsey Street Wharf Extension looking NE 11 ANZ Viaduct Events Centre Viewing Deck NW Corner N/NE 237m to wharf extension Elevated public viewing location on Halsey Street Wharf Extension looking NW 12 Halsey Street / North Wharf Intersection N 217m to wharf edge / building On key east-west pedestrian link 13 North Wharf Outside Jack Tar Restaurant 14 Lighter Quay Walkway West Side (NE Corner) 24 Stanley Point Cyril Bassett VC Lookout P1 Princes Wharf- Shed 23 Level 5 Apartment 63 NE 128m to buildings Representative of views from restaurants and seating areas on North Wharf NE 519m to buildings View from promenade with Lighter Quay SW 1,510m to wharf edge Representative of small pocket park and residents in Stanley Point W/NW 132m to wharf edge Residential view across Freemans Bay P4 The Point Apartments (Northern End) Level 3 Apartment 313 N 395m to buildings on Western Wharf Extension Residential view out across Viaduct Harbour Precinct and Freemans Bay P5 The Point Apartments (Northern End) Level 5 Apartment 513 N 394m to buildings on Western Wharf Extension Residential view out across Viaduct Harbour Precinct and Freemans Bay Note: The photographs associated with the above viewpoint locations were taken between February and December 2017 in a variety of weather and tidal conditions. 16 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

22 Relevant Statutory Planning Context A full description of the statutory planning context for this proposal is set out in the Assessment of Environmental Effects ( AEE ). A summary of the statutory provisions which are most relevant to the assessment of landscape, natural character and visual effects, and this proposal specifically, are set out below. Resource Management Act Part 2 of the Resource Management Act 1991 ("RMA") sets out the purpose and principles of the Act. Section 5 states that the purpose of the RMA is to promote the sustainable management of natural and physical resources. Section 6 sets out the matters of importance that must be recognised and provided for in achieving the purpose of the RMA. The protection of outstanding natural features and outstanding natural landscapes from inappropriate subdivision, use and development is identified as a matter of national importance in section 6(b). There are no outstanding natural features or landscapes identified on or adjacent to the proposal site or within the wider landscape context of Waitematā Harbour with the nearest being the outstanding natural features of Takarunga (Mt Victoria) and Maungauika (North Head). Another matter of national importance is the preservation of the natural character of the coastal environment (including the coastal marine area), and its protection from inappropriate subdivision, use and development as identified in section 6(a); and the maintenance and enhancement of public access to and along the coastal marine areas in section 6(d). Section 7 identifies a range of matters that shall be given particular regard to in achieving the purpose of the RMA. Of relevance to this proposal is section 7(c) the maintenance and enhancement of amenity values. This is considered in this report in relation to potential effects on views and visual amenity. Section 8 states that the principles of the Treaty of Waitangi must be taken into account in achieving the purpose of the RMA. The New Zealand Coastal Policy Statement The New Zealand Coastal Policy Statement 2010 ("NZCPS") includes a number of policies which are relevant to this proposal, given the proposal's location within the coastal environment. Policies 13 and 15 are particularly relevant to this assessment, and these state: Policy 13 Preservation of natural character 1. To preserve the natural character of the coastal environment and to protect it from inappropriate subdivision, use, and development: (a) avoid adverse effects of activities on natural character in areas of the coastal environment with outstanding natural character; and (b) avoid significant adverse effects and avoid, remedy or mitigate other adverse effects of activities on natural character in all other areas of the coastal environment Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

23 Policy 15 Natural features and natural landscapes To protect the natural features and natural landscapes (including seascapes) of the coastal environment from inappropriate subdivision, use, and development: (a) avoid adverse effects of activities on outstanding natural features and outstanding natural landscapes in the coastal environment; and (b) avoid significant adverse effects and avoid, remedy, or mitigate other adverse effects of activities on other natural features and natural landscapes in the coastal environment. The Hauraki Gulf Marine Park Act The Hauraki Gulf Marine Park Act 2000 provides special statutory recognition for the Hauraki Gulf. Section 7 (which, in part, deals with the national significance of the Hauraki Gulf, including its role in supporting the social, economic, recreational, and cultural well-being of people and communities), and Section 8 (which, in part, deals with the protection and, where appropriate, the enhancement of the natural, historic, and physical resources of the Hauraki Gulf, its islands, and catchments), is to be treated as a national policy statement and a New Zealand coastal policy statement. Auckland Unitary Plan Operative in Part Regional Policy Statement The regional policy statement provides an overview of the resource management issues of the Auckland region, and provides policies and methods to achieve integrated management of the whole region. These include objectives and policies relating to natural character, amenity values, public access and open space namely: B8.2. Natural character B Objectives (1) Areas of the coastal environment with outstanding and high natural character are preserved and protected from inappropriate subdivision, use and development. (2) Subdivision, use and development in the coastal environment are designed, located and managed to preserve the characteristics and qualities that contribute to the natural character of the coastal environment Policies (4) Avoid significant adverse effects and avoid, remedy or mitigate other adverse effects on natural character of the coastal environment not identified as outstanding natural character and high natural character from inappropriate subdivision, use and development. 18 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

24 B8.3. Subdivision, use and development B Objectives (1) Subdivision, use and development in the coastal environment are located in appropriate places and are of an appropriate form and within appropriate limits, taking into account the range of uses and values of the coastal environment. (2) The adverse effects of subdivision, use and development on the values of the coastal environment are avoided, remedied or mitigated Policies (2) Avoid or mitigate sprawling or sporadic patterns of subdivision, use and development in the coastal environment by all of the following: (a) concentrating subdivision, use and development within areas already characterised by development and where natural character values are already compromised. (7) Set back development from the coastal marine area, where practicable, to protect the natural character and amenity values of the coastal environment. B8.4. Public access and open space B Objectives (1) Public access to and along the coastal marine area is maintained and enhanced, except where it is appropriate to restrict that access, in a manner that is sensitive to the use and values of an area. (3) The open space, recreation and amenity values of the coastal environment are maintained or enhanced, including through the provision of public facilities in appropriate locations. B8.4.2 Policies (2) Provide for a range of open space and recreational use of the coastal environment by doing all of the following: (a) (b) identifying areas for recreational use, including land-based facilities for those uses, where this ensures the efficient use of the coastal environment; enabling the provision of facilities in appropriate locations that enhance public access and amenity values. It is noted that an explanation of the RPS objectives and policies (B8.6. Explanation and principal reasons for adoption) includes the following, which is of relevance to the assessment of natural character within highly modified areas of the coastal environment: Highly modified areas of the coastal environment still contain elements or features that contribute to their natural character. This may be vegetation, a significant landform, or in areas such as the waterfront, tidal movement and sights and sounds of the sea. Use and development in such areas should avoid significant adverse effects and avoid, remedy or mitigate other effects on the elements or features that contribute to the natural character value of that area General Coastal Marine Zone The Coastal General Coastal Marine Zone covers the majority of Auckland s coastal marine area including most of the proposal which is located within the marine area. The regional coastal plan provisions of the AUP, including the provisions for the General Coastal Marine Zone are not operative until the Minister of Conservation has formally approved the regional coastal plan part of the Auckland Unitary Plan. If an issue of weighting arises, it is understood that the proposed AUP provisions should be Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

25 given more weighting than those contained within the operative Auckland Council Regional Plan: Coastal (2004) 8 as the AUP provisions give effect to the higher order documents (including the NZCPS), have been through the notification, hearings and appeal period, have been subject to independent decision-making and, in relation to this proposal, are beyond challenge. The relevant objectives and policies to the proposal for structures in the Coastal Marine Zone are set out below: Objective F (3) Structures are appropriately located and designed to minimise adverse effects on the ecological, natural character, landscape, natural features, historic heritage and Mana Whenua values of the coastal marine area, and avoid to the extent practicable the risk of being adversely affected by coastal hazards. Policies F (2) Avoid adverse cumulative impacts from structures in the Coastal General Coastal Marine Zone taking into account the number of structures in the immediate and surrounding area. (7) Require structures in the Coastal General Coastal Marine Zone to be located to minimise: (d) visual impacts, particularly in areas sensitive to effects such as headlands or the outer edges of enclosed bays, as seen from both land and water. (e) the size of the structure, including its size in relation to wharves and jetties (8) Require structures to be designed to: (c) minimise impacts on natural character and amenity values and generally fit with the character of any existing built elements, including in the use of material and colours having regard to safety requirements (9) Have regard to the value of retaining the natural character of areas where structures are absent, taking into account the area s uniqueness and value because of the absence of structures. (11) Require buildings in the coastal marine area to be of a scale, location and design that is appropriate to its context. The assessment criteria for structures in the Coastal General Coastal Marine Zone, while not directly relevant to the proposal, provide useful guidance on the matters for consideration. The relevant assessment matters are contained in Appendix 2 to this report Business City Centre Zone Parts of the proposal are located in the coastal marine area adjacent to the Business City Centre Zone. For parts of the proposal located on land, within the Business City Centre Zone, and to some extent the activities occurring adjacent to the zone, the following objectives and policies are relevant: H8.2 Objective 8 Contained in Appendix 3 20 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

26 H8.3 Policies City form (9) The distinctive built form, identified special character and functions of particular areas within and adjoining the city centre are maintained and enhanced. (5) Require large-scale development to be of a design quality that is commensurate with the prominence and visual effects of development. (13) In identified locations within the centres zones enable greater building height than the standard zone height, having regard to whether the greater height: (c) considering the size and depth of the area, can be accommodated without significant adverse effects on adjacent residential zones; (30) Manage adverse effects associated with building height and form by: (a) transitioning building height and development densities down to neighbourhoods adjoining the city centre and to the harbour edge; (b) protecting sunlight to identified public open spaces and view shafts; (c) requiring the height and form of new buildings to respect the valley and ridgeline form of the city centre and building design to be complementary to existing or planned character of precincts; and (d) managing the scale, form and design of buildings to: (i) avoid adverse dominance and/or amenity effects on streets and public open space; and (ii) encourage well-designed, slender towers on sites identified within the special height area on Map H The relevant assessment matters for buildings and activities in the City Centre Business zone are contained in Appendix 1 to this report Viaduct Harbour Precinct The Viaduct Harbour Precinct is characterised by its enclosed water space, publicly accessible water edge, proximity to the city core, and areas of low-rise character buildings. A plan of the precinct is contained within Part 3: Planning of the UDLP document. The relevant objectives and policies to the proposal for Viaduct Harbour Precinct are set out below: I211.2 Objectives (1) An attractive public waterfront and world-class visitor destination that is recognised for its distinctive character, quality buildings, public open spaces, recreational opportunities, community and cultural facilities and events. (2) Maintain and enhance the Viaduct Harbour land and adjacent water space as a special place of character in the City Centre and retain significant views of the water and areas within and adjacent to the precinct. (4) An attractive place for business and investment is provided for marine and port activity, maritime passenger operations and commercial business activity which benefit from a high amenity waterfront location. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

27 (5) Adverse effects arising from activities and development are avoided, remedied or mitigated, in an integrated manner across mean high water springs. I211.3 Policies (4) Manage building height and bulk to: (a) achieve an appropriate scale in relation to the street network and the precinct's prominent waterfront location; (b) complement and maintain the distinctive low-medium rise character established by development in Viaduct Harbour, including a sense of intimacy along streets and other public space frontages; (c) complement the height enabled in the adjacent Downtown West, Central Wharves and Wynyard precincts; and (d) provide a transition in height between the core city centre and the harbour. (10) Limit the loss of significant public views from the city to the harbour and adjacent landscape features. As outlined above this only applies to Sightlines 15b (from Nelson Street) and 23b (Fanshawe Street) as depicted in Appendix 4. The assessment criteria for relevant development and activities within the Viaduct Harbour Precinct are contained in Appendix 1 to this report Wynyard Precinct The Wynyard Precinct is an environment characterised by a mix of activities and development including open space areas, restaurants, offices and cafes, offices, marine and industrial activities. Existing built form includes a collection of special character buildings, marine and industrial structures, and features that provide a background context to the area's stages of development. A plan of the precinct is contained within Part 3: Planning of the UDLP document. The relevant objectives and policies to the proposal for Wynyard Precinct are set out below: I214.2 Objectives Built form (2) An integrated urban environment is created which: (a) Exhibits high-quality and diverse built form and urban design which reflects the marine attributes of the precinct; (b) Has appropriate building heights that enhance its prominent waterfront location and which complements the central area and wider city landforms, skyline and views (3) Individual buildings or collections of buildings are designed to achieve an appropriate form and scale in relation to: (a) existing and proposed public open spaces; and (b) identified viewshafts. 22 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

28 I214.3 Policies Built form (1) Encourage the location, bulk, outlook, access to, and servicing of buildings to be planned and designed on a comprehensive and integrated basis rather than on an ad hoc individual building basis. (2) Encourage the integration of built form with the existing and proposed public open space network on a comprehensive land area basis, rather than a site by site basis, to create a sound framework for a well-designed and high-quality environment. (3) Ensure that maximum building height: (a) is appropriate in scale to the street network and the prominent waterfront location; (b) provides a transition between the core of the precinct and the coastal edge with site-specific opportunities for taller buildings located and designed to reinforce key public open space and waterfront connections while avoiding intrusion of public views into and through Wynyard Precinct; (c) complements development in the Viaduct Harbour Precinct; and (d) provides a transition in height between the core central business district and the harbour. (4) Identify and protect public view shafts from open space across, within, and to Wynyard precinct to reinforce connections with the central area, harbour, and wider Auckland. The assessment criteria for relevant development and activities within the Wynyard Precinct are contained in Appendix 1 to this report. Summary In summary, the statutory policy context provides the following direction for new development within the coastal environment and city centre fringe surrounding the proposal area: Natural character of the coastal environment is preserved and protected from inappropriate subdivision, use and development. Avoid adverse effects of activities on natural character in areas of the coastal environment with outstanding natural character, or outstanding natural features and outstanding natural landscapes in the coastal environment. Avoid significant adverse effects and avoid, remedy or mitigate other adverse effects of activities on natural character or natural features and natural landscapes in all other areas of the coastal environment. Subdivision, use and development in the coastal environment is located in appropriate places, is of an appropriate form and within appropriate limits, taking into account the range of uses and values of the coastal environment, including by concentrating development within areas already characterised by development and where natural character values are already compromised. Maintain or enhance the open space, recreation and amenity values of the coastal environment, by enabling the provision of facilities in appropriate locations that enhance public access and amenity values. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

29 Require structures to be of a scale, location and design that is appropriate to its context, and designed to minimise impacts on natural character and amenity values and to generally fit with the character of any existing built elements, including the use of material and colours. An integrated urban environment which has appropriate building heights that enhance its prominent waterfront location, complements the central area and wider city landforms, skyline and views, and are appropriate in form and scale in relation to identified viewshafts. Relevant viewshafts are attached in Appendix 3 and include: Regionally significant viewshaft identified in the AUP: E10 (Mount Eden) which traverses the site. Coastal viewshafts and indicative lanes identified in the AUP: I Wynyard: Precinct plan 6 Indicative lanes and viewshafts. Pedestrian access ways and viewshafts identified in the AUP: I Viaduct Harbour: Precinct Plan 5 Pedestrian access ways and viewshafts. Limit the loss of significant public views (i.e. the two identified sightlines) from the city to the harbour and adjacent landscape features; reinforce connections with the central area, harbour and wider Auckland within the Viaduct Harbour Precinct; and identify and protect public view shafts from open space across, within, and to the Wynyard Precinct to reinforce connections with the central area, harbour, and wider Auckland. Public access to and along the coastal marine area is maintained and enhanced. Included as part of this is an objective to create an attractive public waterfront and world-class visitor destination that is recognised for its distinctive character, quality buildings, public open spaces, recreational opportunities, community and cultural facilities and events. Proposal In 2017, Emirates Team New Zealand defeated Oracle Team USA 7 1 in the 35th America s Cup regatta in Bermuda. The 36th America s Cup regatta is scheduled to be held in Auckland in It is proposed to establish the America s Cup bases and supporting infrastructure in and around the Viaduct Harbour Precinct and Wynyard Precinct, which is located along part of Auckland s City Centre waterfront. This includes Hobson Wharf, Halsey Street Extension Wharf, the Western Viaduct Wharf and Wynyard Wharf, including parts of the surrounding land and water space. ETNZ have indicated that up to seven syndicates will compete for the America s Cup in Auckland. It is expected that four of the bases will be double bases (two boats) and three of the bases will be single bases (one boat). The bases consist of a 15m high building over approximately half of the base area and an area of hardstand over the other half. The dimensions of the bases vary in size, with the single bases being 55m x 33m and the double bases being a variety of sizes (55m x 45m and in the case of Base B 68m x 35m). The base size, locations and designs are identified on the plans attached to the resource consent application. Base A is to be located within the ANZ Viaduct Events Centre building and immediately surrounding wharf space on the Halsey Street Extension Wharf. In order to facilitate the construction and operation of Base B, a 74m extension to the northern end of the Hobson Wharf is required. In order to accommodate the other five bases (C-G) on Wynyard Point, the area between Hamer Street and Wynyard Wharf across the ASB carpark, Stolthaven and BST industrial sites 24 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

30 will be utilised for the base buildings and associated yards and boat launching. To provide connectivity between the syndicate base buildings and the water loadout area, a section of Brigham Street will be stopped and incorporated into the base yard areas (seaward yards), which will extend out over Wynyard Wharf. The water space between Wynyard Wharf and Brigham Street will also be infilled for the event period. These seaward yards will be closed to the public for the duration of the event, but may be open to pedestrians outside of event mode. In addition, there will be four new breakwaters to provide suitably calm water conditions for the launching and retrieving of boats, and other marine infrastructure, such as pontoons and gangways, for support and visiting craft. All of the base buildings will be event related and non-permanent, with the only remaining modification being the Hobson Wharf extension, breakwaters and wave attenuation devices (refer to the extract from the engineering plans below). Plate 5: Wynyard Hobson Proposed Layout The proposed infrastructure, shown in Plate 5 above, provides facilities for all of the racing bases as follows (refer to the Engineering Concept Drawings prepared by Beca for a to scale drawing of this image): 1. A 74m northward expansion of Hobson Wharf to accommodate Base B; 2. The development of the ASB, Stolthaven and BST sites and adjacent Wynyard Wharf (involving temporary and permanent bridging of the water space) to accommodate temporary bases C, D, E, F and G; 3. Associated yards, movable cranes and yard fencing and facilities for all 7 bases; 4. The development of temporary water space berths for all 7 bases with mooring structures (pile moorings, floating pontoons and gangways) within the Outer Viaduct Harbour, along the western side of the Halsey Street Extension Wharf, and along the eastern side of Wynyard Wharf to accommodate supporting water craft (such as syndicate and emergency service and support boats); Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

31 5. The addition of breakwaters to the north-west of the Halsey Street Extension Wharf, to the south of Hobson Wharf and to the east of Hobson Wharf (to replace the Raupaki) and the east of Wynyard Wharf. 6. The addition of wave panels to support a more tranquil water environment and manage wave reflection; and 7. Services (e.g. water supply, wastewater, communications) and stormwater management for the new wharves and bases. Design Vessels There are a number of design vessels which the proposed works shall accommodate. The vessel groups are outlined below and further vessel details, including key dimensions, are provided in the AEE. AC36 Race Yachts The America s Cup racing vessels shall be berthed at the individual syndicate bases. The double bases will have two race boats; the single bases one race boat. Syndicates will also be accompanied by a number of support boats. Provision for Youth America s Cup series race yachts has also been provided. There will also be land based infrastructure within the yards and bases to assist with the removal of boats from the water. The most prominent of these will be the cranes that each base will require to lift the boats from the water and place them on movable cradle that allows them to be transported into the base sheds. Superyachts ETNZ have advised that between 3 and 5 visiting superyachts should be expected for each of the syndicate bases. Dedicated superyacht berths shall be provided in the Wynyard Wharf south water space and within the Outer Viaduct Harbour. Existing facilities in the Viaduct Harbour Precinct, Wynyard Precinct and Westhaven will also be utilised. J-Class Yachts It is intended that a number of J-Class yachts will also be present during the Event. At this stage, based on ETNZ advice, allowance has been made for eight J-Class yachts. The above activities will occur within the City Centre/General Coastal Marine Zones and the Wynyard and Viaduct Harbour Precincts. The proposal will also require various consents under the overlays and Auckland-wide provisions of the Auckland Unitary Plan. It is noted that a number of the proposed activities are permitted in some areas under the Auckland Unitary Plan, including marine and port activities (which includes storage, servicing, maintenance and repair of vessels) and these are outlined in detail in the planning AEE. Overall, the Wynyard Hobson proposal is considered to be a non-complying activity under the Auckland Unitary Plan. A full description of the proposed works is included within the engineering technical reports prepared by Beca and which accompany the AEE. Of particular importance to this assessment of landscape and visual effects is an understanding of the permanent elements - those that will be retained beyond the life of the event and 10 year consent period; the temporary elements those that will be removed immediately following an event, and the non-permanent buildings and infrastructure. In addition, public access, both during the event and after the temporary elements are removed, and specific design details that will assist to integrate the open space elements into this maritime setting, have been incorporated into the Wynyard Hobson Building and Public Space Guidelines document. On Wynyard Point, this will enable the long term plans for a public park and other development in line with the Waterfront Plan refresh 2017 to be developed, including additional public access to the waterfront and Headland Park after the temporary elements are removed. 26 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

32 Event Related (Non-Permanent) Elements New buildings and associated yards and other event related infrastructure (e.g. cranes, fences, pontoons and the like) on all bases will be related to the 2021 America s Cup regatta and any subsequent regatta and will be removed following the 10 year consent period or prior, depending on the outcome of the AC36 event and any subsequent defences or challenges made by ETNZ. The Proposal in its context is depicted in Figure 5: Wynyard Hobson Event Mode (in Part 1 of the UDLP document). Some of the other infrastructure, support buildings and amenity features will also be temporary and only in place during the Event, for example viewing platforms, stage areas and the like, as is common with other events on the waterfront such as the Volvo Ocean Race. The Volvo Ocean Race event layout is depicted in Figure 12: Auckland Volvo Ocean Race (in Part 1 of the UDLP document). Temporary event related structures are also likely to include handrails and safety from falling mechanisms associated with the predicted large number of spectators during peak times. In between events the areas that these are located on will be vacated for other public activities. The proposed Legacy Mode is depicted in Figure 6: Wynyard Hobson Legacy Mode (in Part 1 of the UDLP document). Permanent Elements The permanent elements will consist of the piled wharf extension to the northern end of Hobson Wharf, the four new piled breakwaters, wave attenuation devices, and 50% of the over water wharf infill platforms between Brigham Street and Wynyard Wharf. Breakwaters are to be designed to look similar to the existing northern end of Hobson Wharf (formerly referred to as the Harbour Edge Protection Wharf) and the return on the Western Viaduct Wharf by the entrance to Hobson Marina. Wharf structures will be made with reinforced concrete, with the breakwaters 10m wide, apart from the breakwater at the north-western end of the Halsey Street Extension Wharf which will taper from approximately 30m to 10m wide. All deck levels will be approximately 4.5m above the Chart Datum, with different reinforced concrete wave panels on the inner and outer face of the structures. Some areas may require permanent fencing to maintain safety from falling if new pontoons are retained below wharf level. Lighting poles at a height of approximately 8m, similar to the existing lighting on Halsey Street Extension Wharf, and the Western Viaduct Wharf, will be situated on the new wharf at a spacing to provide a safe illumination level across the structures. Power will be supplied by under-wharf cables. 9 Permanent public amenities such as new pedestrian promenades, cultural elements, observation areas, and the like will also be established as legacy elements. The proposal following the removal of the 7 bases and associated infrastructure, with the completion of the Wynyard Point Park and associated development is depicted in Figure 6: Wynyard Hobson Legacy Mode (in Part 1 of the UDLP document). Construction The construction methodology will be dictated by the contractor but it is anticipated to be over a period of approximately months, with a 24 hour, 6-7 days a week construction operation. The main construction elements are summarised below: 9 America's Cup Wynyard Hobson: Stormwater and Services, for Resource Consent Application prepared by Beca Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

33 Construction yards will be established within existing areas of Wynyard Precinct, such as existing carparks. Construction activities such as piling, dredging and wharf construction will be noticeable from a number of locations around the Freemans Bay area and in particular those nearby elevated locations. Once the wharf extensions are completed the buildings associated with the 2 Halsey Wharf extension bases would be constructed. This would result in a continuation of the previous activity but with the added visibility due to the 15m height of the structures proposed. Buildings within Wynyard Precinct can be constructed following ground preparation. Because of the need to have a 24/7 construction operation night time lighting will be required to carry out certain activities and is key to delivering the project within the timeframe available. New Public Access and Viewing Locations While the area immediately to the north and east of the ANZ Viaduct Events Centre on the Halsey Street Extension Wharf and the south-eastern end of Brigham Street will not be available to the public during construction and event periods, there are a number of additional public access opportunities provided with the proposal. These are as follows: (i) (ii) (iii) (iv) Approximately 3,300m 2 of public open space on the Hobson Wharf extension (around Base B), comprising a 10m wide walkway to the north and a 5m wide walkway to the west, and a larger triangular shaped area (up to 30m wide) on the eastern side of the wharf beyond the Maritime Museum. This area will also include a 35m long 10m wide breakwater to the east and a 10m wide breakwater as a return to the south of Hobson Wharf which will also be available for public access. These areas will provide opportunities to view boats coming to and going from the Viaduct Harbour and to interact and view the Base B syndicate. Approximately 1,500m 2 of additional public open space at the northern end of the Halsey Street Extension Wharf which includes a 10m wide,72m long breakwater. A 10m wide, 81m long breakwater on Wynyard Wharf, which can be accessed by the public at times when ships are not berthed at the northern end of Wynyard Wharf. At certain times, when the Wynyard bases are not in use, the seaward yards along Wynyard Wharf may also be opened for public pedestrian access. These public areas will connect to and complement the existing coastal edge public access and promenade areas as depicted in the image below a plan of which is included in Part 1: Urban Design of the UDLP document. 28 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

34 Design Elements, Features and Mitigation Measures Buildings and Open Space Architectural drawings, prepared by Moller Architects, have been prepared which show a modulated building design with façade treatment which responds appropriately to public open spaces. In order to ensure that the design elements and features of the proposal are well integrated in to this waterfront setting a set of design guidelines have been prepared and incorporated in to the proposed Conditions of Consent. A copy of the proposed Wynyard Hobson Building and Public Space Design Guidelines are attached as an appendix to the Urban Design Assessment report prepared by McIndoe Urban. The guidelines apply to building materiality, detail facade treatment, yard and signage design where the bases are designed in accordance with the architectural drawings. The resource consent conditions also provide for a departure from the approved architectural drawings for Bases B G within the parameters of the approved 15m maximum building height envelope height and the identified Building Footprints as shown on the architectural drawings, subject to the design being in accordance with the full range of matters addressed in the guidelines. The guidelines also address the interface with and design of the public open space areas surrounding the bases. The guidelines acknowledge that should the architectural designs for the bases prepared by Moller Architects require amendment they will be prepared within the parameters of the consented building envelopes encourage innovative and imaginative design solutions that satisfy the design brief and the requirements of the Unitary Plan. Similar care and attention is required with the open space around the bases and hardstands. An indicative layout is provided with the application (Figure 5: Wynyard Hobson - Event Mode) with conditions proposed to ensure the final design take account of all relevant considerations. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

35 In summary, the design criteria applicable to the alternative landward bases and surrounding open spaces seek the following: Development of a unifying public realm concept integrated with the wider Event area and Wynyard Precinct. Provision of interactive frontages to streets and publicly accessible wharf spaces to an extent that is consistent with the: o o o internal functions of each base, status, prominence and function of the adjoining space; and safety and security requirements and functional need of marine and port activities. Provision of passive surveillance. Architectural design which reduces the apparent bulk of each base and contributes to visual interest. Provide a consistent and coherent approach to team branding to assist legibility of the team bases and expression of the America s Cup as a major international event. Develop a unifying design strategy for treatment of the eastern facades to respond to the prominence in view from North Wharf. Achieve a scale transition at the south end of Base G, providing an active frontage to North Wharf. Recognise that Hamer Street will continue to be used for industrial activity for the duration of the event with appropriate alternative provision made for pedestrian use and activity Wharf Structures In addition to the architectural design and associated guidelines, which deal with the on wharf structures and activities, it is also important to note that the face of wharf structures associated with the Hobson Wharf extension are designed to maintain the distinctive characteristics of the existing wharves in the area (refer to Plate 8 below). These include the following as depicted in the Beca Wave Panel Layout Drawing 10 : No wave panels on the northern edge of the Hobson Wharf extension, with a new wave panel set within the new wharf structure New wave panels set alongside the western and southern two-thirds of the eastern edge of Hobson Wharf. Three options have been included for the design of these panels as depicted in the Beca drawings. New wave panels set along both sides of the four proposed breakwaters. Concrete piles on the Hobson Wharf extension set back behind timber piles to maintain the look and feel of the established wharves in the area. A minimum 800mm wharf deck overhang to ensure that there is a sufficient shadow beneath the wharf to assist in reducing the prominence of the outer wharf edge. 10 Americas Cup Wynyard Hobson Engineering Drawings (Beca) Drawing 9 Rev A. 30 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

36 Materials such as capping beams, fendering, bollards and other wharf furniture that are consistent with those in the Outer Viaduct Harbour. The design of the infill of Wynyard Wharf will be consistent with the existing wharf. Plans for the legacy public space areas atop this structure will be prepared in due course, with a requirement that half of the infill will be removed as part of the future redevelopment. Plate 8: Typical wharf edge detail note concrete pile set behind breastwork Lighting Lighting poles with streetlight luminaires (zero tilt), at a height of approximately 8m will be situated on the Hobson Wharf extension, at the northern end of the Halsey Street Extension Wharf and the southern end of Wynyard Wharf at a spacing to provide a safe illumination level across the structures, similar to the existing lighting on Halsey St Extension, Western Viaduct and Hobson Wharves. Zero tilt is when the luminaire is situated parallel to the ground, with all light projected below the horizontal plane. The new lighting will be designed in accordance with Crime Prevention Through Environmental Design (CPTED) principles and consistent with E General Standards in the Auckland Unitary Plan Operative in Part Rules as applicable (Lighting Category 2 Low brightness for the Coastal Marine Zone). Power will be supplied by under-wharf cables. The Event lighting details are yet to be developed at this stage of the project, however it is assumed that this will be similar in principle to that of the 2018 Volvo Ocean Stop Over, except that unlike the Volvo event the Event will in the main be during daylight hours. It is expected that entertainment events will take place at primary entertainment areas (which are likely to include the Eastern Viaduct, Te Wero Island, the Western Viaduct Wharf, North Wharf, Jellicoe Street car park Silo Park (and its expansion to the north) and the proposed public open space area between Hamer Street and the Bases C-G) during the hours of 7am 10pm. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

37 Temporary feature lighting, big screens, and lighting for hospitality areas are also expected to be located in the primary entertainment areas, similar to the Volvo event as depicted in Figure 10: Auckland Volvo Ocean Race in Part 1 of the UDLP document. The temporary feature lighting (i.e. all light may not necessarily be projected below the horizontal plane) is expected to be used at specific, limited times during the event and also to have controlled beams, limiting light to the particular illuminated feature/effect. The additional event lighting will be designed in accordance with CPTED principles and consistent with E General Standards in the Auckland Unitary Plan Operative in Part Rules as applicable. All temporary additional event lighting will be shut off each night by 10pm. The event lighting will be covered in the Event Management Plan. Natural Character Effects Definition of Natural Character Natural character is not defined in the RMA nor in the NZCPS. However, a definition was formulated in a workshop held by the Department of Conservation ("DOC") in August 2011, 11 which discussed the definition of natural character in order to prepare guidance on policies 1, 13 and 14 of the NZCPS. The definition built on a previous definition from the Ministry for the Environment and was largely agreed by the attendees. 12 It is now included in the NZCPS 2010 Guidance Note for Policy and states: Natural Character is the term used to describe the natural elements of all coastal environments. The degree or level of natural character within an environment depends on: 1. The extent to which the natural elements, patterns and processes 14 occur; 2. The nature and extent of modification to the ecosystems and landscape/seascape; 3. The degree of natural character is highest where there is least modification; and 4. The effect of different types of modification upon natural character varies with context and may be perceived differently by different parts of the community. 15 The above definition is useful for understanding the concept of natural character, however it does not clearly outline how natural character relates to landscape in practice. To this extent, this assessment is based on natural character being the level of actual (abiotic and biotic) or perceived (perceptual and experiential) "naturalness" within a geographical area and is a part of the landscape. To this extent, judgements made in relation to the changes to the actual (abiotic and biotic) naturalness, are based upon the knowledge of a landscape architect, without having been informed by any natural scientists, which may identify other aspects relevant to a change in the area s actual naturalness. 11 Natural Character and The NZCPS 2010, National Workshop - Summary of Discussion and Outcomes, Convened by The Department of Conservation, 2 August Attendees included landscape architects, DOC and local authority personnel, and other environmental practitioners. 13 NZCPS 2010 Guidance note Policy 13: Preservation of natural character. 14 For the purposes of interpreting the NZCPS 2010 Policy 13.2, 'elements, patterns and processes' means: biophysical, ecological, geological and geomorphological aspects; natural landforms such as headlands, peninsulas, cliffs, dunes, wetlands, reefs, freshwater springs and surf breaks; and the natural movement of water and sediment. 15 NZCPS 2010 Guidance Note Policy 13: Preservation of natural character, Department of Conservation, page Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

38 The concept of "naturalness" was discussed within the Mackenzie District Plan Change 13 appeal decision 16 and the Port Gore Mussel Farm decision 17, with the latter stating: a scale of naturalness of habitats is not the same as a scale of naturalness of landscapes or natural character of the coastal environment. Both decisions acknowledge that naturalness exists on a spectrum from pristine to highly modified, and that the level of naturalness found within an area is defined by the level of indigenous nature (i.e. natural science factors) as well as perceived nature (i.e. perceptual and experiential components) and that neither should be given undue weight over the other. In summary, the level of natural character (or naturalness) varies within each landscape (on a naturalness continuum) and is the result of the combined levels of indigenous nature and perceived nature. These are typically defined by the extent to which natural elements, patterns and processes occur and are legible, and the nature and extent of human modifications to the landscape, seascape and ecosystems. In relation to assessing the effects on the natural character of an area, this assessment is based on judgments which concern the degree to which a proposal alters the level of naturalness of the abiotic, biotic and / or perceptual attributes of both the marine and terrestrial area within the coastal environment. The scale of the proposal and the context within which it will be located is important in relation to this, and ultimately the highest degree of natural character (greatest naturalness) occurs where there is the least modification (i.e. areas unaffected by obvious human influence). Effects on Natural Character of Freemans Bay and Waitematā Harbour As outlined in Section 3.3 above there are no HNC or ONC areas within the area surrounding the proposal and the coastal edge (wharves and breakwater structures) and reclaimed land based elements, patterns and processes are highly modified. There are no remnants of naturalness (abiotic, biotic or perceived) associated with the land. Any perceived naturalness is derived from designed open space and plantings associated with the various small parks in the area, although these are clearly not naturally occurring. While the coastal edge is also highly modified the interaction with the water does provide a level of naturalness although on a naturalness continuum this is also considered to be at a more modified level. The proposal will utilise approximately 7,500m 2 of the Freemans Bay water area for piled wharves and breakwaters. There will also be a number of pontoons to provide berthage for a range of vessels. These methods of construction will avoid any further reclamation in to Freemans Bay. The proposal will reduce the wave action within the newly created Wynyard Wharf south water space due to the proposed breakwaters, and this will result in a stillness across the waters of this basin space which would be similar to the Outer Viaduct Harbour. The valuable characteristic, as listed above, of the interacting tides with the shoreline will remain unchanged and this characteristic (i.e. the rising/falling tides), may be more legible via the tidal movements of the vessels and structures. Furthermore, the calmed water may be seen as an amenity attribute. As a result of the design, and particularly its footprint, this assessment finds that the proposal will have a very low adverse effect on the actual (abiotic and biotic) level of naturalness within Freemans Bay. This finding is because the new wharf and breakwater piles, and alternating alignment and/or perforated wave panels along the wharf frontage, will be consistent with the 16 High Country Rosehip Orchards Ltd v MacKenzie District Council Port Gore Marine Farms v Marlborough District Council [2011] NZEnvC [2012] NZEnvC 72, paragraphs Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

39 existing structures in the area. In addition, there will only be a small change to the water conditions which is consistent with a calm sea. Development within the immediate and visible context of the coast can alter people s perception of an area s natural character. In this regard, the proposed development will add additional man-made structures in the coastal environment, increasing the scale and intensity of maritime activities around the current Freemans Bay area, although this is consistent with other built elements within the city waterfront and Viaduct Harbour / Wynyard Wharf Precincts. This change will be noticeable (from certain locations) via the visible Hobson Wharf extension, the construction of 6 team bases with their purpose built sheds (with an internal boat working area, sail loft, administration offices, entertainment area and shop), and associated outdoor yards, the increase in the number of vessel numbers within the harbour / basins, the change to public access, and the partial obscuring of certain views to Freemans Bay and the Waitematā Harbour. As outlined in more detail in sections 8 and 9, these elements will be visible from a number of viewing locations and to a range of viewing audiences, and the introduction of the facilities will alter the character of the immediate surroundings - albeit in a manner which is consistent with the marine / coastal environment, and to a large extent its existing mooring use. Whilst Freemans Bay is heavily influenced by a number of human modifications the result of the proposed change will be a small reduction in the perceived natural character of the immediate bay area. This assessment therefore finds that the proposal will have a low adverse effect on the perceived level of naturalness within Freemans Bay and the Waitemata Harbour for the duration of the event and following removal of the bases and associate infrastructure at the end of the 10 year consent period. Summary of Natural Character Effects In summary, this assessment finds that the proposed wharf extensions and proposed buildings associated with the Event within Freemans Bay and surrounding waters would have: Very Low adverse effects upon the actual (abiotic and biotic) level of naturalness area as a result of the introduction of new wharf and breakwater piles, and associated wave panels and pontoons, and the change in water movements through the Freemans Bay and Wynyard Wharf south water space; and Low adverse effects on the perceived level of naturalness within Freemans Bay for the duration of the event and following removal of bases B-G. Landscape Effects Introduction Landscape effects result from natural or induced change in the features or overall character of the landscape. Usually these are the result of landform or vegetation modification or the introduction of new structures, facilities or activities necessary to facilitate a proposal. Landscape effects can occur without being seen by a viewing audience. Landscape character is the distinct and recognisable pattern of elements that occur consistently in a particular landscape. It reflects particular combinations of geology, landform, soils, vegetation, land use and human settlement. In assessing the significance of landscape change, it is necessary to consider the values associated with or derived from the landscape (e.g. its biophysical, sensory and associative 34 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

40 values), the susceptibility of these to change, and the type and level of change proposed. The level of change, with regards to this proposal, accounts for not only the physical change (i.e. the wharf and breakwater structures and buildings / base infrastructure), but also the varying levels of activity, which include likely variances in the overall numbers of vessels and public access at any given time. Development of the site cannot be accommodated without a change to the existing configuration of the urban landscape/seascape character. This will always be the case where development is proposed within a part of the CMA that is either undeveloped or developed but at lesser intensity. Having accepted that there will be a change to the existing landscape character of the area, further landscape effects depend on two main factors: The effect on any landscape features of value within and around the site (Freemans Bay, Viaduct Harbour, North Wharf, Wynyard Wharf and Westhaven); The effect on the wider landscape and seascape character, i.e. how well can the development be integrated into the wider coastal urban landscape. It should be noted that: The Wynyard Precinct provisions provide for new buildings on the Western Viaduct Wharf, which is in the Coastal Marine Area, as a Restricted Discretionary activity. The maximum height limit is 15m above wharf deck level, buildings or structures must not locate within a public accessway of 10m around the southern edge of the wharf. The Wynyard Precinct provisions provide for new buildings on the existing Halsey Street Extension Wharf, which is in the Coastal Marine Area, as a Restricted Discretionary activity. The maximum height limit is 15m above wharf deck level, and buildings or structures must not locate within a public accessway of 10m around the edge of the wharf. New buildings must also be located within the building platform area specified in AUP I Wynyard: Precinct Plan 1, and shall not cover more than 60 percent of the building platform area. The Wynyard Precinct Provisions provide for new buildings on the ASB, Stolthaven and BST sites as a Restricted Discretionary Activity. All sites sit within the Wynyard Precinct's identified sub-precinct-f, which provides a 27m height limit for the majority of the land within it. However, a 15m maximum permitted height also applies to the part affected by indicative road, and any breach of this will require a discretionary activity resource consent. Effects on the Landscape Values Landscape Features and Elements As outlined in Section 3 above, the most valuable landscape features within the Freemans Bay and Viaduct Harbour / Wynyard Precincts are the designed areas of open space associated with the parks and plazas in the area (Silo Park, Karanga Plaza and Waitematā Plaza); the continuous public access around the water s edge; the characteristic built features of the historic Te Wero lifting bridge, the Wynyard Crossing bridge; and the many and varied vessels that are moored in the water space. The proposal will not affect these features but will provide additional public open space complementing the existing areas, and add some additional berthage and mooring for boats. The main change will be the Hobson Wharf extension and associated temporary building which will alter the setting of some of these features and create more of a sense of enclosure from a limited number of locations along Princes Wharf and to the south with the Viaduct Harbour Precinct. Following removal of the Base B base building, additional public open space will be provided on the Hobson Wharf extension and the current open view to the north-east will be restored. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

41 The removal of the Pohutukawa from the Brigham Street verge and some of those along Hamer Street will remove some semi-mature single vegetative elements in this area but an arboricultural assessment of these has found that many are in poor / fair condition. One of the trees (Myrtle Willow) will be retained at the southern end of Hamer Street. Resource consent has been sought as a precautionary step for removal of one of the Pohutukawa on Hamer Street, however it has been identified as a "possible retention" subject to design investigation as to whether the location, gradient and levelling of the proposed footpath can be manoeuvred around the trunk. While removal of the larger trees within Brigham Street and Hamer Street will reduce the vegetative cover within this industrial area they are very likely to require removal as part of the long term development of Wynyard Point. In addition, the area to be redeveloped as publicly accessible open space to the west and south of cup Bases C- G will provide for new planting in this area while these temporary buildings are in place. The overall level of change to the setting as a result of these additional built elements will be moderated by association with the America s Cup and the activity that surrounds this event, including the array of new vessels that will be moored in the water space and the excitement and opportunities to engage with such an international fixture. Due to this any adverse effects upon the value of these features (by way of changes to their setting) is considered to be low to very low Recreational Effects and Opportunities As mentioned above this area includes a number of features which are valued for their contribution to, or facilitation of, recreational activities. This includes such things as the existing charter boats, seating areas and water access steps all of which will remain physically unaffected by the proposal. Conversely, there will be a range of new public facilities associated with the America s Cup, which will support additional recreation opportunities, hospitality and entertainment throughout the area. The proposal to allow public access to the Hobson Wharf extension and four new breakwaters will also introduce a new location for viewing the bay and wider harbour area as well as providing additional recreational and fishing spots. The expansion of Silo Park and the landscape area along Hamer street will also provide additional opportunities for recreation and amenity. More generally, the proposal will complement the existing nature of the North Wharf / Silo Park / Freemans Bay / Wynyard Precinct character; one which already features a range of activities that experience change on an hourly, daily, weekly and monthly basis. This changing level of activity will also be evident across the proposal, with the five bases enabling a number of vessels in the area to come and go with activity visible within the base yards and access provided to hospitality areas along Hamer Street and the south bound lane bordering the western side of the Wynyard Point bases, creating a constantly varying scene. This is considered to have up to a Moderate-High beneficial effect upon the recreational values of proposals landscape context Landscape Character Effects Due to the highly modified landscape character of the base sites and surrounding Wynyard Point area and in particular the dominant industrial nature of the Stolthaven and BST sites, (and transition to five Americas Cup sheds and associated yards and boat storage and manoeuvring areas) it is considered to result in a beneficial effect. In relation to the wider Waitematā Harbour the broad landscape effects will be as a result of the change to the eastern side of Freemans Bay in an area adjacent to the existing Maritime Museum. While the Base B building will alter the scale and existing character of this area it is associated with the Event and is for a maximum period of 10 years. In 36 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

42 relation to this it is considered that the effects on the landscape character and the relationship between the Viaduct Harbour Precinct, Freemans Bay and the Waitematā Harbour will have an overall Low adverse effect both during and following the event and the removal of the buildings on Bases B-G. In relation to the City Centre area to the south of the Viaduct Harbour Precinct it is considered that due to the range of built elements within this area of a similar scale, the proposal during event mode would have a Very Low adverse effect on the landscape character of the area. Summary of Landscape Effects In summary, this assessment finds that the proposed wharf extensions, and associated cup facilities and infrastructure would have: Low to Very Low adverse effect on the landscape features, within Freemans Bay, Viaduct Harbour and Wynyard Wharf area any effects would result from a small change to the settings of these features; Up to a Moderate-High beneficial effect upon the recreational values of Freemans Bay, Viaduct Harbour and Wynyard Precincts, via the introduction of new publicly accessible amenities, and the provision of infrastructure and facilities associated with the America s Cup; Low adverse effects upon the wider character of Freemans Bay and the Waitematā Harbour; and Very Low adverse effects in relation to the character of the City centre beyond the Viaduct Harbour Precinct. Visual Amenity Effects Visual effects result from changes to specific views and the visual amenity experienced by people. The level of change must be considered in relation to the sensitivity of the viewing audience, when evaluating the significance of an effect. The sensitivity may be influenced by a number of factors, which include but are not limited to: the number of people who may see the proposal; the reason for a viewing audience being at the viewpoint or looking at the view; the existing character and values of the view, the viewing distance and the duration when the proposal may be seen. The change in relation to this proposal would derive from the introduction of new elements into views, potentially detracting from the existing features and character, and potentially limiting the range of visibility to more distant features. 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, and 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. The aim is to provide a high amenity environment through appropriate design outcomes that can provide an adequate substitution for the currently experienced amenity. Specifically, in relation to this proposal, change would derive from: (i) The extension of Hobson Wharf north into Freemans Bay, the associated installation of 10m wide piled breakwaters and pontoons, and the construction of a double base (with associated building and yard) on this expanded wharf area for the 10 year life of the Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

43 Event consent, along with the creation of public access around the edges of the wharf extension and breakwaters. (ii) A 39m northerly extension to the Halsey Street Extension Wharf with a connecting 10m wide breakwater, which will also be available for public access. A secure yard to the north and east of the ANZ Viaduct Events Centre to service a base within the existing building. (iii) The removal of the Stolthaven and BST industrial activities, covering parts of the water space between Wynyard Wharf and Brigham Street and closing the southern part of Brigham Street to provide for five base buildings and associated yards; and the construction of a 10m wide piled breakwater. The creation of an approximate 2280m 2 area of public open space that extends Silo Park and opens up a new area of Hamer Street to public access and use. (iv) The installation of mooring piles, pontoons and gangways to provide infrastructure for the race boats and other craft. As outlined above a comprehensive Architectural Drawing Package has been prepared by Moller Architects for each of Bases A-G. These have been drawn to be consistent with the Wynyard Hobson Building and Public Space Design Guidelines. Sketch designs and perspectives are also depicted in the Architectural Drawing Package accompanying the application. These designs have been modelled using Sketchup software and are the basis for the Proposed Event (Regatta) simulation views as outlined and referenced below. Method The viewing nature and quality of the view from the 12 public viewpoints was assessed during an initial site visit on 22 November A number of follow up visits have occurred to take additional photography and to survey the area in various tide times and in different weather conditions. This included a visit to the Princes Wharf apartments and The Point apartments on 19 th December A sequence of photographs has been taken at each viewpoint using a Canon 6D camera (50mm Lens) - these photographs were then stitched together using PTGui software to form a panoramic image. These panoramas have then been used to form the basis of a series of photographs and visual simulations which show, across a number of images, the appearance of the proposal. The final images of the visual simulations are presented in the attached figures as a sequence of images for each viewpoint, these are: 1. The existing view (at an angle of 90 or 65 ) orientated directly at the development area; 2. The simulated view of the proposal during Regatta event times; and 3. The simulated view post event, after 10 years (Legacy), and following removal of the yard infrastructure associated with Base A, buildings and yards on Bases B-G, and associated mooring piles, pontoons and gangways. It is also important to note that the visual simulations have been produced and formatted in line with best practice guidelines 18, which sets out the formula for calculating the appropriate image reading distance. Viewpoint Assessment The following tables provide a description of the likely visual effects in relation to the fifteen assessment viewpoints identified in Section 3 above (and the supporting views and simulations which are attached in Figures VP2A to P5B in Part 2 of the UDLP document). The Event mode 18 Best Practice Guide, Visual Simulations BPG 10.2, New Zealand Institute of Landscape Architects 38 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

44 simulations have been rendered utilising a 3-D Sketchup model prepared by Moller Architects. The tables describe the following: the location of the viewpoint; the date/time and tide at the time of the photography; the figure number reference in Part 2 of the UDLP document; the distance to the proposal and the direction of the view; a brief description of each viewpoint s location with an overview of the audience represented by the viewpoint; a description of the current view, its key characteristics and features, and sensitivity to change; the key changes to the view through implementation of the proposal, including the magnitude of change: and a visual effects rating both during events (Regatta) and following events (Legacy Mode). In analysing the sensitivity of the viewing audience, and the magnitude of change (within the context and extent of each view and the wider coastal urban setting), the quality, use and appropriateness of the proposal are all key in determining the visual effects from each location. In addition, an understanding of the wider uses and view opportunities within the Viaduct Harbour and Wynyard Precincts are important in determining the overall visual effects of the Wynyard Hobson proposal. In assessing the overall visual effects of the proposal locations, other than the specific viewpoints simulated and assessed below, have been considered. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

45 Viewpoint 2: Waitematā Plaza Photo Date/Time 22/11/ am Tide HT 10.53am 3.1m LT 4.47pm 0.8m Figures VP2A/VPB Distance to Proposal 366m Direction of view North Location and Audience This viewpoint is located adjacent to a seating area in Waitematā Plaza. Waitematā Plaza is a popular waterfront public space located on the Viaduct Harbour Precinct promenade and contains interactive sculptures, lawn and seating areas for people to recreate in. The location is representative of these users and those pausing on the adjoining walkway to view the boats and inner harbour area. It is also representative of the views from the lower level apartment within the ground level Point Apartments on the northern side of the building. Current View (Key Characteristics and Features) The current view is framed by the Park Hyatt Hotel (under construction) and ASB building to the west and PWC Tower to the east. The view contains a lot of interest for people with the foreground boats being a particular feature of the view. The Inner Viaduct Harbour is partially visible and this strengthens the relationship with the water and the maritime location. Beyond the Inner Viaduct Harbour is Te Wero Island and Eastern Viaduct (with boats moored on each side) and then the outer harbour which is not visible apart from any larger boats and their masts berthed on the Halsey Western Viaduct Wharf. Beyond this is the North Shore where elements such as the high-rise buildings and more elevated land areas are partially visible at a distance of over 2.5kms away. Key Changes Resulting from the Proposal The proposed building on Base B would be visible beyond the foreground boats and masts and would be seen in the middle ground of the view. Visually it would read as an extension of the Maritime Museum. Due to the complex foreground and activity masking much of the building, the building and other elements (e.g. yard fencing and crane) would not be prominent in the view. The existing view and relationship with Freemans Bay, the Waitemata Harbour and North Shore remain through the boats moored in the Viaduct Harbour and across the Western Viaduct Wharf. Based on the existing configuration of moored boats the overall magnitude of change is considered to be Low for the time the Base B building with no visual change following removal of the Base B building. In relation to the limited complexity of the foreground view, the range of inner harbour views obtainable and the limited visibility of the proposal the visual effects are considered to range from Very Low adverse to Neutral from this location. Visual Effects During Event Period Visual Effects Following Events Very Low adverse Neutral 40 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

46 Viewpoint 3: Princes Wharf NW corner deck level Photo Date/Time 02/02/ am Tide HT 2.58pm 2.79m LT 8.47pm 0.95m Figures VP3A/3B Distance to Proposal 201m Direction of view South-west Location and Audience This viewpoint is located on the north-western corner of Princes Wharf. It is representative of members of the public who walk out to the end of or around the wharf and stop to enjoy the view west towards the Harbour Bridge and north towards Bayswater. The view is expansive and extends from the Sky Tower and Hobson Wharf to Stanley Point. Current View (Key Characteristics and Features) The existing captured view extends from the edge of the Maritime Museum around to the Auckland Harbour Bridge. Within this context the water element within Freemans Bay is edged by Hobson Wharf, Halsey Street Extension Wharf, Western Viaduct Wharf and Wynyard Wharf. Beyond these edges are a range of built elements of which the Maritime Museum, ANZ Viaduct Events Centre, ASB and the Tank Farm are most prominent. Distant partial views to elevated areas of St Marys Bay and the Ponsonby Ridge are afforded above the expanding Wynyard Precinct development. Key Changes Resulting from the Proposal The proposed wharf extension and building on Base B will appear in the foreground of the view and extend the built edge approximately 75m closer to the viewpoint. While the building will be at a similar height to the Maritime Museum, due to its closer location it will appear slightly larger in the view and more visually prominent located 10-30m from the edge of the wharf extension. During construction, there would be cranes extending up above the buildings. These would be a similar in height to that on the Raupaki which would need to be removed from its present location to provide for the proposed new breakwater. During events, the outer edge of the Hobson Wharf extension would be available for public access enlivening this water s edge. Due to the angle of the view the building on Base B would restrict views through to the buildings in the background (e.g. Park Hyatt). To the right of the Base B building the external yard of Base A would be visible in the middle ground of the view and beyond this the breakwaters and buildings on Bases C-G would be visible in the background. Following events and the 10 year consent timeframe the new buildings and associated infrastructure on Bases A-G would be removed leaving the Hobson Wharf extension as a permanent feature of the view. The overall magnitude of change from this location is considered to be Moderate, reducing to Low following removal of the buildings on Bases B-G. In considering the wide and expansive view obtainable form this location, the spatial and design relationship of the Base B building to those existing within the Maritime Museum and beyond the visual effects are considered to range from Low to Very Low adverse from this location. Visual Effect During Event Period Visual Effects Following Events Low adverse Very Low adverse Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

47 Viewpoint 4: Princes Wharf North-West corner public viewing deck Photo Date/Time 22/11/ am Tide HT 10.53am 3.1m LT 4.47pm 0.8m Figures VP4A/4B Distance to Proposal 200m Direction of view South-west Location and Audience This viewpoint is located on the north-western corner of the Prince Wharf public viewing deck. This deck is open to the public during limited hours but is not widely known or used by the public. The view is also representative of office workers in this level and some apartments at the northern end of Shed 24. The view is expansive and extends across to the North Shore and around to Freemans Bay, where the proposal is located. Current View (Key Characteristics and Features) The existing view contains a foreground of water backdropped by Hobson, Halsey and Wynyard wharves with their attendant building / structures Maritime Museum, ANZ Viaduct Events Centre and Tank Farm, with the ASB and Park Hyatt Hotel (under construction) visible beyond. At this elevation, more of the distant views of buildings on the Ponsonby Ridge are also visible. The Harbour Bridge is a key feature of the view from this location. Key Changes Resulting from the Proposal From this location, the Hobson Wharf extension will be obvious and reduce the amount of water visible in the foreground of the view. During construction of Base B there will be cranes and gantries in place and these works would be clearly seen from this location which could become a good vantage point for these activities. Beyond Base B the construction of the breakwaters, alterations to the ANZ Viaduct Events Centre and buildings on Bases C-G would be visible in the middle ground and distance. Once complete, Bases B will be seen in the context of the Maritime Museum in the foreground of the view across the Freemans Bay water space. Other new base buildings (C- G) would be seen in the context of the Tank Farm on Wynyard Point. As with VP4 the Park Hyatt building and some others within Wynyard Quarter would be obscured by the Base B building. From this location, more of the wharf deck on the extension would be visible than in VP3 due to its slightly higher elevation. During the Event, this Princes Wharf viewing deck would provide a good location to witness the boats leaving for the race course and returning to base. Following the removal of Base B, the Hobson Wharf extension will be seen as a flat surface which can be used for a variety of other temporary events e.g. Volvo Ocean Race/ Maritime Museum events. In future times, there will also be boats moored alongside resulting in a similar scene to that which exists in the wharves at present, albeit 74m further out into Freemans Bay and closer to the viewpoint. In the distance, the removal of Bases C-G will provide for the development on Wynyard point which will slowly change as development and new public open space areas proceed. The major change long term would be the Hobson Wharf extension. The overall magnitude of change during the 10-year consent period is considered to be Moderate reducing to Low following the event period and removal of Bases B-G. While the visual effects are considered to be the same as VP4 during the period of the event period the long term effects of the wharf would remain Low adverse due to the slightly higher elevation which results in a greater area of visible wharf deck. Visual Effects During Event Period Visual Effects Following Events Low adverse Low adverse 42 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

48 Viewpoint 5: Princes Wharf Outside Euro Restaurant Photo Date/Time 22/11/ am Tide HT 10.53am 3.1m LT 4.47pm 0.8m Figures VP5A/6A Distance to Proposal 140m Direction of view North-west Location and Audience This location is outside Euro Restaurant and is representative of views for the general public promenading around Prince Wharf and those eating outside at Euro. Current View (Key Characteristics and Features) The existing view is across the narrow (70m wide) water space to Hobson Wharf and the Maritime Museum. The view opens up towards the north along the alignment of Princes Wharf to the Waitemata Harbour with Bayswater and the North Shore visible in the distance. The Sir Peter Blake Legacy building and the Raupaki (lifting barge) with its distinctive crane are dominant elements in the view. The Raupaki is permanently located to provide protection from waves to the boats moored alongside Hobson Wharf. Large vessels are sometimes moored along this western side of Princes Wharf including Navy ships and the Spirit of NZ. These provide additional foreground interest and may obscure views out to the harbour. Key Changes Resulting from the Proposal The Raupaki will be removed and Hobson Wharf extended along the same alignment as the existing wharf to provide for Base B and the surrounding public open space. There will also be a breakwater extending perpendicular to the wharf some 35m towards Princes Wharf, to a similar outer extent as the Raupaki. This breakwater and the wharf extension will contain wave panels which will be visible apart from at high tide where the gap between the top of the wave panels and the underside of the structure will create a shadow beneath the breakwater. During construction, the works will be within 100m of this viewpoint location and it is likely a crane will be seen similar in scale to the Raupaki. During event times, the public area to the west and north on the wharf extension is likely to be active, particularly during race days. Following the event, Base B building and yard will be removed and become available for public access, expanding and enhancing the use of Hobson Wharf and its extension as a waterfront public space. The wharf edge and breakwater will also be available for berthing of boats. The overall magnitude of change during the Cup events, while the Base B building is in place, is considered to be Moderate and following its removal Low as the view will be similar to the existing. Given the nature and extent of the view for diners and walkers, the permanent removal of the Raupaki and the physical and design relationship of the base B building to the Maritime Museum the visual effects are considered to be Very Low adverse. Visual Effects During Events Visual Effects Following Events Low adverse Very Low adverse Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

49 Viewpoint 7: Eastern Viaduct Photo Date/Time 04/12/ am Tide HT 8.28am 3.4m LT 2.27pm 0.4m Figures VP7A/7B Distance to Proposal 175m Direction of view North-west Location and Audience This viewpoint is located on the Eastern Viaduct, west of the Maritime Museum entrance, adjacent to the railing which edges the Outer Viaduct Harbour. The view is representative of the public who promenade across the Eastern Viaduct towards Te Wero and North Wharf who may stop to look at the boats or between them towards the end of Hobson Wharf and the Western Wharf Extension. Current View (Key Characteristics and Features) The existing view is a dynamic one with boats coming and going from their berths. In many instances boats obscure the view to the outer wharves and any glimpses that may be afforded to the North Shore landform and beyond. As this is not an identified static viewing location the viewing audience tend to be either strolling, walking / jogging or cycling past this location or waiting to board one of the vessels moored alongside. Key Changes Resulting from the Proposal The proposed building on Base B on the Hobson Wharf extension will further enclose the eastern part of the view towards and just beyond the outer end of the Maritime Museum. This would provide a more defined fore-ground backdrop to the existing boats and activity in the immediate foreground. The view across the Western Viaduct Wharf will retain its more open nature when gaps between the moored boats appear. While the building will at times be quite prominent from this area it and the more open part of the view will often be obscured by boats and vessels within the harbour (including the J-Class yachts and America s Cup vessels) as is the current situation. During construction, there would be cranes and other activity along the western side of Hobson Wharf that would be clearly visible from this location although this would likely provide interest to those passing by. Following construction and during events the buildings and other elements of livery and signage / banners / flags and the like would enliven the view. It is also likely that other event related structures and facilities will be provided on the Eastern Viaduct and Western Viaduct wharves altering the character of the area surrounding this view point location. Following events and the 10-year consent period, Base B would be removed and the more permeable view would be restored between the Maritime Museum and the ANZ Viaduct Events Centre building, with the fishing boats and other activities restored to the Outer Viaduct Harbour. The overall magnitude of change during the 10-year consent period is considered to be Moderate. Beyond this period, the magnitude of change from the wharf is assessed as Low, with little change to the existing visual character or amenity of this part of the waterfront. With the Base B building relating closely to the maritime buildings, by providing a sense of enclosure and quality built element to this part of the Outer Viaduct Harbour, the visual effects are considered to range from Low adverse during the event period to Neutral once the perpendicular pontoons and moored boats are returned to the foreground of the view. Visual Effects During Events Visual Effects Following Events Low adverse Neutral 44 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

50 Viewpoint 8: Wynyard Crossing Bridge Photo Date/Time 28/11/ pm Tide HT 3.21pm 2.8m LT 8.50am 1.0m Figures VP8A/8B Distance to Proposal 275m Direction of view North-east Location and Audience This viewpoint is located in the centre and highest point of the lifting bridge which separates the inner and outer Viaduct Harbour. This is one of the few locations along the major eastwest promenade from where relatively unencumbered views out to the landform features of Rangitoto are afforded. People are generally moving across the bridge in a westerly or easterly direction but many do stop briefly to enjoy the view both into the Inner Harbour and out across the Western Viaduct Wharf and beyond. When the buzzer sounds for the bridge to be raised to enable a boat to pass, pedestrians and cyclists are required to move off quickly to the Karanga Plaza or Te Wero Island. Current View (Key Characteristics and Features) The existing view has an immediate foreground of water and is framed by the ANZ Viaduct Events Centre, the Western Viaduct Wharf, Princes Wharf and the Maritime Museum. Depending on the activities (e.g. Volvo Ocean Race / Boat Shows) and or the type of scale of vessels moored along the Western Viaduct Wharf more distant unencumbered views to the north-east can be afforded of the North Shore and beyond, including Stanley Point, Rangitoto and Takarunga (Mt Victoria). Fishing boats and other vessels within the Outer Viaduct Harbour are a characteristic feature of this more elevated view. Key Changes Resulting from the Proposal The proposed building on Base B will enclose the eastern extent of the more open view beyond towards the North Shore. This and the yard associated with Base A along the eastern edge of the ANZ Viaduct Events Centre building will result in a more internalised focus at the western and eastern ends of the view, with the Outer Viaduct Harbour boats and associated base activity being the main point of interest. Between the two base buildings the views out to the Waitematā Harbour and North Shore will remain open, sometimes partially obscured by boats and marine activities as is the existing situation. While the location of Base B will obscure the view of Takarunga (Mt Victoria) from this specific location this landform feature would be visible from other views along axis at the western end of the bridge. During construction of the bases there will be a hive of activity visible from this location and this and adjoining locations would provide a key vantage point to view this. During events, this location would provide a transitory view of the America s Cup boats being taken from the base into the water before going out to train or race. In between races or events, the view is likely to be less active with the two buildings continuing to frame the view. Following the removal of Base B, the view will largely be returned to its former scene, apart from the enlarged Hobson Wharf which may be visible depending on the boats berthed within the Outer Viaduct Harbour. The more distant view to Takarunga would be restored until other events (e.g. Volvo Ocean race) with built elements on the wharf may obscure part of this view. The overall magnitude of change during the 10-year consent period is considered to be Moderate, reducing to Low following the event period and removal of the Base B building. The transitory nature of this view and the appearance of the Base B building in the context of the larger Princes wharf building beyond results in a reduction the potential adverse visual effects which are considered to be Moderate-Low during the event period reducing to Very Low following. Visual Effects During Event Period Visual Effects Following Events Moderate-Low adverse Very Low adverse Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

51 Viewpoint 10: ANZ Viaduct Events Centre Viewing Deck (NE Corner) Photo Date/Time 04/12/ am Tide HT 8.28am 3.4m LT 2.27pm 0.4m Figures 10A/10B Distance to Proposal 239m Direction of view North-east Location and Audience This viewpoint is located towards the eastern outer extent of the viewing deck at the northern end of the ANZ Viaduct Events Centre. The viewpoint is representative of members of the public who venture to this location which provides an expansive elevated view from Wynyard Wharf around to the city centre skyline. Current View (Key Characteristics and Features) The existing view is expansive and takes in active areas associated with the Western Viaduct Wharf e.g. the fishing boats, barges and other vessels in the water and includes re-fuelling, unloading boats and associated parking on the wharf. During events such as the Volvo Ocean Race temporary structures are also present. It is also a good vantage point to see boats travelling up and down the Waitematā Harbour and coming into the Viaduct Harbour Precinct and Wynyard Wharf (e.g. Sealink vehicle ferry and tanker ships). Beyond the wharf where the view is relatively unencumbered (apart from when events contain temporary buildings / marquees and the like) views are across the open water of Freemans Bay to the North Shore where a number of landform features and buildings act as reference points Takarunga / Maungauika / Rangitoto and Stanley Point Apartments and high-rise towers in Takapuna. Key Changes Resulting from the Proposal There will be a change to the view from this location due to the building on Base B being visible on the Hobson Wharf extension against the backdrop of the Princes Wharf development. This and the associated yards (Base A and B) will provide activity and interest in the foreground of the view e.g. putting the race boats in the water. The expansive view across Freemans Bay and the Waitemata Harbour to the volcanic landforms features and the North Shore would remain. In addition, public views from this general direction (although at the lower wharf level) will be provided from the outer northern edge of the Halsey Street Extension Wharf (and new breakwater) and the Western Viaduct Wharf. During construction and events, it is envisaged that this will become a key public vantage point to watch the Event due to the proximity to the bases, its elevation and ease of access. Following events and removal of the Base B building there will be an elevated view of the Hobson Wharf extension which will be open to the public and used for other events and recreational activities. Furthermore, some of the fishing fleet will return to this area and it will retain much of its working wharf character between major events. The overall magnitude of change during the 10-year consent period and following removal of the Base B building is considered to be Moderate. With the existing unobstructed view retained and the Base B building and wharf seen against the Princes Wharf apartments the visual effects are considered to be Very Low adverse form this location. Visual Effects During Event Period Visual Effects Following Events Very Low adverse Very Low adverse 46 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

52 Viewpoint 11: ANZ Viaduct Events Centre Viewing Deck (NW Corner) Photo Date/Time 04/12/ am Tide HT 8.28am 3.4m LT 2.27pm 0.4m Figures 11A/11B Distance to Proposal 237m Direction of view North-east Location and Audience This viewpoint is located at the western end of the ANZ Viaduct Events Centre viewing deck. The view is expansive and extends from North Wharf to the south and contains all of Wynyard Wharf with the tank farm beyond, and out to the North Shore. This view is at the opposite end of the viewing deck from where the photo at VP10 was taken and in reality, the public viewing audience move along this whole deck area rather than concentrate in one place, thereby sampling a wide expanse of continuous open views. Current View (Key Characteristics and Features) The existing view towards the proposed area contains Sealink with ferries to and from Waiheke Island and Great Barrier Island berthing in the corner of North Wharf and Wynyard Wharf. Also, utilising this area is the seaplane charter and the wharf (due to the length and proximity to the tank farm and other industrial activities) often has large ships berthed alongside. Within the foreground along Halsey Wharf and North Wharf the smaller fishing boats are a characteristic feature. Beyond the tank farm which dominates the land based elements, partial views of the Harbour Bridge and St Marys Bay are afforded. Key Changes Resulting from the Proposal The Sealink operation and the other vessels that may berth along the first 200m of Wynyard Wharf will be relocated and the landward area to the west which contains the silos, buildings and other infrastructure will be cleared back to Hamer Street. The area to the west of Brigham Street will contain the buildings on Bases C-G with the yards across the road and existing Wynyard Wharf. The northern end (245m) of Wynyard Wharf will be retained for berthing large vessels. The buildings on these bases will obscure much of the industrial activities beyond, including part of the Harbour Bridge. A new breakwater will provide protection for a range of vessels associated with the event that are expected to be berthed alongside all the wharf edges. During construction, it is envisaged that people utilising this area will take an interest in the changing nature of the view and others will visit to see what progress is being made. As with VP10 this location will be a good vantage point to observe the activity at each of these bases and the water based activities associated with super yachts and other sailing fleets and small crafts. Given the existing highly modified character of the area this is expected to enhance the current scene. The overall magnitude of change during the 10-year consent period is considered to be Moderate. This reduces to a Low following the event due to the removal of the base buildings, with the storage tanks removed and the existing wharf and water s edge returned to its existing established character. With the change in use and character from heavy industry to maritime activities, and the association with the Americas Cup, it is considered that the visual effects from this location would be beneficial during the event period and Neutral following removal of the Base buildings prior to the implementation of the park and associated Wynyard Point development. Visual Effects During Events Visual Effects Following Events Moderate-Low beneficial Neutral Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

53 Viewpoint 12: Halsey Street / North Wharf Intersection Photo Date/Time 28/11/ pm Tide HT 3.21pm 2.8m LT 8.50am 1.0m Figures VP12A/12B Distance to Proposal 217m Direction of view North Location and Audience This view is located at the intersection of Halsey Wharf and North Wharf at the terminus of Halsey Street. It is representative of views for those walking west from the Eastern Viaduct and is where the full extent of Wynyard Wharf comes into view. This is also a natural place for people to pause, to take in the view before deciding to go out to the end of Halsey Wharf or move on to North Wharf and Silo Park to the west. Current View (Key Characteristics and Features) The existing view is dominated by the oil tanks within Wynyard Point and although not in the current photo, the Sealink ferry and other large vessels along Wynyard Wharf. At times fishing boats will be berthed along North Wharf adding a different maritime activity to the scene. In the distance beyond the industrial elements on Wynyard Point, part of the Harbour Bridge can be seen. To the west at the end of North Wharf part of Silo Park is visible. Key Changes Resulting from the Proposal The Sealink ferry and other berths at the southern end of Wynyard Wharf are to be relocated to the western side of Wynyard Point, and the five Wynyard Bases (C-G) and a new breakwater will be clearly visible from this location. As above the landward area to the west which contains the silos, buildings and other infrastructure will be cleared back to Hamer Street. The area to the west of Brigham Street will contain the buildings on Bases C- G with the yards across the road and existing Wynyard Wharf. The District Plan contemplates buildings in this location between 15-27m high. The buildings on these Bases will obscure much of the industrial activities beyond, including the Harbour Bridge. A new breakwater at the northern end of the Wynyard bases will provide protection for a range of vessels associated with the event that are expected to be berthed alongside all the wharf edges. During construction, it is envisaged that people utilising this area will take an interest in the changing nature of the view and others will visit to see what progress is being made. During the event, this will be a major viewing area for people to see the boats leaving and returning to the bases during practice and race days. It is expected that the water conditions in this area will be more calm as a result of the additional breakwaters. Following the events these bases would be removed to allow Wynyard Point to be developed in line with the Master Plan for the Wynyard Precinct area, and the pontoon and fencing running parallel to North Wharf would be removed to restore access for the fishing fleet. The overall magnitude of change during the 10-year consent period is considered to be Moderate. As with Viewpoint 11, this magnitude of change reduces to Low following the event period, with the removal of Bases C-G. Although there is a foreshortening of the distant view beyond Wynyard Point, the change in use and character from heavy industry to maritime activities, combined with the association with the Americas Cup, would result in beneficial visual effects from this location during the event period and Neutral following removal of the Base buildings prior to the implementation of the park and associated Wynyard Point development. Visual Effects During Event Period Visual Effects Following Events Low beneficial Neutral 48 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

54 Viewpoint 13: North Wharf Outside Jack Tar Restaurant Photo Date/Time 12/12/ pm Tide HT 3.40pm 3.1m LT 9.16am 0.8m Figures VP13A/13B Distance to Proposal 128m Direction of view North-east Location and Audience This viewpoint is at the edge of North Wharf by a row of seats outside Jack Tar restaurant. It is part of the walkway / promenade along the length of North Wharf and is located approximately midway between Halsey Wharf and Wynyard Wharf. Current View (Key Characteristics and Features) The existing view is framed by Wynyard Wharf and its attendant ships and industrial activities to the west, and the ANZ Viaduct Events Centre to the east. The focus of the view is north across the Wynyard Wharf south water space towards the more open water of the Waitematā Harbour and the North Shore (Stanley Point). Depending on the berthage of vessels along North Wharf and Halsey Wharf both Rangitoto and Takarunga may be visible as distant reference points. Key Changes Resulting from the Proposal From this location when looking north Base A would be seen beyond the ANZ Viaduct Events Centre and Base C, part of D and the other 3 bases would be seen to the left hand and beyond the extent of the photo. Also in the middle of the view would be 2 new breakwaters one at the northern end of the Base C, extending 81m out from Wynyard Wharf to the east; and the other extending 75m from the Halsey Wharf extension to the west. Both breakwaters are 10m wide and the Western Viaduct Wharf extension breakwater will provide for public access during the events period. The Wynyard Wharf breakwater will have periodic public access during the event period when operational berthing requirements for tankers berthed at the northern end of the Wharf permit this. Rangitoto would still be visible from this location and the North Wharf promenade to the west but obscured from locations further east. Vessels moored alongside North Wharf may also partially obscure views towards these features During construction Bases C-G would be able to be seen from this location (although only C and D are depicted within the photo frame). During the event, this area along North Wharf would become a major viewing location and popular area to observe the event from the restaurants as 5 of the bases and their immediate water spaces would be visible. Following the event period Bases C-G would be removed enabling the development of the Wynyard Point area for its intended long term use. The breakwaters would continue to partially foreshorten the expanse of water out in to the Waitematā Harbour. The overall magnitude of change during the 10-year consent period and in the long term following the 10 year consent period is considered to be Moderate. Due to the location of the breakwaters and the partial foreshortening of the continuous water view across the harbour it is considered that the visual effects would be Low adverse both during and following the event period. Visual Effects During Event Period Visual Effects Following Events Low adverse Low adverse Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

55 Viewpoint 14: Lighter Quay Walkway West Side (NE Corner) Photo Date/Time 28/11/ pm Tide HT 3.21pm 2.8m LT 8.50am 1.0m Figures 14A/14B Distance to Proposal 519m Direction of view North-east Location and Audience This location is on the north-eastern corner of the western side of the Lighter Quay walkway. It is part of a continuous sequence of views around the Lighter Quay and Viaduct Harbour Precinct. It will become a continuous link once the Park Hyatt Hotel is complete. This is generally a moving view although some people may pause to enjoy the open water and / or observe a particular activity or vessel (e.g. the Wynyard Crossing Bridge lifting to let a vessel though in to the inner harbour). Current View (Key Characteristics and Features) The existing view is framed by the construction of the Park Hyatt Hotel and ANZ Viaduct Events Centre to the west and the Point Apartments, the Octagonal former Auckland Harbour Board building and Princes Wharf apartments. When completed the Park Hyatt Hotel will be a prominent building framing the view north. Across the water from the harbour the view is characterised by boats of various sizes and the lifting bridge. Depending on the size and placement of other berthed vessels, parts of the North Shore landform and the Stanley Point apartments may be visible. Key Changes Resulting from the Proposal The proposed building on Base B on the Hobson Wharf extension will provide further enclosure to eastern part of this view similar to the view at Waitematā Plaza. While the building associated with this base will be visible, due to the distance and foreground activity it will not appear to be dominant in the view. This viewpoint aligns with the channel (gap) between the Western Viaduct and Hobson wharves and at times when the boat that currently obscures this opening is off its berth there could be views through this opening and the area beyond and to the west. During construction, the more elevated activities (e.g. cranes) associated with this activity would also be partially visible. During events, the base buildings would be identifiable by their corporate sponsorship and livery / signage etc. lending a more carnival atmosphere to the view. Following the events, Base B would be removed and the view would be restored to its previous condition as the Hobson Wharf extension would be obscured by the intervening viaduct structures and boats. The overall magnitude of change during the 10-year consent period is considered to be Low reducing to Neutral following the event period. Due to the distance and partial screening of the base B building it is considered that the visual effects during the event period would be Low adverse. This would reduce to Neutral following the buildings removal as the wharf extension would not be visible form this low level location. Visual Effects During Event Period Visual Effects Following Events Low adverse Neutral 50 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

56 Viewpoint 24: Stanley Point Cyril Bassett Lookout Photo Date/Time 22/11/ pm Tide HT 10.53am 3.1m LT 4.47pm 0.8m Figures VP24A/24B Distance to Proposal 1,510m Direction of view South-west Location and Audience This view is located near to the end of Stanley Point in a small reserve. From the southern edge of the reserve adjacent to a seat there is an expansive view across to the city centre and waterfront. The view is representative of those who visit the small park and may enjoy sitting and taking in the view. It would also be a good vantage point for water based events and fireworks displays and the like that occur in the city centre. It is also representative of views from some of the houses along the southern side of Stanley Point. Current View (Key Characteristics and Features) The existing view extends from Fergusson Terminal in the east to Wynyard Wharf in the west. Sky Tower and other tall CBD buildings are a focal point of the land-based elements and Waitematā Harbour provides an attractive and often active foreground to the view with many different types of vessels travelling up and down its length. The proposed location is recessed back from Princes Wharf and Wynyard Point which both protrude further out into the harbour. However, buildings such as the Maritime Museum, ASB, Park Hyatt Hotel (under construction) and the ANZ Viaduct Events Centre are noticeable. The area around the Viaduct Harbour / Wynyard Precincts is backdropped by the Ponsonby Ridge which tends to reduce the apparent scale of built form on the Viaduct and Wynyard Precincts from this distance. Key Changes Resulting from the Proposal From this location, the wharf extension and buildings will be visible and set against the built city background beyond. All seven bases will be visible although at this distance details of yards and activity will be difficult to perceive. During construction, it is expected that the activities associated with the building will be visible. While the event is underway the buildings will contain more activity, signage and corporate livery. Following the event all bases will be removed and the view would return to be similar to that which is experienced currently. The overall magnitude of change during and following the 10 year consent period is considered to be Low. Due to the distance between this location and the proposal, along with the visually complex nature of the view and dominant backdrop, it is considered that the visual effects would be Neutral both during and following the event period. Visual Effects During Event Period Visual Effects Following Events Neutral Neutral Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

57 Viewpoint P1: Princes Wharf Shed 23 Level 5 Apartment 63 Photo Date/Time 19/12/ pm Tide LT 9.12am 0.8m HT 2.23pm 3.1m Figures P1A/P1B Distance to Proposal 132m Direction of view West-north west Location and Audience This viewpoint is located in a Level 5 apartment at the northern end of Shed 23. The photograph is taken from on the balcony looking west across Freemans Bay. It is representative of other apartments on this and other levels although the relationship to the view alters with height and the position along Princes Wharf, although most apartments have expansive views to the north west. Current View (Key Characteristics and Features) The current view extends from the inner part of the Hobson Wharf water space (in the south) around to Bayswater (to the north). The main focus of the view is to the north-west across Freemans Bay towards the Auckland Harbour Bridge, and views of expansive water space around Stokes Point and Shoal Bay. The immediate foreground is characterised by the Maritime Museum buildings, Raupaki barge and crane, Wynyard Point and the distinctive tank farm and Freemans Bay. The movement of vessels coming and going (to the Viaduct Harbour Precinct and Wynyard Wharf) within Freemans Bay is a positive feature of views from this location. Key Changes Resulting from the Proposal From this elevated location, the full extent of the Hobson Wharf extension will be visible and the Base B building will be clearly seen within this space. The Base B building will largely obscure the Western Viaduct Wharf and the yard of Base A around the ANZ Viaduct Events Centre. The construction activity would also be clearly visible from this and other similar locations with the building back dropped by the ANZ Viaduct Events Centre and buildings/ structures from Bases C-G on Wynyard Point. The public spaces on Hobson Wharf, including the new breakwater which replaces the Raupaki, will also be clearly visible providing an active pedestrian waterfront space to this new coastal edge. Following the removal of Base B, the wider view outlook would remain largely the same with a larger wharf area remaining in the foreground back dropped by the Wynyard Point open space (where Bases C-G had been). It will be important that appropriate ongoing activities with a suitable character are provided for on this large wharf space to ensure that it creates a desirable destination with a positive visual amenity outcome. A range of possible scenarios for this space are depicted in Figure 7 in Part 1 of the UDLP document. The magnitude of change is considered to be Moderate both during the 10 year consent period and following. Although the immediate foreground of the view from this location will change, the wharf extension and base building would be seen in relation to the Maritime Museum buildings and the more distant ANZ Viaduct Events Centre and Wynyard Point bases. The wider expanse of the view to the north (which is the focus of the view) is unencumbered, and encompasses Wynyard Point (with the Harbour Bridge in the background), Stoke Point, Shoal Bay and Takapuna beyond, with the open water of the harbour between these features and elements. Taking this into consideration the visual effects from this location would be moderate-low both during and following the event period. This is based an appropriate visual amenity outcome to ensure any ongoing visual effects are minimised. Visual Effects During Event Period Visual Effects Following Events Moderate-Low adverse Moderate-Low adverse 52 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

58 Viewpoint P4: The Point Apartments (Northern End) Level 3 Apartment 313 Photo Date/Time 19/12/ pm Tide LT 9.12am 0.8m HT 2.23pm 3.1m Figures P4A/P4B Distance to Proposal 395m Direction of view Northern Location and Audience This viewpoint is located on the northern deck in a private residential apartment at the northern end of The Point. This view is somewhat representative of apartments below (Level 2) and above (Level 4), although the view and amount of water visible changes with elevation (compared with VP P3 and VP P5). Current View (Key Characteristics and Features) The current view to the north (there are also views to the west from these corner apartments), is out across Waitematā Plaza, the Viaduct Harbour Precinct, and the Waitematā Harbour to the North Shore which forms a land backdrop with Stanley Point, Bayswater and Takapuna, with the associated high-rise buildings being noticeable in good light conditions. The immediate view around the Viaduct is characterised by the many and varied vessels that are moored there and the changing nature of the waterscape, pedestrian area and the Wynyard Crossing lifting bridge. Built elements in the view consist of the Park Hyatt (to the extreme west), ANZ Viaduct Events Centre, Maritime Museum, Princes Wharf buildings, and old Harbour Board Building, around to the high-rise commercial buildings in the east. Key Changes Resulting from the Proposal From this elevated location, the proposed building on Base B will partially obscure the view of the water between Hobson Wharf and Stanley Point, as well as the Stanley Point landform beyond. Also, visible from this location would be the modifications to the eastern side of the ANZ Viaduct Events Centre to accommodate Base A and the associated yard and berthage structures. From this location, the Base B building would appear as an extension and relate to the Maritime Museum buildings. Also, a clear view of the Event activities would be visible as would the temporary support structures and activities on the Western Viaduct Wharf, Eastern Viaduct and Te Wero Island. Following removal of Base B the view out to the harbour and beyond would be restored with the outer part of the Hobson Wharf extension partially visible. The overall magnitude of change during the 10 year consent period is considered to be Moderate for residents at this location and following the removal of Base B this would reduce to a Low level. Although the majority of the view remains intact from this location, the resultant additional enclosure to the right-hand side of the view and the associated small reduction in the water visible between the existing outer edge of Hobson Wharf (and the associated boats) and Stanley Point would result in Low Adverse effects during events. Following removal of the Base B building these effects would reduce to very Low as the water element in the view would be restored. Visual Effects During Event Period Visual Effects Following Events Low adverse Very Low adverse Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

59 Viewpoint P5: The Point Apartments (Northern End) Level 5 Apartment 513 Photo Date/Time 19/12/ pm Tide LT 9.12am 0.8m HT 2.23pm 3.1m Figures P5A/P5B Distance to Proposal 394m Direction of view North Location and Audience This viewpoint is on the corner of the deck in a top level apartment of the northern end of The Point Apartments. This view is somewhat representative of the adjacent apartment and the one below (Level 4) although the view and amount of water visible is less Current View (Key Characteristics and Features) This view is similar to VP P4 from Level 3 with the major difference being that from this corner location more of the western part of the Inner Viaduct Harbour (including the tranquil water) is visible; and the water space in the Outer Viaduct Harbour and Freemans Bay is more visible. This is due to the increased height of the viewpoint. The other maritime and built elements are the same. Key Changes Resulting from the Proposal From this top floor apartment, the building on Base B would appear slightly lower against the background than on Level 3, although the water between the wharf and Stanley point would be obscured. This would result in the land backdrop, including Stanley Point being visible above and between the Base and Maritime Museum/Princes Wharf buildings. Also, visible from this location would be the modifications to the eastern side of the ANZ Viaduct Events Centre to accommodate Base A and the associated yard and berthage structures. During the construction and Event period there would be clear views of the activities within and alongside Bases A and B. Following the removal of Base B the expanded Hobson Wharf extension area would be visible in between events and the adjacent water space within the Outer Viaduct Harbour would be restored to a similar character with the fishing fleet and other working vessels being alongside. The overall magnitude of change during the 10 year consent period is considered to be Moderate for residents reducing to Low following removal of Base B. As with the P4 location the majority of the view remains intact from this location. The scale of the enclosure and amount of water that is obscured by the Base B building is reduced due to this location being more elevated. As such more of the Stanley Point landform would remain visible above and beyond the building. The resultant adverse visual effects are considered to be Low adverse during events. Following removal of the Base B building, while more of the wharf extension would be visible than the P4 location the visual effects would reduce to Very Low as the majority of water element in the right-hand side of the view would be restored. Visual Effect During Event Period Visual Effects Following Events Low adverse Very Low adverse 54 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

60 Summary of Visual Effects The above analysis (including the height limits applied to buildings on wharf structures under the AUP), supporting images and site survey have informed the assessment of visual effects and identified the range of likely effects of the proposal on public and private viewing audiences at the 15 viewpoints, both during the Event, and following the removal of the buildings (i.e. at the end of the 10 year consent period). The following table summarises the level of effects as outlined in each of the assessment viewpoints above. TABLE 4: Summary of Viewpoint Assessment Ratings Wynyard Hobson VP No. During Cup Event Period Following Events 2 Very Low adverse Neutral 3 Low adverse Very Low adverse 4 Low adverse Low adverse 5 Low adverse Very Low adverse 7 Low adverse Neutral 8 Moderate-Low adverse Very Low adverse 10 Very Low adverse Very Low adverse 11 Moderate-Low beneficial Neutral 12 Low beneficial Neutral 13 Low adverse Low adverse 14 Low adverse Neutral 24 Neutral Neutral P1 Moderate-Low adverse Moderate-Low adverse P4 Low adverse Very Low adverse P5 Low adverse Very Low adverse Note: During cup events, it is anticipated that beneficial visual effects may arise from many of the locations which have been rated as adverse depending on the activity visible and the interest of the viewing audience. Furthermore, the level of effect following the events and removal of the Base B building from the Hobson Wharf extension as assessed is based on an appropriate use and visual amenity outcome of the permanent wharf space. As outlined in the above tables the assessment predicts that the visual effects would range from adverse or beneficial, and to varying levels. The level and type of effect will be dependent on the location of the bases (on the Hobson Wharf extension and Wynyard Point/Wharf) and the likely range of perceptions associated with the activity, varying from those who are less interested in the event and/or concerned about the potential change to the Viaduct Harbour Precinct and the potential obscuring of views to the harbour, to others who are interested in the activity and are more likely to view it in a positive light. This assessment is based on the professional judgement of the author and takes in to consideration the factors outlined in the introductory paragraphs of this section (Sections 9.1 and 9.3) of the report. This includes the number of people who may see the proposal; the reason for a viewing audience being at the viewpoint or looking at the view; the existing character and values of the view; the viewing distance and the duration when the proposal may be seen; whether the view is from a stationary or transient position; and from a public location or private residence. In addition, the magnitude of change (within the context and extent of each view and the wider coastal urban setting), and the quality, use and appropriateness of the proposal have been key considerations in determining the visual effects from each location; as well as an understanding of the wider uses and view opportunities within the Viaduct Harbour and Wynyard Precincts. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

61 In summary and specific to the location of the view, its proximity to the proposal and view relative to the foreground and background elements and features, the following effects are predicted: During Construction While not separately evaluated or rated for each viewpoint it is anticipated that there will be a heightened sense of anticipation associated with the Event and from many public viewing locations there will be significant interest in what is happening. For those people interested in the America's Cup this is likely to translate into beneficial visual effects. However, from some public viewing locations, as well as some private residential locations within Princes Wharf, the Quay, The Point and Lighter Quay apartments, where there is a view out across Freemans Bay to the Waitematā Harbour and beyond to the landform features (which may include Rangitoto), it is expected that the progressive obscuring of the view will result in adverse visual effects. This is an anticipated consequence of any construction activity on Halsey Wharf and the Hobson Wharf extension and given the modified and active location within which the Wynyard Hobson proposal is to be located, the ability to obtain views to the north across the harbour from other nearby public locations, and the retention of the majority of the view from private locations, these effects are considered to be generally no more than a Low to Moderate adverse level. During Events It is anticipated that once the bases are all complete (with the livery signage and public amenities in place) and once the on-water training and regattas have begun, most of the public viewing locations around the Viaduct Harbour, Princes Wharf and North Wharf areas will become key vantage points from which to watch the activities. For people who have some interest in the cup it is considered that the event will generate positive visual effects and from key vantage points these will result in a Moderate beneficial effect. From the nearby residential apartments, it is expected there will be a range of visual effects, however due to the change to some resident s current view and outlook to the harbour water, it is considered that the proposal would generate up to Moderate-Low adverse effects from a few locations. However, the level of adverse effects from the majority of residential locations surrounding the Viaduct Harbour would be Low to Very Low as the majority of the unencumbered view across the Waitemata Harbour to the north shore will not be affected. Post Event Once the AC36 event is over there are two potential scenarios. If ETNZ retain the America s Cup it is likely that there will be another event within 3 to 4 years and while some of the major syndicates may stay within their bases and continue to develop and train, many are likely to return home until just prior to the next event or, not put forward a challenge. In any event it is likely that some and possibly many of the bases would either be temporarily re-purposed for other activities or not be utilised between events. Should ETNZ lose the Cup it is likely that the next event could be in another country and while they may decide to challenge and could win the Cup back there is likely to be a period of some years before the bases would be required again. Under these scenarios the level of activity within and around the bases and harbour/basins would reduce. Although this would not change the physical character of the area the beneficial visual amenity effects associated with the America s Cup would likely be reduced. Post Consent - The consent is for 10 years with Bases B-G to be removed upon expiry of the consent. This will result in a larger area of deck space on the Hobson Wharf extension which will be public open space and can be utilised for a range of existing and new events as well as passive recreation. The ongoing use and character of this large wharf space will be a key determinant of the long term visual effects on views to this area, particularly from elevated views on the western side of Princes Wharf. With an appropriate use and character on the wharf the majority of the views out from the key public walkway and private viewing locations will be largely returned to their previous character and it is considered that generally the visual effects will in the long term be no more than Moderate-Low adverse, from some elevated nearby residential viewing locations on Princes Wharf, and Low adverse to Neutral from other 56 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

62 private and public locations. The removal of Bases C-G will enable the development of Wynyard Point and the Headland Park to be advanced resulting in additional public open space in the area and further enhancement. Taking in to account the individual viewpoint effects assessment ratings, and with an understanding of the activities, context and view opportunities within the Viaduct Harbour and Wynyard Precincts, the overall visual effects are considered to be less than minor, apart from specific viewpoints within the Princes Wharf apartments where the event related and ongoing adverse visual effects are assessed to be minor. Review of Relevant Statutory Provisions The following section responds to the summary of the statutory policy context as outlined above in Section 5.0. Natural Character and Landscape There are no Outstanding Natural Character Areas or Outstanding Natural Features in the proposal location so adverse effects on these areas are avoided. It is considered that due to the highly modified nature of the coastal environment in the Freemans Bay area (as outlined in Section 2.3 of this report), and the level of adverse effects (as outlined in Section 6.3 of this report), any potential significant adverse effects on the natural character and landscape within the coastal environment will be avoided; and the natural character of the coastal environment will be preserved and protected from inappropriate use and development. This is primarily due to the location of the proposed use and development within and adjoining the existing wharves which will concentrate the America s Cup in an area when the natural character values are already compromised. Open Space, Recreation / Public Access and Amenity While there will be displacement of an existing area of publicly accessible open space on the eastern side of the Halsey Street Extension Wharf (through the utilisation of part of this area for the Base A yard), and the closure of Brigham Street to the public, there will be additional public open space areas provided for on the Hobson Wharf extension, the four breakwaters, and the expanded Silo Park and Hamer Street landscaped areas. Following the Event, and removal of Base B an approximate area of 6,000m 2 will be available to the public for a range of activities and other events on the Hobson Wharf extension. This will provide a greater area for public access to the coastal environment and will enable a range temporary and more permanent facilities to be provided for other events and general recreational purposes. In addition, there will be an area of approximately 1,680m 2 to the north-east and adjacent to Silo Pak which will provide public open space both during the Event and in the long term this will be used in line with the final Masterplan for Wynyard Point. This area will also provide access to a 2,280m 2 open space area between Hamer Street and the western side of Bases C-G. This area will be used for a combination of carparking and flexible public open space that can accommodate specific events/functions for each for the bases and an area for the public to recreate during the Cup event when visiting the hospitality and retails areas associated with each base. In relation to visual amenity there will be both adverse and beneficial effects associated with the construction and holding of the Event. On Wynyard Point following removal of Bases C-G an Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

63 approximate 18ha area of land on Wynyard Point and Wynyard Wharf will be made progressively available for development and public open space in line with the Waterfront Plan Refresh 2017 and any subsequent amendments through the proposed Plan Change process. The adverse visual effects, which from some locations are assessed as Moderate-Low, are due primarily to the partial obstruction of existing views to the Waitematā Harbour and beyond, from vantage points along the primary east-west access route from Quay Street to Wynyard Precinct. The beneficial effects are as a result of the interest in this international event for Aucklanders, other New Zealanders and international visitors alike, and the access to the new wharf areas and coastal viewing locations. On balance, it is considered the proposed development will maintain and enhance the open space, recreation and visual amenity values of the coastal environment during the construction and event period; and that these will be enhanced following the eventual removal of the Cup bases. Building Location, Scale and Design To meet the statutory provisions in relation to this matter, the buildings will be designed to ensure they have minimum impact on natural character, landscape and visual amenity values. As outlined above, in Section 9 of this Report, a comprehensive architectural design package has been prepared by Moller Architects for each of the Bases A-G. These have been designed to be consistent with the Wynyard Hobson Building and Public Space Design Guidelines which are proposed as a condition of consent. Sketch designs and perspectives of the buildings are also depicted in the Architectural Drawing Package accompanying the application. The Wynyard Hobson Building and Public Space Design Guidelines have been prepared to address both the detailed design aspects of Bases b-g, where those bases are built in accordance with the architectural package, and a wider range of matters for building design variations; as well as the design of all public open space areas surrounding the bases. This is to ensure that the potential impact resulting from the built elements and change to the open space configuration and public access will generally fit and be appropriate to the coastal environment and intended use. Views The site is traversed by a Regionally Significant Viewshaft from North Shore to Mt Eden (E10). The development is at a height where it will not affect this viewshaft. Coastal viewshafts and indicative lanes are identified within the Wynyard Precinct, and pedestrian accessways and viewshafts are identified in the Viaduct Harbour Precinct (refer to Appendix 3 for locations). As outlined above in Section 3.2 the purpose of these viewshafts is to enable views of the immediate coastal environment and the maritime uses within the water space of these precincts i.e. boating, rather than to more distant elements and features. As the activities proposed in relation to these viewshafts are maritime in nature the proposal will not affect these localised viewshafts to any more than a very limited extent. It is noted that the viewshafts and indicative lanes depicted in Wynyard Point would be obscured by Bases C-G, however these laneways are not in existence and will be adapted to relate to these public accessways once the final design for this area is agreed. We also understand that the Council is looking to notify a plan change in 2018 to change the open space and laneway configuration within this area to reflect the Waterfront Masterplan In addition, the City Centre zone requires resource consent for buildings within identified street sightlines in order to maintain significant public views from the city to the harbour and adjacent landscape features. The proposal potentially affects only two of these significant public views (Nelson Street and Fanshawe Street) and these are located at an elevation and in a location, such that the proposed bases will not affect these sightlines. Recent photographs taken from 58 Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April 2018

64 these two locations and attached as Appendix 4 confirm that these views are largely obscured by existing buildings/structures and vegetation. Overall the proposal will not adversely affect any identified significant public views. The proposal will partially obscure views from the east west public promenade where views are afforded across Freemans Bay, and the Waitematā Harbour, towards parts of the North Shore including Takarunga (Mt Victoria), Maungauika (North Head) and Rangitoto. The extent of view obstruction to these landscape features is very limited and the visual connection to the Waitematā Harbour and beyond will be maintained from most locations along this promenade for the duration of the consent. Once the building on Base B is removed these connections will be fully restored. In addition, there will be new locations on the outer northern edge of the Hobson Wharf extension and the breakwaters that will enable these visual connections to be maintained and expanded during the Cup period and beyond. In summary, it is considered that the significant public views from the city to the harbour and beyond will overall be maintained and enhanced both during and following the 10 year consent period. Summary In summary, it is considered that the proposal will meet the statutory provisions in relation to the natural character of the coastal environment, landscape character of the Viaduct and Wynyard Precincts, and the City Centre; and will in the long term maintain and enhance the visual amenity values of the area. Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment 12 April

65 Appendix 1: AUP Assessment Criteria Appendix 1: AUP Assessment Criteria Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

66 Appendix 1: AUP Assessment Criteria Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

67 Coastal General Coastal Marine Zone Assessment Criteria (F2.23.2) (1) all restricted discretionary activities: (b) location, extent, design and materials: (i) whether the work is located and designed to avoid, remedy or mitigate adverse effects on the environment; (ii) whether the form, intensity and scale of works, structures and buildings are sensitive to the marine environment and surrounding adjoining spaces; (iii) whether works and structures ensure efficient use of the coastal marine area is made by using the minimum area necessary for their purpose; and (iv) whether the materials used are compatible with the surrounding coastal environment and consistent with the natural materials at the site; taking into account the physical characteristics of the materials used, including texture, colour, composition, grain size, level of contamination and potential for leaching. (c) effects on coastal processes, ecological values, water quality and natural character and landscape values: (i) whether measures can be taken to avoid, remedy or mitigate adverse effects on coastal processes, ecological values, water quality and natural character and landscape values; and (ii) whether proposals have had particular regard to the policies in B8.2 Natural character, B4.2 Outstanding natural features and landscapes and B7.2 Indigenous Biodiversity. (18) effects on views and visual amenity: (a) whether structures and buildings adversely affect the natural character, landscape and visual amenity of the area taking into account the following: (i) visual dominance of the building in terms of views from adjoining areas including the coastal marine area; (ii) interface and amenity of adjacent zones, particularly residential zoned land; (iii) scale and location of the proposed building in relation to any nearby buildings; (iv) the type, including colour, of exterior materials used for construction; (v) any lighting proposed on the building; or (vi) any signs proposed to be attached to or painted on proposed building (b) whether the height of the structure or building contribute to adverse cumulative effects of development in the area, taking into account: (i) visual amenity of the area; (ii) scale and intensity of existing development; and (iii) character of the zone. Appendix 1: AUP Assessment Criteria Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

68 Business City Centre Zone Assessment Criteria (H8.8.2) (1) New buildings and external alterations and additions to buildings not otherwise provided for: (a) building design and external appearance: Contributing to a sense of place (i) (ii) the extent to which the design of buildings contribute to the local streetscape and sense of place by responding positively to the existing and planned form and character of the surrounding area and significant natural landforms and landscape features; the extent to which the silhouette of the building as viewed from areas surrounding the city centre positively contributes to the city centre's skyline; Variation in building form/visual interest (xii) (xiii) (xiv) the extent to which buildings, including alterations and additions, are designed as a coherent scheme and demonstrate an overall design strategy that contributes positively to the visual quality of the development; where the proposed development is an addition or alteration to an existing building, the extent to which it is designed with consideration to the architecture to the original building and respond positively to the visual amenity of the surrounding area; the extent to which buildings are designed to: avoid long, unrelieved frontages and excessive bulk and scale when viewed from streets and public open spaces; visually break up their mass into distinct elements to reflect a human scale and the typical pattern of development in the area; and differentiate ground, middle and upper level; techniques to achieve this include the use of recesses, variation in building height and roof form, horizontal and vertical rhythms and facade modulation and articulation; (xv) (xvi) (xvii) (xviii) (xix) whether blank walls should are avoided on all levels of building frontages to streets and public open spaces; whether side or rear walls without windows or access points are used as an opportunity to introduce creative architectural solutions that provide interest in the facade including modulation, relief or surface detailing; the extent to which buildings provide a variety of architectural detail at ground and middle levels including maximising doors, windows and balconies overlooking the streets and public open spaces; the extent to which roof profiles are designed as part of the overall building form and contribute to the architectural quality of the skyline as viewed from both ground level and the surrounding area. This includes integrating plant, exhaust and intake units and other mechanical and electrical equipment into the overall rooftop design; the extent to which colour variation and landscaping are used. Noting they should not be used to mitigate a lack of building articulation or design quality; Appendix 1: AUP Assessment Criteria Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

69 Materials and finishes (xxi) (xxii) the extent to which buildings use quality, durable and easily maintained materials and finishes on the façade, particularly at street level; where provided, the extent to which signs are designed as an integrated part of the building façade; Cultural identity (xxiii) the extent to which development integrates mātauranga and tikanga into the design of new buildings and public open spaces; and Functional requirements (xxiv) whether the design recognises the functional requirements of the intended use of the building; (6) Infringement to building height, building in relation to boundary, streetscape improvement and landscaping, maximum tower dimension and tower separation standards: (a) effects of additional building scale on neighbouring sites and streets and public open spaces (sunlight access, dominance, visual amenity and landscape character): (i) whether minor height infringements may be appropriate where it would provide an attractive and integrated roof form that also meets the purpose of the standard; (ii) whether height infringements may be appropriate on corner sites to reinforce the prominence of the corner where it meets the relevant standard infringement criteria and makes a positive contribution to the streetscape; and (iii) whether minor infringements to the building in relation to boundary standard or the streetscape improvement and landscaping standard may be appropriate where the spacious landscaped character of the area is retained. (b) consistency with the planned future form and character of the zone/area: (i) where building height or maximum tower dimension and tower separation is infringed whether the proposal demonstrates that Policies H8.3(30) and H8.3(31) of the Business City Centre Zone are met. (c) site specific characteristics: (i) whether there are site specific characteristics in terms of unusual site size, shape or orientation, or the location and nature of existing buildings which have constrained the form of the development proposed. Viaduct Harbour Precinct Assessment Criteria (I ) (7) Observation areas, viewing platforms and boardwalks (a) The assessment criteria in F2.23.2(1) for coastal marine area structure and buildings in the Coastal General Coastal Marine Zone rules apply in addition to the criteria below; and (b) the extent to which the design and finish complement and enhance the coastal environment, open space and pedestrian linkages. Appendix 1: AUP Assessment Criteria Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

70 (9) new buildings, and alterations and additions to buildings not otherwise provided for: (a) the assessment criteria in clause H8.8.2(1) of the Business City Centre Zone rules apply (note: the relevant assessment criteria are listed above). (12) infringing the building height standard: (a) building height may be exceeded where it would provide an attractive and integrated roof form that also meets the purpose of the standard; and (b) Where building height is exceeded, Policy I211.3(4) of the Viaduct Harbour Precinct and Policy H8.3(30) of the Business City Centre Zone should be considered. Wynyard Precinct Assessment Criteria (I ) (9) new buildings, and alterations and additions to buildings:(a) the relevant assessment criteria in H8.8.2(1) of the Business City Centre zone rules for buildings or alterations and additions to building apply in addition to the criteria below. (note: the relevant assessment criteria H8.8.2(1) are listed above). (n) where the building works are undertaken within the coastal marine area, the assessment criteria for buildings/structures in the Coastal - General Coastal Marine Zone apply in addition to the following: (iii) whether the buildings or structures are of an appropriate scale, design, colour and location to complement its waterfront setting, maintain or enhance amenity values, and where practicable, maintain views from the land to the coastal marine area, particularly the viewshafts shown on Precinct plan 6; and (iv) with the exception of Wynyard wharf and Halsey Street extension wharf, demonstrate that the purpose for which the structure is required cannot reasonably or practicably be accommodated on the land or by existing structures in the coastal marine area (o) where one or more buildings infringes the basic site intensity or basic building heights on Precinct plans 2 and 4, but complies with the maximum site intensity and maximum building heights on Precinct plans 3 and 5: (i) Refer to Policies 1, 2, 3, 39 and 40; (ii) Whether building footprints, profile and height (as opposed to detailed building design) establishes an integrated and legible built form and also: 3. Avoids monotonous built form when viewed from public open space through variation in building footprints, height and form; (vii) Whether the layout and design of public open space and lanes within the subject land area will integrate with and complement the form and function of existing and proposed public open space and lanes network; Appendix 1: AUP Assessment Criteria Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

71 (16) infringing the building height standard: (a) where building height is exceeded, Policies I214.3(3) of the Wynyard Precinct and Policy H8.3(30) of the Business City Centre Zone should be considered (17) infringing the building frontage alignment and height standards: (a) the extent to which buildings are of a scale and form appropriate to the setting; and (b) the extent to which pedestrian access and amenity is enhanced through the design of the building; (21) infringing the lanes and view shafts standard: (a) the extent to which pedestrian permeability is maintained and enhanced through the site layout; (b) whether pedestrian access to the water s edge is maintained; (c) the integration of the site with the wider Wynyard precinct; and (d) avoid intrusion of public views into and through Wynyard Precinct. (23) infringing the buildings and structures on the Halsey Street extension wharf standard: (a) Whether pedestrian access is maintained. (b) the extent to which the building design is consistent with the character and amenity of Halsey Street extension wharf. (c) whether buildings and structures adversely affect the current and future operation and growth of the marine and fishing industries and maritime passenger operations. Appendix 1: AUP Assessment Criteria Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

72

73 Appendix 2: Operative Auckland Council Regional Plan: Coastal Provisions Appendix 2: Operative Auckland Council Regional Plan: Coastal Provisions Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

74 Appendix 2: Operative Auckland Council Regional Plan: Coastal Provisions Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

75 Operative Auckland Council Regional Plan: Coastal (2004) Provisions The operative Auckland Council Regional Plan: Coastal (2004) includes a number of objectives and policies (Section 7.3) that are relevant to the consideration of potential landscape and visual effects associated with this proposal. As mentioned in the body of the report, the Auckland Regional Plan: Coastal provisions should be given less weighting than the AUP provisions for the General Coastal Marine Zone. Objectives for the management of the region s coast primarily relate to the protection and enhancement of those parts which feature a distinctive and "special" character and which have a high degree of naturalness (which contribute to the identity of the region). The policies which seek to achieve these overarching objectives include: Policy (a) Subdivision, use and development in the coastal marine area shall be considered inappropriate where it would result in significant adverse effects on the landscape quality, aesthetic value and landscape sensitivity of those areas identified in this Plan as Outstanding Landscapes of the coastal environment. (b) In assessing the significance of such adverse effects, particular regard will be had to ensuring that the visual integrity of the landscape in its entirety (including the unit s possible role within a wider sequence of coastline) is protected and its value as an outstanding landscape is maintained Policy In assessing the effects of subdivision, use and development, including cumulative effects in the coastal marine area on landscape values, particular regard shall be had to: (a) ensuring where practicable that it is of a scale, location and design which encourages its integration with the type and intensity of development in the adjacent areas of the coastal marine area and with the pattern of subdivision, use, and development above Mean High Water Springs; (b) maintaining and where practicable enhancing visual links between the coastal marine area and adjacent land; (c) maintaining and where practicable, enhancing appropriate vegetation patterns and in particular, areas of indigenous vegetation both within the coastal marine area and on land; (d) maintaining as far as practicable natural variations in the topography of the foreshore; (e) maintaining the topography of the seabed in areas which are significant representative examples of sub-tidal landforms of the Auckland Region, or which are visually significant geological features; (f) the contribution of existing structures and activities to the landscape character of the coastal environment. Policy Subject to the limitations stated in Policies to , structures in the coastal marine area shall generally be considered appropriate where: (a) no reasonable or practicable alternative location exists having regard to the efficient use and development of natural and physical resources; or the structure is proposed for the cultural and traditional needs of Tangata Whenua; Appendix 2: Operative Auckland Council Regional Plan: Coastal Provisions Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

76 (b) the purpose for which the structure is required cannot reasonably or practicably be accommodated by existing structures in the coastal marine area; and (c) efficient use will be made of the coastal environment by using the minimum area of the coastal marine area necessary for the structure; and d the structure will not have a significant adverse effect on the adjoining land. Policy Structures in the coastal marine area should as far as practicable, be of an appropriate scale, design, colour and location so as to avoid, remedy or mitigate adverse effects on the coastal environment. Appendix 2: Operative Auckland Council Regional Plan: Coastal Provisions Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

77 Appendix 3: AUP Viewpoint Maps Appendix 3: AUP Viewpoint Maps Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

78 Appendix 3: AUP Viewpoint Maps Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

79 E10 File Ref: A17217_07_AC_Volcanic_Viewshafts.mxd E10 This plan has been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Clients use in accordance with the agreed scope of work. Any use or reliance by a third party is at that partys 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 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 m A3 Data Sources: Auckland Council (Aerials 2016, Volcanic Viewshafts), Boffa Miskell Projection: NZGD 2000 New Zealand Transverse Mercator Legend Volcanic Viewshaft (Mt Eden - E10) Proposed Building Footprints A17217 AC36 Auckland Council Volcanic Viewshafts Date: 21 December 2017 Revision: 0 Plan prepared by Boffa Miskell Limited Project Manager: John.Goodwin@boffamiskell.co.nz Drawn: SGa Checked: JGo

80 I214 Wynyard Precinct I Wynyard: Precinct plan 6 - Indicative lanes and viewshafts Auckland Unitary Plan Operative in part 53

81 I211 Viaduct Harbour Precinct I Viaduct Harbour: Precinct plan 5 - Pedestrian accessways and viewshafts Auckland Unitary Plan Operative in part 23

82 Appendix 4: AUP Protected Sightlines: Viewpoint Photography Appendix 4: AUP Protected Sightlines: Viewpoint Photography Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

83 Appendix 4: AUP Protected Sightlines: Viewpoint Photography Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

84 Appendix 9 Business City Centre Zone sight lines Figure 15b Nelson Street sightline Appendix 4: AUP Protected Sightlines: Viewpoint Photography Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

85 Nelson Street sightline Appendix 9 Business City Centre Zone sight lines Figure 23b Figure 23a Appendix 4: AUP Protected Sightlines: Viewpoint Photography Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment

86 Fanshawe Street / Bouzaid Lane sightline Appendix 4: AUP Protected Sightlines: Viewpoint Photography Boffa Miskell Ltd America s Cup Wynyard Hobson Landscape and Visual Effects Assessment