Visual Effects Assessment Hapimana Street, Ōrākei. Prepared for Ngāti Whātua Ōrākei

Transcription

1 Xanthe White Design Ltd Studio 29, Level 2, St Kevin s Arcade, 179 Karangahape Rd PO Box 68658, Wellesley Street, Auckland 1141 (09) Visual Effects Assessment Hapimana Street, Ōrākei Prepared for Ngāti Whātua Ōrākei September 2017

2 TABLE OF CONTENTS Introduction Summary Statement Scope of Project The Proposed Development Visual and Statutory Context Landscape Character of the Region Statutory Context Existing Site Environment Visual Effects Methodology Analysis Recommendations for Mitigation Additional Recommendations Conclusions Appendix A - Site Layout Appendix B - Viewpoint Location Map

3 INTRODUCTION Xanthe White Design have been asked to carry out a visual impact appraisal to assess the potential visibility of a proposed tourism kiosk on the Whenua Rangatira, to be situated by the Michael Joseph Memorial gardens. The client is looking at installing a tourism kiosk of 12 x 6.16 metre dimension, which includes a 12 x 3.06 metre deck. The modules which comprise the proposed tourism kiosk will be supplied by CUBE Innovations Portable Spaces. SUMMARY STATEMENT The primary concerns assessed in this document are the adverse visual effects this kiosk proposes, and the impact these have on the site as an area which provides views out towards the Waitematā Harbour and Hauraki Gulf. The conclusion drawn is that the proposed development presents a minor visual impact, however, mitigation of all effects are recommended. SCOPE OF PROJECT This report describes the site and proposed kiosk in its statutory and visual amenity context. Visibility of the site from further afield is considered, and recommendations are given for its mitigation. THE PROPOSED KIOSK Legal description: Street address: Zone: Precinct: Area of proposed kiosk: Description of the site of Proposed kiosk: SEC 1 SO 63319, SEC 2 SO 63319, SEC 815 Town ŌRĀKEI, SEC 2 SO Kitemoana Street, Ōrākei, Auckland 1071 (access to site from Hapimana Street - refer to Appendix A for site plan and location). Open Space - Informal Recreation Zone Ōrākei 2 sub-precinct D, Sub-precinct 73.92m 2 A mown grass area adjacent to the footpath heading off the east side of the roundabout at the end of Hapimana Street, which leads to the Michael Joseph Savage Memorial Gardens. The site is host to parkland vegetation in the form of native trees and shrubs, through which views of the Waitematā Harbour and Hauraki Gulf can be seen. The site is situated directly north-west of an existing parks depot building, and further south-east of the existing public ablutions block. The site of the proposed kiosk is very slightly sloping towards the south east, with an altitude of of approximately 34m above sea level. The proposed kiosk comprises of one 3.1 x 12m module and one 3.06 x 12m deck module. The height of the apex of the roof is 3.7m from the ground. The total area of the proposed kiosk is 73.92m 2. The layout of the proposed kiosk is shown in the site plan. See Appendix A. 2

4 THE VISUAL & LANDSCAPE CONTEXT LANDSCAPE CHARACTER OF THE REGION The subject site is situated within the Whenua Rangatira (Bastion Point), a headland reserve in Ōrākei, a suburb in east Tāmaki Makaurau (Auckland). Large areas of Ōrākei are characterised by views out towards the Waitematā Harbour and Hauraki Gulf, with low-density residential development covering most of the area. The Whenua Rangatira is an open space reserve situated on the headland between Ōkahu Bay and Mission Bay. Most of the reserve is open grassland, with large areas of the reserve vegetated in regenerating indigenous forest. The reserve hosts views out towards the Waitematā Harbour and Hauraki Gulf, with varying degrees of obstruction depending on one s location on the reserve. Photographs 1.0, 2.0 and 3.0 illustrate the typical character of the area. Photograph 1.0 View looking south-east over the Whenua Rangatira, toward the suburbs of Ōrākei and Mission Bay. Photograph 2.0 View looking north-east over the Whenua Rangatira towards Rangitoto, taken from the Kupe Street entrance to the reserve. Photograph 3.0 View looking north-east through the vegetation on the Whenua Rangatira, towards Motukorea (Browns Island) and the Hauraki Gulf (Michael Joseph Savage Memorial Gardens to the left, out of view). 3

5 STATUTORY CONTEXT The site is zoned as Open Space - Informal Recreation Zone, recognised by the operative part of the Auckland Unitary Plan. This requires locating and designing buildings and structures to complement the open and spacious character, function and amenity values of the zone. The site also falls within Ōrākei Precinct 2, recognised by the operative part of the Auckland Unitary Plan. This acknowledges encouraging the enhancement and protection of environmentally sensitive physical elements in the landscape, including through; buildings being compatible in scale, design and appearance and located to minimise any adverse effects on the physical landscape and neighbouring land maintaining a consistent theme of design or appearance. Within Ōrākei Precinct 2, the site falls within sub-precinct D, which acknowledges: maintaining the importance of this area as the principal vantage point to the outer Hauraki Gulf; designing buildings and structures to complement the character and scale of the existing structures/ buildings and surrounding environment; maintaining the visual importance of the tree covered cliffs and the natural character of this part of the reserve; maintaining the relationship between the Michael Joseph Savage Memorial and the Whenua Rangatira; and requiring development to be sympathetic to the existing form and character of the Savage Memorial. EXISTING SITE ENVIRONMENT The site of the proposed kiosk and it s surrounds is mown grassland with parkland vegetation comprising of native trees and shrubs which conceal the site to some degree. Two existing buildings, the public ablutions block and the parks depot building, are located nearby which either conceal or distract from the site of the proposed kiosk. EVALUATION OF EFFECTS OF THE PROPOSAL METHODOLOGY Markers of 0.6m height were erected on the site of the proposed kiosk at each corner of the proposed building. Photograph 4.0 illustrates these markers in use. The extent of the site was photographed from public viewpoints adjacent to the property and further afield using a SLR digital camera with 18mm lens, with the exception of Viewpoint 8 which used a 25mm focal length. Some cropping has been carried out where appropriate. Viewpoints are marked on Appendix B. Photographs demonstrate the nature of existing development and vegetation in the adjacent landscape as well as assisting in highlighting the potential effect of the subject kiosk on the visual landscape from the varying points. Photograph 4.0 Image showing layout of the markers on the site of the proposed kiosk, highlighted here by the white circles. The existing building and vegetation on site will conceal the proposed kiosk to a degree, most notably from the eastern projection (Mission Bay) from which there will be no visual impact. 4

6 ANALYSIS Viewpoint 1 At entrance to path heading off the east side of the Hapimana St roundabout, looking eastnortheast. The entrance to the site from this side presents a number of established native trees (mostly comprising of pōhutukawa) as well as a parks depot building which is partly concealed by native trees and shrubs. From this viewpoint, the kiosk will be visible. It is proposed to be sited adjacent to the footpath. This will be partially obscured by existing vegetation on the southern side of the kiosk (right hand side of the below image). The proposed kiosk will conceal a portion of the view towards the Hauraki Gulf. Photograph 4.0 Viewpoint 1 showing entrace to path heading off the east side of the Hapimana St roundabout, looking east-northeast. Viewpoint 2 Looking east-southeast across the Hapimana St roundabout. From this viewpoint, the proposed kiosk will be visible between the two pōhutukawa trees (at the centre of the image). The proposed kiosk will present a similar visual impact to that of the existing parks depot building situated behind it, largely concealing the parks depot building from this viewpont. Therefore, the visual impact the proposed kiosk presents from this viewpoint is minimal, as it will not be blocking any existing views out to the wider landscape. Photograph 5.0 Viewpoint 2 illustrating the proposed kiosk situated between the two exisitng pohukukawa trees, with the pubilc ablutions block in the foregound. 5

7 Viewpoint 3 Looking south-southwest, across the path leading to the eastern side of the Hapimana St roundabout. From this viewpoint, vegetation will screen some of the proposed kiosk, but will likely leave most of the kiosk s western facade visible through the trees. From this viewpoint, the kiosk will conceal a portion of the view out to the rest of the Whenua Rangatira, towards the existing townhouses on the southern side of the reserve. From this viewpoint, the kiosk height sits well under the height of the existing tree canopy, which minimises the visual impact of the kiosk. Photograph 6.0 Parkland vegetation evident in Viewpoint 3, with the proposed kiosk visible through the trees. Viewpoint 4 Looking east from the road in front of 929 West Coast Rd. The proposed kiosk will not be visible from this point, looking east towards the existing buildings. The existing vegetation will screen the southern side of the proposed kiosk. Photograph 7.0 Viewpoint 4 shows the proposed kiosk situated behind the planting to the right of the existing parks depot building 6

8 Viewpoint 5 Facing north, looking between the parks depot building in the foreground on the right, and the Michael Joseph Savage Memorial in the distance on the left. The proposed kiosk will be visible from this viewpoint. The existing pōhutukawa trees will provide some screening. From this viewpoint, the kiosk wil not obscure a view towards the Waitematā Harbour or the Haurak Gulf. The height of the proposed kiosk sits well under the existing tree canopy, which alleviates the visual impact from this viewpoint. Photograph 8.0 Looking north between the parks depot building in the foreground on the right, and the Michael Joseph Savage Memorial in the distance on the left. Viewpoint 6 Looking south from the highest accessible point of the Michael Joseph Savage Memorial Gardens, to the east of the Memorial. The western façade of the proposed kiosk will be largely not visible from this viewpoint through the existing vegetation. As evident in the below image, the kiosk is almost completely concealed by the existing pōhutukawa. The dark cladding of the proposed kiosk will assist in concealing the building amongst the existing vegetation. Photograph 9.0 Viewpoint 6 looks south from the highest accessible point of the Michael Joseph Savage Memorial Gardens. 7

9 Viewpoint 7 Looking from the main axial footpath leading to the Michael Joseph Savage Memorial Gardens, facing south-southeast. The proposed kiosk can be seen from this viewpoint, though the existing vegetation, both in the foreground and background, will conceal the kiosk to a degree. Again, the dark cladding of the proposed kiosk will reduce the visual impact of the building as it sits amongst the existing vegetation. Photograph 10.0 The existing vegetation, both in the foreground and background, conceals the proposed kiosk. Viewpoint 8 Facing west-northwest, in front of 41 Tāmaki Drive at Mission Bay. From this viewpoint, the proposed kiosk will not be visible as it will be hidden by its location set back on the headland, as well as being concealed by the existing vegetation and parks depot. From this view the roofline of the parks depot is just visible above the vegetation on the cliff. Existing Parks Depot Photograph 11.0 From this viewpoint the proposed kiosk will not be visible. The roofline of the parks depot is just visible above the vegetation on the cliff that wraps around the headland. 8

10 Viewpoint 9 Facing northeast over the Whenua Rangatira towards Rangitoto, taken from the Kupe Street entrance to the reserve. This viewpoint is a great distance from the subject site and existing buildings are either hidden by the foreground vegetation, or have a minor impact on the broader view out over the landscape towards the Hauraki Gulf. This indicates that the proposed kiosk will have an insignifcant impact from this viewpoint. Visibility of the proposed kiosk will be further minimised by its dark cladding. Photograph 12.0 Viewpoint 9 Facing northeast over the Whenua Rangatira towards Rangitoto, showing the insignificance of the proposed kiosk on the broader view out towards the Hauraki Gulf. Please note, the 3D model of the kiosk has not been placed into this viewpoint, instead an arrow has been used to indicate the location. 9

11 RECOMMENDATIONS FOR MITIGATION Viewpoint 1 Visibility of the kiosk will largely be influenced by the colour of the material selected to surface the roof and exterior walls. It is recommended to use darker colours and avoid any reflective materials. It is recommended that native planting (similar to the planting used on the northwest side of the parks depot building) is extended towards the kiosk, screening the southwest facade of the kiosk building. Screening shrubbery would be ideal to maintain a low and dense canopy. Viewpoint 2 From this viewpoint, deliberate planting of screening natives on both the southwest and northeast facades of the kiosk will assist in intergrating the kiosk into the landscape and alleviating the visual impact of the kiosk. It is also recommended to plant a larger growing native tree (such as a kōwhai) on the northern side of the path adjacent to the kiosk. This tree would be positioned opposite to an existing pōhutukawa on the southern side of the path, which will fit with the style of existing planting along this path. Viewpoint 3 Deliberate planting of screening plants on the northeast facade will assist in concealing the kiosk. Viewpoint 4 From this viewpoint, the kiosk is almost completely concealed due to the existing planting by the northwest corner of the parks depot buiding. Viewpoint 5 Planting of low screening natives on both the southwest and southeast facades of the kiosk will help to visually nestle the kiosk into the landscape and alleviate the visual impact of the kiosk. Viewpoint 6 Mature trees already screen this view to a large extent. As previously stated, darker colours and avoiding any reflective materials ensure the kiosk visually integrates with the landscape and tree canopy. Viewpoint 7 Planting of low screening natives on both the southwest and southeast facades of the kiosk will assist in integrating the kiosk into the landscape and minimising the visual impact of the kiosk. Viewpoint 8 The kiosk is not visible from this viewpoint. Viewpoint 9 The kiosk will be almost unnoticeable from this viewpoint. However, it is recommended that selecting darker colours and non-reflective materials for the kiosk will assist in receding the building into the landscape and tree canopy. Please refer to Appendices 3 Planting Plan for further information on recommended plant species and planting scheme. 10

12 ADDITIONAL RECOMMENDATIONS Surface colour/treatment Cladding in dark colours can assist in buildings and surfaces retreating into the background. Similarly, glossy surfaces might readily reveal themselves in the sun s reflection, while choosing a matt treatment can reduce unwanted attention being brought to the surface. Screening The existing vegetation provides a level of screening for the proposed kiosk. Retaining this vegetation will provide good visual mitigation. Screening obvious development using natural elements is the simplest of ways to reduce undesired visibility. Trees, shrubs and climbers can completely obscure man-made elements such as buildings and walls. These can be planted in-ground or in planters, and their coverage may be guided with the assistance of supporting structures. Please refer to Appendices 3 Planting Plan for further information on recommended plant species and planting scheme. Size and height of building The kiosk has been designed and located to fit approporatiely within the existing area under the established tree canopy, therefore minimising visibility of the structure. 11

13 CONCLUSION The Open Space zone and precinct within which this proposed kiosk sits, leads the manner in which the proposal proceeds. Regulations ensure development in the area is carried out with a considered approach. The proposed kiosk takes into account the character of the locale, proposing an appropriately sized building footprint as well as maintaining building heights below the vegetative canopy. Care has been taken to see the development positioned and nestled within existing vegetation, respecting the visual amenity of the space. The building as proposed has limited visibility through the existing vegetation from the surrounding area. The primary viewpoints of adverse visual effect will be from within 30 metres of the building, including viewpoints 1, 3 and 5, where the kiosk will be seen between the existing vegetation. The prominence of these views is evident in the analysis presented, however from further afield the visual impact of the proposed kiosk is minor, as evidenced by viewpoints 2, 4, 6, 7, 8, and 9. Mitigation means as recommended will minimise visibility at viewpoints 1, 3 and 5. Retaining the existing vegetation on the site will also be key in enabling the kiosk to visually sit into the landscape. The proposal will have minor visual effects. Its positioning, size and height is in keeping with the relevant statutory regulations. For reasons given above I consider the prospective adverse visual effects of the proposed kiosk to be minor. Fiona Ting Landscape Architect Xanthe White Design Limited 12