Dominion Road/ Valley Road Mixed Use Development. Section 88 Resource Consent Application and Assessment of Environmental Effects

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1 Dominion Road/ Valley Road Mixed Use Development Section 88 Resource Consent Application and Assessment of Environmental Effects June 2017

2 TABLE OF CONTENTS 1.0 INTRODUCTION THE APPLICANT AND PROPERTY DETAILS PROPOSAL SITE & LOCALITY DESCRIPTION CONSENT REQUIREMENTS National Environmental Standard: Assessing & Managing Contaminants in Soil (NESCS) Auckland Unitary Plan Operative In Part ENVIRONMENTAL EFFECTS ASSESSMENT Character & Amenity Economic Design Visual, privacy, dominance, streetscape Landscaping Shading Traffic Ground contamination Construction/Geotechnical/Earthworks Acoustic Infrastructure Arboricultural Summary STATUTORY ASSESSMENT NES: Contaminants in Soil Resource Management Act Actual and Potential Effects The relevant provisions of any plan or proposed plan OTHER MATTERS NOTIFICATION PART 2 RMA CONCLUSION Supporting Documents Provided 1. Certificates of Title 2. Survey Plan 3. Architectural Plans 4. Design Report 5. Urban Design, Landscape and Visual Assessment 6. Urban Design, Landscape and Visual Assessment Appendix C: Photosimulations 7. Sun Study 8. Character Assessment 9. Archaeological Assessment 10. Transportation Assessment 11. Acoustic Assessment 12. Arboricultural Assessment

3 13. Civil Infrastructure Report 14. Geotechnical Report 15. Contamination: Preliminary Site Investigation (PSI) 16. Contamination: Detailed Site Investigation (DSI) 17. Contamination: Site Management Plan (SMP)

4 1.0 INTRODUCTION This report is submitted in support of the land use resource consent application to the Auckland Council by Panuku Development Auckland Limited (the Applicant) to utilise its land on Dominion Road and Valley Road (refer section 2 for full address and legal description details) for a proposed multi-level mixed use development. The development will incorporate ground floor commercial units (retail, food and beverage, and a potential community use tenancy), internal open space areas and landscaping, residential units and a comprehensive basement (including carparking, access, stairs/lifts, storage areas, bicycle carparks and stormwater detention tanks). Overall it is proposed to construct four new buildings (between 2 to 5 levels) which comprise 102 residential units, 9 retail units (with one of these units potentially being used for community purposes) and 116 carparks. It is requested that the application be publicly notified. The applicant (and/or its representatives) has met with or discussed the proposal with Council officers and the Auckland Urban Design Panel on several occasions in developing the design of the proposal. The objective being to outline the proposal to Council and provide an indication of the overall objective of providing intensive housing outcomes in this locality and in order to understand the issues that may exist with the site, locality and development as well as the information requirements needed for the application. There has been a detailed design process undertaken following the Urban Design Panel process in order to reach the carefully articulated design outcome, which is the basis of the application. The proposal requires resource consent under the Auckland Unitary Plan - Operative in Part (AUPOIP). The proposed development will be a significant addition to the Dominion Road and Valley Road streetscapes and therefore great care has been taken in the design of the development in order to ensure a development of high quality results and one that is fitting for its location within the Eden Valley Character Business area. The proposed development is set around an historic intersection of early Auckland and is located within the Eden Valley character area. This area is a business zoned character area which has been identified in AUPOIP. The location is representative of previous shopping strip developments within the inner city suburbs of Auckland. There has been continuous development of these shopping strips including the Eden Valley business area since they were first developed. One of the key challenges associated with this 1

5 project has been to establish a 21st century approach to redevelopment within this character area. This has posed numerous challenges as well as considerable opportunities. One of the project objectives has been to provide for an appropriate amount of residential intensification within the application site that has the potential to revitalise this shopping strip as well as support its transport orientated development objectives. Auckland Transport is proposing to locate a future light rail link along Dominion Road. Dominion Road is an important public transport route into and out of the city centre and this location, with its numerous retail and food and beverage opportunities, is an important and appropriate location for residential intensification. It is consistent with the region s desire to promote and support redevelopment and intensification around centres and along growth corridors. The proposed approach to redevelopment incorporates a complementary but contemporary redevelopment philosophy and is not proposed to simply retain or imitate the existing character. The scale of the development is different to the existing development and character within the area but has been managed to ensure a complementary design outcome. The proposed development also takes into account the planned development outcomes that are identified in the relevant planning documents, for this locality. Importantly, the character overlay provides for a maximum permitted height of 13m (11m occupiable development plus 2m for roof form). The application includes a detailed assessment of character architecture existing along Dominion Road and responds with a modern architectural interpretation through the new buildings proposed. Another important element of this application is the provision of a significant number of residential units into this location. This will in turn support existing and future businesses located within the Eden Valley business area as well as provide additional patronage to public transport services that pass along Dominion Road and Valley Road. Critical to the proposal is the manner in which it deals with the provision of infrastructure and services for future occupants of the development. In particular, the site is located at the confluence of a number of overland flow paths given the topographical low point towards the centre of the site. This has provided challenges in terms of engineering and flood mitigation and has resulted in two detention tanks being proposed within the basement. The detention tanks and proposed stormwater connections through the site will ensure any potential flooding events are appropriately managed and will not affect the future residential occupants of the site. This solution will also improve the existing flooding issues which exist within the nearby and wider locality and will enable stormwater ground soakage to be managed in a controlled manner. 2

6 The site is located on an important traffic intersection between Dominion Road and Valley Road. The intersection is a busy traffic intersection for private vehicles, public transport, pedestrians and cyclists. As a result a single entry/exit crossing is proposed from the Valley Road frontage as far away as possible from the intersection. No vehicle crossing is proposed on Dominion Road. In summary the following key points are noted: One of the key challenges is to incorporate a new contemporary development with sufficient density into a traditional shopping strip with a character overlay; The proposal needs to achieve a transport orientated development objective and ensure sufficient density exists for this considerable asset, in order to ensure positive economic effects will result; A key objective is to revitalise this town centre. Decades of private vehicle dominance have resulted in shopping malls becoming dominant commercial destinations and this has led to the decline of retail strip business areas such as Eden Valley. This application is an opportunity to revitalise Eden Valley via the insertion of a contemporary, modern development into a traditional commercial area; It is important to consider the planned environmental outcomes for this locality in terms of activities and built form; and In terms of existing flooding and overland flow path issues, the proposed development includes a comprehensive approach to management of overland flow paths and potential flooding. The proposal will ensure the entry and exit points of overland flows are maintained and potential flooding issues will be avoided through the inclusion of large basement detention tanks. This outcome will be one of the significant benefits of the project. In support of this application, the following technical/expert information/assessments are provided: 1. Certificates of Title 2. Survey Plan 3. Architectural Plans 4. Design Report 5. Urban Design, Landscape and Visual Assessment 6. Urban Design, Landscape and Visual Assessment Appendix C: Photosimulations 7. Sun Study 8. Character Assessment 9. Archaeological Assessment 10. Transportation Assessment 11. Acoustic Assessment 12. Arboricultural Assessment 13. Civil Infrastructure Report 14. Geotechnical Report 15. Contamination: Preliminary Site Investigation (PSI) 16. Contamination: Detailed Site Investigation (DSI) 3

7 17. Contamination: Site Management Plan (SMP) The report addresses the relevant matters required under section 88 of the Resource Management Act 1991 (RMA) and in terms of an Assessment of Environmental Effects (AEE) pursuant to the Fourth Schedule of the RMA. The report provides the information necessary for a full understanding of the proposed activity, for which resource consent is sought, and any actual or potential effects the proposal may have on the environment. 4

8 2.0 THE APPLICANT AND PROPERTY DETAILS Applicant: Address: Legal Descriptions: Site Area: AUPOIP Zoning: Precinct: Overlays: Panuku Development Auckland Dominion Road Dominion Road Valley Road Lot 1 DP 51797& Pt Lot 4 DP 182, CT NA3B/311, 885m2 Lot 1 DP 54203, CT NA5C/568, 642m2 Lot 2 DP & Pt Lot 1 DP 31896, CT NA5D/567, 1839m2 Pt Lot 3, DP1, CT NA185/140, 524m2 Pt Lot 3 DP1, CT NA88C/665, 347m2 Pt Lot 3 DP1, CT NA31B/1219, 80m2 Pt Lot 5 DP182, CT NA 262/171, 491m2 Pt Lot 3, Allot 8, Sec10, CT NA117/69, 445m2 5173m2 Local Centre, Terrace House & Apartment Building N/A Built Environment: Special Character Business Eden Valley Natural Resource: Quality Sensitive Aquifer Management Area (rp) Western Springs Volcanic Aquifer Controls Height Variation Control Eden Valley 13m Macroinvertebrate Index Designations Nil GIS Information Overland Flow Paths Flood Prone Area Flood Plain 5

9 3.0 PROPOSAL The proposed development is set out in detail in the Design Report and the Urban Design, Visual and Landscape report in addition to all the other technical reports, plans and drawings submitted with the application. These documents should be referred to in detail for a full and comprehensive summary of the proposal. The proposal includes all associated construction and operational activities associated with the development and all activities associated with maintenance and use of the development once construction is completed. The proposed development is a multi-level mixed use development spread over 5,173m². The development incorporates four buildings which vary in height between three and five levels as well as basement parking. The buildings are rectangular shaped buildings orientated north south and are located above a basement which provides carparking, cycle parks, manoeuvring space, storage, stormwater detention tanks, refuse storage areas and plant areas. The development comprises 102 residential units and 9 retail units. One of the retail units may be used for community uses should the community choose to do so. The retail/community spaces are located at ground level on the street frontages of the site and provide an active interface with the public edges of the site. The development also incorporates a comprehensively designed open space and courtyard area for the use of future occupants. In terms of parking, underground parking for 112 vehicles (including 20 stacked carparks), and four at grade parking spaces off Carrick Place are proposed. Refuse disposal will take place from within the semi-basement, while standard loading activities will take place from on street parking and loading spaces. Across the buildings there are five unit typologies which incorporate a range of one bedroom, two bedroom and three bedroom units. Type 1 = 1 bed/1 storey Type 2 = 2 bed/1 storey Type 3 = 2 bed/2 storey Type 4 = 3 bed/1 storey Type 5 = 3 bed/2 storey 6

10 It is noted that a number of units are located over two storeys, which provides variety and high quality in terms of the building outcomes proposed. The floor plans are colour coded in order to identify which unit types are located within each floor of each building. The Design Report also includes a compliance summary which sets out the various apartment sizes, balcony sizes, bedroom/bathroom numbers and outlook space compliance. A more detailed summary of the proposal is provided below. Buildings/Activities Building A is five storeys in height (approximately up to a maximum of 19m in height on the western elevation and approximately up to a maximum of 20.5m in height on the eastern elevation). The building is three storeys at the Dominion Road street frontage with the fourth level set back approximately 2m and the fifth level setback approximately 5m from the Dominion Road frontage. This building accommodates 17 residential units and three retail units. Building B is between three and four storeys in height (approximately up to a maximum of 15.5m in height on the western elevation and approximately up to a maximum of 18.5m in height on the eastern elevation). The fourth level is setback from the Dominion Road frontage. The building accommodates three retail units and 15 residential units. Building C is five storeys in height (approximately up to a maximum of 20.5m in height on the western elevation and approximately up to a maximum of 20.5m in height on the eastern elevation. This building accommodates two retail units and 46 residential units. Building D is four storeys in height (approximately up to a maximum of 17m in height on the western elevation and approximately up to a maximum of 17m in height on the eastern elevation). This building accommodates one retail/community unit and 24 residential units. The types of residential units within each building is further explained in the Urban Design, Visual and Landscape report and on the plans submitted with the application. In terms of building design, the proposal has undergone a comprehensive design process which has included the Urban Design Panel and Council officer input. This iterative design process is referenced in the Design Report, the Urban Design, Visual and Landscape Report and the Character Assessment. 7

11 Particular attention has been given to the three catchments that will have an impact upon the design. These are the Dominion Road commercial/character area, the Valley Road commercial/character area and the residential area to the north and west. The design response incorporates a fine grained design outcome for the buildings on the street edges and this has been carried through into the site. In terms of materials, a variety of materials are proposed to be utilised including the following: Pre-cast concrete; Steel balustrades and timber soffits; Metal shutters and expressed steel frame; Green walls and planters; Fine steel perforated screens; Clay brick and timber windows Overall, the development will comprise a variety of concrete, metal, glazing and timber. The landscaping solution includes hard paved surfaces, planting and lighting. Traffic The traffic matters relating to the proposal have been outlined and assessed in the Transportation Assessment prepared by Traffic Design Group. Traffic access to the site will be from the vehicle crossing and access ramp to the basement on the Valley road frontage. Vehicle access to the site is also proposed from Carrick Place for four at grade carparks. The basement will provide access to the majority of the carparks and for private refuse collection services to empty the rubbish bins located within the refuse storage areas. The basement will accommodate 112 carparking spaces, 20 of which will be in a stacked arrangement. Entry to the carpark will be via a combined 6.5m wide crossing from Valley Road. From the crossing, a ramp will provide access to the carpark at a 1 in 8 grade with 1 in 20 grade transitions at the top and bottom of the ramp. The carpark includes several bike racks and storage areas as well as plant areas. Also, from within the basement, lift and stair access is available to the courtyard level and the residential units. As noted above, the site is also located on an important and busy traffic intersection. The intersection accommodates private vehicles, public transport, pedestrians and cyclists. As a result, a conscious effort has been made to locate the vehicle access to the basement on Valley Road as far as possible from the Dominion Road/Valley Road intersection. The single combined direction crossing is located 8

12 approximately 60m from the intersection with sight distances available to and from the intersection. A garage door is proposed to be located 5.5m from the site boundary in order to provide an area for vehicles to wait while entering/existing the site without having to wait on the footpath (and potentially affect pedestrians). No vehicle crossing is proposed on Dominion Road. Public transport opportunities are located nearby, including bus services along Dominion Road and Valley Road. Auckland Transport also propose a Light Rail service along Dominion Road in the future. A construction traffic management plan is recommended to deal with the management of construction traffic issues. Open Space/Landscape The proposed open space and landscape outcomes that will be incorporated within the development are set out in the Design Report and the Urban Design, Visual and Landscape report. The internal layout of the site will be surrounded by an internal courtyard which will be landscaped in accordance with the landscape plans submitted with the Design Report. This courtyard, in addition to outdoor balconies, will provide for the private open space needs of the future residents within the site. The landscaping plans/statement set out in detail what will be provided within the landscaped courtyard area and will include areas for passive recreation including activities such as passive play, gardening, BBQ s, morning coffee, newspaper and book reading and enjoyment of the outdoor sunshine. The courtyard will be planted with a variety of specimen trees, hedge screening, lower level vegetation, lawn areas, climber planting as well as greenery and shrubs. A roofed pergola and BBQ area is also proposed in the vicinity of the northern boundary of the site. A key component of the landscaping has been to create a lawn area in the vicinity of the northern boundary of the site in order to take advantage of the northerly aspect available and provide separation to sites to the north. Additionally, comprehensive boundary landscaping and planting is proposed in this part of the site. The overall appearance of the courtyard will be improved by the landscaping and this will also assist in softening the transition between the buildings and the open spaces within the site and to the adjoining residential site to the north. The proposed buildings and landscape design will provide internal circulation within the site and will guide directional flow of people around the internal courtyard to the residential buildings. The open spaces will provide for play areas for children as well as scooter paths and potentially basketball hoops. The internal 9

13 courtyard will also provide for circulation within the development to provide legible access to building entrance points and the residential units above. As stated in the Design Report, the open space design approach will produce a series of formalised entries into the lower level apartments as well as an internal street network. The retail/food and beverage/community spaces around the ground level of the perimeter of the site will improve the street level activation of the development site and this will in turn improve the interaction between pedestrians travelling along Dominion Road and Valley Road. These commercial/community activities will also provide services for future residents and occupants of the development. Construction (Earthworks/Noise/Vibration/Contamination) The proposal will require a considerable amount of excavation for the basement carparking (approximately 15,000m 3 ). As the ground level conditions comprise of basalt rock, it is proposed that the basement be constructed either using machines or blasting methods both of which will result in vibration effects. These measures are generally short term in duration and therefore will not create long-lasting effects on the surrounding environment. It is also envisaged that pneumatic rock breakers will be required. All excavation and constriction work will be subject to a Construction Management Plan and a Noise and Vibration Management Plan. The Geotechnical Report and Acoustic Report identify that proposed construction will primarily involve excavation down to the rubbly basalt material located above the competent basalt rock. This will reduce potential effects that might occur if excavation was proposed entirely through solid basalt rock. Any excavated material that is required to be removed from site will be taken either to a clean fill if it does not comprise any contamination, or to an approved landfill should the soil be contaminated. Earthworks will be undertaken in accordance with the earthworks and sediment control measures outlined in the Civil Infrastructure Report and Contamination Reports submitted with the application. These measures include Silt fences, run-off diversion bunds and swales; Dust control measures, including spraying of water over excavation or trucks; Catch pit inlet protection; and A truck wheel wash. 10

14 The Geotechnical Report states that no ground water is required as the excavations will not penetrate groundwater. Infrastructure The details of infrastructure proposed as part of the application are outlined in the Civil Infrastructure Report and the Plans submitted with the application. The report considers matters relating to stormwater, flooding, wastewater, water supply (including firefighting), earthworks, power and communications. These matters all form part of the proposed development. The report confirms that there is sufficient capacity in the various networks to accommodate the proposed development. The site is located at the confluence of several overland flow paths and has historically flooded during heavy rain events. An important part of the proposal is to accurately model stormwater and overland flow paths and to provide a solution that will ensure the long term resilience of the development. At the same time, the development will reduce future flooding events in the vicinity through the provision of two large stormwater detention tanks within the basement of the development. The detention tanks will provide sufficient storage for stormwater during significant rain events. The detention tanks are 619m 3 and 561m 3 respectively. Surface water will be captured using catch pits and slotted channel drains and then directed into the tanks. The stormwater will then freely soak away into the basalt rock layer beneath over time. Specific bore testing has been undertaken to model the soakage rate of the basalt rock and this has been included as part of the Civil Infrastructure Report. The soakage capacity of approximately 35 litres per second will adequately provide for the stormwater discharge requirements of the site and the immediate vicinity. This is in accordance with the General Standards for Stormwater Discharge as required by the AUPOIP. The AUPIOP Stormwater Standards also require reduction or removal of contaminants from the impervious area. It is proposed to protect the function of the soak holes by capturing sediment through rain gardens within the site. One third of the two year design flow will be treated prior to entering the soak holes. In terms of wastewater, the existing pipe diameter has capacity to accommodate the development, however the existing pipe will be diverted around the basement in order to facilitate basement construction. Water supply and power/communications for the proposed development can be accommodated within the capacity of the existing infrastructure. 11

15 Overall The site and locality has been assessed and analysed in order to ensure that the proposed development is designed in such a way that it will produce a quality residential living environment (complementary to the character of the business centre) as well as containing commercial, community and recreational activities. Detailed consideration has gone into the design, materials, construction methods, traffic and infrastructure elements of the proposal to produce the outcome that has been submitted as part of this application. 12

16 4.0 SITE & LOCALITY DESCRIPTION The site and locality description are outlined in the Design Report and the Urban Design, Landscape and Visual Assessment submitted with the application and in many of the technical reports supporting the proposal. These documents should be referred to for a full understanding of the site and locality. A broad summary of the site and locality details and relevant planning zoning provisions is provided below. The site is roughly an L-shaped site located around the corner of Dominion Road and Valley Road, but excluding the site and buildings on the actual corner. The site slopes up Dominion Road and then falls away internally, resulting in a low point within the centre of the site. The site comprises nine separate lots. The site is currently occupied by a mix of commercial businesses within one and two storey buildings that either front Dominion Road or Valley Road or are located behind those buildings. The activities include retail, food and beverage, offices, services and a fitness studio. The site features three primary visual catchments which the application has been considered against. These are the Dominion Road commercial and character area, the Valley Road commercial area and the residential neighbourhood to the north and east of the site. Dominion Road is a significant arterial road within the context of the Auckland isthmus. It skewers the isthmus in a north-south direction extending from Ian McKinnon Drive on the City Centre periphery to Hillsborough Road which traverses the southern edge of the isthmus (via Dominion Road Extension). It is a key urban route that originally developed around tram routes. It also is an important commercial corridor within Auckland. The road features strong commercial frontages along its length and traverses a number of neighbourhoods and local centres. All types of activities are located in the Dominion Road catchment including retail, food and beverage, service industries, offices, fitness centres, residential and warehouse activities. Owing to its age, this part of the Dominion Road frontage is recognised as a business character area within the relevant planning documents. It is characterised by a number of traditional 2 storey Victorian- Edwardian buildings with high parapets that front the street. Of particular note are the Auckland Meat Company building, the Worota building and the Owens building on Dominion Road, or adjacent to, the Dominion Road / Valley Road / Walters Road intersection. Surrounding these buildings and also located within the character area are more modern developments that do not retain a cohesive street frontage and/or have large areas of carparks fronting the street. Larger scale buildings above the two level norm 13

17 include the Anvil Building to the north and the former Bank Direct offices to the south. Therefore the area can be described as one of mixed character. Figure 1: Aerial Image 14

18 In terms of the Valley Road catchment, this also features a wide variety of activities as outlined above. These are mainly residential and commercial activities. Further, on the opposite side of Valley Road, the corner site features a non-character commercial building and the open expanse of the supermarket carpark. This carpark has been extended eastwards recently, replacing residential dwellings that were located on the site. Further to the east along Valley Road are some small scale commercial activities followed by traditional residential development up to Mount Eden Normal Primary School. The Valley Road commercial frontage can be described as a more contemporary frontage, although a large part of its character is of little architectural design quality. In terms of the residential catchment to the north and east, it is noted that the adjoining site immediately to the north is occupied by several single level dwellings which are understood to provide housing for the elderly. They have been developed so that they are set down below the road level and have their outdoor living spaces either to the north or to the west. The eastern edge of these properties provide for service activities including garaging and access. This property is located within the Residential: Terrace House and Apartment Building zone. Further to the north and east the landscape rises and sites are occupied by traditional dwellings including one and two level dwellings on single sites, some being occupied by two dwellings. The sites are representative of the Single House zone/isthmus A Character overlay within which they are located. The 20m wide streets are fairly conventional tree-lined suburban streets and have parallel on-street parking. The open space / reserves in the area include Bellevue Park and Ballantyne Square (situated on Dominion Road to the north and south of the site respectively). Maungawhau (Mt Eden) Domain, which includes the volcanic cone, is located approximately 950m to the east of the site and Potters Park is a larger park located further to the south in Balmoral along Dominion Road. 15

19 Figure 2: Zoning Summary Further details and images of the site and locality (with and without the proposed building) are included in the Photosimulations and Urban Design, Landscape and Visual Assessment submitted with the application. 16

20 5.0 CONSENT REQUIREMENTS The following is an assessment of the consent requirements for the proposal, based on my assessment of the relevant planning framework and the supporting reports. However, to the extent other aspects of the proposal are considered to require consent, these should be considered to be part of this application and assessed by Council in its processing of the application. 5.1 National Environmental Standard: Assessing & Managing Contaminants in Soil (NESCS) The contamination reports and analysis undertaken as part of the site investigations has revealed levels of contamination within the soil. As a result, it is necessary to consider the application under the National Environmental Standard: Soil. NESCS Regulations 8, 9 & 10 relate to the relevant activity status for disturbing soil and changing use on the site. A HAIL activity has previously occurred on site. A preliminary site investigation and detailed site investigation have been undertaken and the contaminant concentrations at the site may exceed standards for the proposed future land use. Resource consent for a Restricted Discretionary activity is required. 5.2 Auckland Unitary Plan Operative In Part The site is also subject to the AUPOIP provisions. A summary of the relevant provisions is provided below. Business - Local Centre Zone (Relates to all of the site except for 198 Dominion Road refer below) H11.4 Activity Table Activity Status Comment H Dwellings (A2) H Food & Beverage (A13) Dwellings are a permitted activity within the zone. Food & Beverage activities are a permitted activity within the zone. Proposed dwellings are permitted. Proposed food and beverage activities are permitted. 17

21 Part I, 3.1 Activity Table 1 New buildings. New buildings in the Local Centre Zone would be a Restricted Discretionary activity. H Retail (A20) Retail up to 450m 2 gross floor area per tenancy are permitted activities. As none of the tenancies are greater than 450m2, the proposed retail activities are permitted. H Community Facilities (A28) H Offices (A18) Should such activities be developed, they are provided for as a permitted activity. Offices up to 500m 2 gross floor area per tenancy are permitted activities. Community activities are permitted. As none of the tenancies are greater than 450m2, any office activities would be permitted. H New Buildings (A44) Any new buildings would require a restricted discretionary activity resource consent H11.6 Standards Activity Status Comment As four new buildings are proposed a restricted discretionary activity resource consent is required. H Building Height - Height Variation Control Maximum building height of 13m as a result of Height Variation Control (11m occupiable plus 2m roof form) A maximum height infringement of between 0m and 7.5m is proposed (refer proposal section for details). H Height in Relation to Boundary H Residential at Ground Floor H Yards H Landscaping H Maximum Impervious area in the riparian yard The site does not externally adjoin any of the listed zones. Residential activities are not permitted at ground floor of a building where the dwelling has frontage to public open spaces including streets. 3m where a side or rear boundary adjoins a Residential zone. The yard would apply on the interface with the residential units on the adjoining site at 9 Carrick Place. A landscape buffer of 2m is required along the street frontage where any carparking, loading or service area exists which are visible from the street frontage. N/A A Restricted Discretionary activity resource consent is required for this modification. Complies with this control. Also, refer to Terrace House and Apartment Building zone assessment below. The proposal complies with this control. The proposed development satisfies this control at this adjoining boundary, except for a proposed roofed pergola along this boundary. Therefore a restricted discretionary activity resource consent is required. No carparking, loading or service areas are visible from the street frontage, therefore this rule does not apply. N/A H Wind Applies to new building exceeding 25m Does not apply as no building is taller than 25m 18

22 H Outlook Space H Minimum dwelling size An outlook space of 6m x 4m is required from main living/dining areas and 3m x 3m from other habitable rooms. The minimum net internal floor areas for studios = 30m 2 and 45m 2 for one or more bedroom dwellings. All units comply with this control. All units comply with this control. Residential: Terrace House & Apartment Building (Applies at 198 Dominion Road only units D108, D203, D308 and part 407) H6.4 Activity Table Activity Status Comment H6.4.1 (A3) Dwellings (A35) New buildings Restricted discretionary activity, subject to compliance with the following standards: H6.6.5 Building height H6.6.6 Height in relation to boundary H6.6.7 Alternative height in relation to boundary H6.6.8 Height in relation to boundary adjoining lower density zones H6.6.9 Yards The same activity status and standards as applies to the land use activity that the new building is designed to accommodate. In this case, the above standards apply, and new buildings are accordingly a restricted discretionary activity H6.6 Standards Requirement Comment Consent required for a restricted discretionary activity Proposal complies with the development standards listed opposite, except for the Height in Relation to Boundary rule. Consent required for a restricted discretionary activity H6.6.5 Building Height 16m Complies 19

23 H6.6.6 Height in relation to boundary H6.6.7 Alternative height in relation to boundary within the THAB zone 3m plus 45 (where adjoining site zoned THAB zone). The standard does not apply to existing or proposed internal boundaries within a site. Within 20m of the site frontage, buildings must not project beyond a 60 recession plane measured from a point 8m vertically above ground level along the side and rear boundaries of the site. A minimum 1m side and rear yard is to be provided where the Alternative HiRB control is applied. Buildings or part of buildings further than 20m from the site frontage must not project beyond a 60 recession plane measured from a point 8m above ground level, and 2m perpendicular to the side and rear boundaries of the site. Does not comply Alternative HIRB rule below proposed to be used. Therefore a restricted discretionary activity resource consent is required. It is proposed to use both parts of this rule (both within 20m and beyond 20 of the front boundary). The proposed development complies with these rules. A restricted discretionary activity consent is required under rule (A34). The standard does not apply to existing or proposed internal boundaries within a site. H6.6.8 Height to Boundary Adjoining Lower Intensity zone H6.6.9 Yards H Maximum Impervious Area H Maximum Building Coverage H Minimum Landscaped Area H Outlook Space H Daylight Note: It is a Restricted Discretionary Activity to utilise this standard under A34 THAB zone A lower height to boundary plane applies to lower intensity zones. Front: 1.5m Side and Rear: 1.0m Does not apply Complies 70% of the net site area Complies 50% of the net site area Complies 30% of the net site area Complies Principal living room - 6m depth, 4m width Principal bedroom - 3m depth, 3m width Other habitable rooms - 1m depth, 1m width. Within the same site, where the proposed building contains principal living or bedroom windows, that part of the building higher than Complies Complies 20

24 3m opposite another building is limited in height to twice the distance between the two walls for a length defined by a 55 arc from the centre of the window. H Outdoor Living Space This standard does not apply to development opposite the first 5m of a building which faces the street, measured from the front corner of the building. 1. Dwelling must have an outdoor living space that is at least 20m 2 that comprises ground floor and / or balcony / roof / terrace space that: has no dimension less than 4m and has a gradient not exceeding 1 in 20; and / or where provided in the form of a balcony, patio or roof terrace is at least 5m 2 with a minimum dimension of 1.8m; and is directly accessible from the dwelling; and is free of buildings, parking spaces, servicing and manoeuvring areas 2. Where entire dwelling is above ground level, it must have outdoor living space in the form of a balcony, patio or roof terrace that: (one-bedroom dwelling) is at least 5m 2 and has a minimum dimension of 1.8m; or (two-or-more bedroom dwelling) is at least 8m 2 and has a minimum dimension of 1.8m; and Is directly accessible from the dwelling; and Except that a balcony or roof terrace is not required where the net internal floor area of a dwelling is at least 35m 2 for a studio and 50m 2 for a dwelling with one or more bedrooms 3. Where outdoor living space required by this standard is provided at ground level, and is located to the south of any building located on the same site, the southern boundary of that space must be separated from any wall or building by at least 2.0m + 0.9(h), where (h) is the height of the wall or building. For the purpose of this rule, south is defined as between 135 and 225 degrees. Complies 21

25 H Fences and walls H Minimum Dwelling Size Fences / walls must not exceed the following heights: Within the front yard, either: 1.2m; or 1.8m for no more than 50% of the site frontage and 1.2m for the remainder; or 1.8m if the fence is at least 50% visually open Within side and rear yards: 2.0m Studio - 30m 2 1 bedroom or more - 45m 2 Complies Complies Overlay - Built Heritage and Character: Special Character Areas Overlay Residential and Business - Business Eden Valley D (A18) D (A20) Transportation E E E E (T149) The total or substantial demolition of character supporting buildings requires a restricted discretionary activity resource consent. New buildings require a restricted discretionary activity resource consent. Maximum carpark number allowance. As set out in the transport assessment, a maximum of 225 carparks are permitted. Size and location of parking spaces and manoeuvring dimensions. One loading space is required for the development. Minimum width of vehicle crossing at site boundary is 5.5m for one way and the Two character supporting buildings are proposed to be removed. A restricted discretionary activity resource consent is therefore required. Four new buildings are proposed as part of this development. A restricted discretionary activity resource consent is therefore required. As 116 carparks are proposed, this standard is complied with. For regular user carpark spaces, a 2.5m wide by 5.0m deep carpark requires a 6.7m manoeuvring space. The carpark layout meets these dimensions except for the manoeuvring space between carparks and carparks 35-37, where the manoeuvring space is 6.1m. Further 20 stacked carparks are proposed. Overall, a restricted discretionary activity resource consent is required. A restricted discretionary activity resource consent is required. The proposed vehicle crossing is permitted. 22

26 maximum width is 6.0m. One 6.0m crossing is proposed. Earthworks E Land Disturbance Regional (A3) E Land Disturbance District (A6) & (A10) Stormwater/Flooding E8.4.1 (A9) Contamination E (A6) Noise E Construction Noise E Vibration E Internal Sound Levels Street Tree Removal E (A10) Up to 10,000m 2 of earthworks is permitted where the land has a slope of less than 10 degrees. Earthworks greater than 2,500m 2 and 2,500m 3 requires a restricted discretionary activity resource consent. Diversion of stormwater into land in urban areas greater than 1,000m 2 and less than 5,000m 2. Discharge of contaminants onto land from disturbing soil on land containing elevated levels of contaminants greater than 200m 3 per site (E (1)). The acoustic assessment indicates that the construction noise levels may be exceeded as there is the potential for rock breaking to occur. The acoustic assessment indicates that the construction noise levels may be exceeded as there is the potential for rock breaking to occur. The acoustic assessment indicates that the mechanical ventilation aspect of this rule may not be met. Removal of any street tree greater than 4m in height or greater than 400mm in girth requires a restricted discretionary activity resource consent. As the site area is 5,173m 2, the proposal is considered to be permitted under this rule. A restricted discretionary activity resource consent is required under these rules. Site impervious area is 90% of the total 5,173m² (4,656m² impervious). Therefore, within the 1,000m 2 to 5000m 2 range. This will require a Controlled activity resource consent. The proposed development complies with the relevant controlled activity standards as set out in the Civil Infrastructure Report. The proposal requires a Controlled activity resource consent as the volume of potentially contaminated soil will exceed 200m 3. The proposal requires a restricted discretionary activity resource consent. The proposal requires a restricted discretionary activity resource consent. The proposal requires a restricted discretionary activity resource consent. The proposed street tree to be removed is 4.5m in height and therefore requires a restricted discretionary activity resource consent. 23

27 Overall, based on my assessment of the relevant planning framework and the supporting reports, the proposal requires a restricted discretionary activity resource consent. 24

28 6.0 ENVIRONMENTAL EFFECTS ASSESSMENT The following assessment is an analysis of both positive and negative actual and potential effects arising from the activity proposed as part of this application. 6.1 Character & Amenity The RMA defines amenity values as those natural or physical qualities and characteristics of an area that contribute to people s appreciation of its pleasantness, aesthetic coherence and cultural and recreational attributes. The site is located on a prominent street frontage along Dominion Road and also has a secondary street frontage along Valley Road. The centre demonstrates progressive development from the late 19 th century through to a peak of development in the 1920's. At this intersection, the Eden Valley business area was established in the early 1900s. The Eden Valley Character Statement (AUPOIP Schedule ) recognises that two storeyed Edwardian style buildings were constructed on three corners of this intersection and they remain in place today. They are acknowledged as Character Defining buildings. Other one and two storeyed masonry shops were constructed in Eden Valley in the 1920s. The character and amenity of the surrounding locality is comprised of three main elements: The Dominion Road commercial/character environment; The Valley Road commercial/character and residential environment; and The residential environments to the north and east of the site. These visual catchments and character areas are assessed in detail in the Design Report, Urban Design, Landscape and Visual Assessment and in the Character Assessment submitted with the application. The Design Report and Urban Design, Landscape and Visual Assessment are supported by the 3D photo simulations (Attachment 6) which are also submitted in support of the application. This application relates to a mixed use development located in the vicinity of the intersection of Dominion Road with Valley Road. The proposed development is set around an historic intersection of early Auckland and is located within the Eden Valley character area. This area is a business zoned character area which has been identified in the AUPOIP. The location is representative of previous shopping strip development within the inner city suburbs of Auckland. There has been continuous development of these shopping 25

29 strips including the Eden Valley business area since they were first developed. One of the key considerations associated with this project has been to establish a 21st century approach to redevelopment within such character areas. This has posed numerous challenges as well as considerable opportunities. The character area is identified along the Dominion Road frontage north of Valley Road, and south of Valley Road. An important point to recognise in relation to the character area is the 13m (11m occupiable development plus 2m roof form) maximum building height standard permitted through the Height Variation Control. It is also important to accurately assess the existing character of the overlay area including contemporary amendments to sites and buildings that have resulted in large carparks and eroded building frontages abutting street edges as well as unsympathetic building additions (refer Character Assessment for detailed analysis of buildings) that have occurred. The outcome, in my view, has resulted in a character area that features some quality examples of character buildings but, when considered in its entirety, the quality of the character area is somewhat compromised by development over time. The Design Report outlines the detailed design analysis undertaken of the local centre. The assessment analyses the existing grain, modulation and design features of the existing streetscape and subsequently responds to these design cues. The proposed design also reflects the historical uses and destinations that comprised the Eden Valley commercial area. Considerable assessment of building massing and façade composition has resulted in the six building façade approaches to the Dominion Road elevation and the more contemporary Valley Road elevation. A detailed analysis of character and amenity effects and the design philosophy proposed is provided below. The Dominion Road frontage of the site is recognised as a business character area within the relevant planning documents. This recognition has evolved as a result of the Dominion Road/Valley Road commercial district being one of the early trading centres within Auckland s inner city suburbs. This early activity has resulted in a number of character buildings being established along the Dominion Road frontage, centring on the Dominion Road/Valley Road intersection where three prominent character buildings are currently located (as recognised in the Character Statement for Eden Valley). These buildings (outlined in the Site Description section above) are two level buildings with intricate architectural detailing and parapet features which are a predominant element of this landscape. As one moves up and down Dominion Road, the scale of buildings remain similar (1-2 levels), however the quality and variety of building stock can be described as highly variable. Ongoing redevelopment and construction along this 26

30 frontage has resulted in a variety of development outcomes, including: gaps between buildings, street front carparks and a difference in building materials. Regardless, it is important to recognise and complement the existing quality character features of this business area in any building design and to take into account the development outcomes that the AUPOIP provides for. This requires a balanced approach between providing for the Local Centre zone planned outcomes (including intensification) and the Character Area planned outcomes. The measures proposed to support the existing and planned character outcomes for the area include: the use of complementary rhythm, scale, fenestrations, material texture and modulation of character elements and buildings along the Dominion Road frontage. The proposed development has undertaken a detailed analysis of these features and has proposed a comprehensive design outcome that is both complementary and contemporary in design. This includes consideration of contextual height variation (recessed frontage at upper levels along Dominion Road), horizontal articulation and building masses articulated with a finer grain of development along the streetscape. The proposed development also completes the street with a design language that supports the critical mass of character at the street intersection. In this regard, the proposed building forms reduce in height from north to south and result in a new two level building to replace the two level character supporting Universal Building ( Dominion Road) which adjoins the two level character defining buildings on the adjacent sites to the south. A second character supporting building is also proposed to be replaced ( Dominion Road). The Universal Building was previously a single level garage and was reconstructed in 1949 as a two level building with a retail outlet on the ground floor and residential accommodation above. There have been subsequent amendments to the ground level shopfront, street canopy and upper level windows (possibly replaced with modern casements). As a result it has been substantially altered over time and as acknowledged in the Character Assessment, it has limited reference to the early 20 th century special character architectural values. The building construction comprises brick with plaster cover. While, the building is tidy in appearance and is of a complementary scale to existing development along this frontage, the building itself is not specifically referenced in the Eden Valley Character Statement, apart from a general reference to plastered brick construction and Moderne styles being part of the physical and visual qualities of the character area s built form. On balance, I consider the replacement of this building with a contemporary building that respects the character, fine grain and rhythm of the Dominion Road frontage will result in minor adverse effects on the character and amenity of the Eden Valley Local Centre. 27

31 The building at Dominion Road, has been added to and amended over time and it is generally agreed that it does not make a positive contribution to the character of the Local Centre. When viewed from the north, as demonstrated in viewpoint 1 in the visual simulations appended to the Urban Design, Landscape and Visual Assessment Report, the existing character of the frontage appears somewhat disparate with a combination of open landscaped frontages, recessed residential and commercial developments, street frontage parking and developments of one to two levels. The proposed development, in terms of its overall design and streetscape will set a new vernacular for the Eden Valley business area and with the setback upper level will become a development that will be complementary to the future planned character of the locality. The proposed grain, identity and materiality of the proposed street front buildings are considered to be complementary to the locality and the character overlay provisions. It is proposed to establish six separate building elements on this frontage. Each element features a unique design language is representative of a streetscape building rhythm that is complementary to the Eden Valley Character Area. Overall, the building façades have been carefully articulated, spaced and arranged to continue to reinforce the existing grain and pattern of the quality elements of the character area. The summary of the design evolution set out in the Design Report and the Character Assessment supports this conclusion. A key challenge is to establish a modern 21st century approach to development within character areas such as Eden Valley. In my view, this requires a positive complementary and contemporary development outcome and not simple repetition of existing design outcomes. The Character Area objectives and policies support this approach and require positive design outcomes for development within these areas. The proposed scale of the new buildings can be supported through the use of contemporary design approaches including upper level setbacks, streetscape modulation and variety of finishing materials. These design approaches include elements which manage the interface between new and old whilst also ensuring scale relationships between existing and proposed buildings are adequately managed, bearing in mind the character overlay enables buildings to be developed up to 13m in height. A detailed analysis of character architecture and modern interpretation of important building elements (assessed in the Design Report) has ensured that the resulting built form outcomes are appropriate and supportive of the character and amenity outcomes sought for this locality. An additional challenge with this project has been to integrate a transport orientated development (TOD) into a site that includes a character frontage along Dominion Road and various residential interfaces. This 28

32 has required extensive architectural design, analysis and innovation to produce the positive outcomes now being submitted as part of the application. The Character Assessment submitted with the application has undertaken a detailed assessment of existing character elements of the business area and how the proposed development fits into this locality. The report documents the design process and summarises the design changes that have occurred since the original design was developed in mid These amendments include a more restrained aesthetic to the façade, setback of upper levels, vertical articulation to reflect finer grain, horizontal definition and among other matters more sensitive use of materials. The assessment considers the proposed development against the AUPOIP character provisions and concludes that the proposed design responds positively against these provisions. Overall, the assessment concludes that the development (including the removal of two character supporting buildings along this frontage will result in adverse effects that are minor. The assessment acknowledges the design amendments that have been made to mitigate the effects of the fourth and fifth levels of the development. These include building setbacks, complementary form and a refined design aesthetic. In my view, for the above reasons, the proposal sits comfortably within its Dominion Road environment and the buildings that are to be removed, do not display sufficiently strong character features or elements that warrant their retention above the proposed redevelopment. This is supported by the Special Character Assessment included as Attachment 8. In terms of the Valley Road environment, this area is more contemporary in nature than Dominion Road and therefore a more contemporary solution is proposed. The application site falls outside the character area along this frontage however the new buildings have been designed to be sympathetic to the Business Character Area buildings to the west and the Single House/Isthmus A overlay buildings to the east. This has resulted in a reduced scale on this frontage with upper level setbacks, a mansard roof type structure, activated side elevations and prominent areas of glazing. The building elevation along this frontage comprises two solid elements with a central courtyard access point in between. The lower levels are occupied by active edges which are complementary to the character buildings to the west and also the sites on the opposite side of the road. The angled upper level mansard roof interspersed with glass allows views out of the building and privacy within. 29

33 I consider the proposed contemporary design approach, activation of front/side elevations and building setbacks proposed at the street edge (level four of Building D is setback approximately 11m and level 5 of Building C is setback approximately 14.5m from Valley Road) are appropriate and will result in a quality character outcome for this frontage. Opposite the site, a modern two level commercial development exists ( Dominion Road) alongside the Countdown complex (120 Valley Road) carpark (which was recently being extended along Valley Road for carparking and servicing Valley Road). This frontage is highly active and the supermarket carpark activity includes vehicles and people moving about late at night and potential headlight glare from the augmented carpark. As a result, in my view the proposed development (with its more contemporary and solid frontage) will sit comfortably within the character of this environment. Refer to Figure 3 below to identify properties referred to. With regard to the Local Centre zoned site adjoining the development site at Valley Road, this is occupied by a law firm within the front residential style building and a commercial activity (Aeroqual an air quality company) within the rear warehouse type structure. The rear of this site is substantially retained and thereby elevates the height of the adjoining residential buildings at 21 Carrick Place to the rear. As a result, the proposed development seeks to setback the southern part of Building D to provide some separation to the law firm building. However, in terms of the northern part of Building D, it is proposed to be located adjoining the commercial warehouse building, as this building comprises a significant concrete wall on the boundary, thereby negating any benefit of potentially setting Building D back along this part of the boundary. Overall, it is my view that the proposed development sits comfortably alongside the existing commercial activities at the Local Centre zoned property at Valley Road. In terms of the relationship with the nearby residential neighbourhood (north and east), the proposed development will be noticeable from the residential properties to the north, north east and east. It should be noted that if the immediately adjoining property to the east ( Valley Road) of the application site (which is zoned Local Centre also) is redeveloped up to its permitted height of 13m (with 2.5m + 45 degree recession plane), it will reduce the effects on the residential properties to the east. The properties to the north and north east (and to an extent to the east) will be faced with contemporary residential buildings within the business zone that appear as four level structures (fifth level of building C is substantially recessed) that are separated from these dwellings (9 Carrick Place, 16 Carrick Place, 18 Carrick Place and 21 Carrick Place) by between 6m and 24m and/or by the street width of Carrick Place or 30

34 by the existing Local Centre zoned site. Further, the dwellings at 21 Carrick Place are elevated above Valley Road by a significant retaining wall that exists along the rear and side boundary of 109 Valley Road (the commercial warehouse type structure occupied by the Aeroqual operation). Although this property features an outdoor deck/accessway along its western boundary it is separated from the application by the commercial warehouse building at 109 Valley Road and a distance of approximately 20 metres. Further this elevated structure overlooks the carparking and yard area of 109 Valley Road, therefore the character and amenity of this site is compromised to a large extent at present. It is also noted that the Carrick Place frontage of this site is occupied by private carparking. 107 and 105 Valley Road are residentially zoned sites and are occupied by single level dwellings. It appears that 107 Valley Road has been cleared of vegetation and is currently either vacant or being refurbished. 105 Valley Road currently appears to be occupied and features carparking to the front of the dwelling and vehicle access along the side of the site and parking immediately to the rear of the site. The remainder of the rear of the site provides for outdoor living for this property. These properties are separated from the application site by the Local Centre zoned property and a distance of between 17.5m and 43.5m. As a result these properties are well separated from the application site. In my view, there can be a reasonable expectation that contemporary multi-level developments will be constructed within the development site. Therefore that element of character and amenity is to be anticipated by the receiving environment (refer to height analysis in the following paragraph and the following sections of the effects assessment). The contemporary design is appropriate, given the existing and planned character for the area and the varying character catchments that are affected by the proposed development. The considerable separation distances, elevated topography, orientation or proximity to service areas/garages/rear/front yards of the nearby properties will mitigate the adverse effects associated with the proposed additional height. Also, the proposed landscaping will improve the overall appearance of the development site and will soften the transition between the residential zones and the business zone. This landscaping will complement the proposed separation distances. Where no landscaping is proposed, the design of the development will mitigate character effects by introducing complementary building materials (stone, concrete, timber, glazing and steel) into the development. Also, the long rectangular shapes of the proposed buildings can be considered to be complementary to the character of buildings that might be anticipated within this business environment. 31

35 Tt is clear that the buildings will appear as prominent or noticeable structures from viewing points further afield. However, the visual simulations indicate that proposed development can be accommodated within the locality (for the reasons listed in the below paragraph) and still retain coherence with the character of the locality. Figure 3: Neighbourhood Map 32

36 Adverse effects relating to amenity as a result of construction noise will be short term and managed by a construction noise and vibration management plan and an earthworks and sediment control plan. These matters can be appropriately addressed through conditions on any consent granted. It is my view that the combination of matters outlined above and below (design, separation, landscaping, building location and orientation, setbacks and aspect) will ensure that any adverse amenity effects resulting from the built form will be minor. It is my view that the occupants of these units will receive a reasonable level of sunlight and a number of the units are at the lower levels of the buildings and will have direct access to the outdoor courtyards. This will enable the occupants to enjoy sunlight within the outdoor areas. The design statement incorporates an assessment (page 66) of sunlight hours received at the living/private open space area of each unit. (Appendix reference here) Overall, the individual elements of the development combine together to address the character and amenity effects that the building may produce in the immediate and wider locality. For the reasons outlined above, it is my view that any adverse character and amenity effects are minor and that the design, modulation, articulation and materials used in the development are considerable factors in ensuring acceptable character and amenity effects. 6.2 Economic The proposal will result in positive economic effects including positive effects to the construction industry resulting from the significant construction process required to deliver the proposed development. Further, the commercial tenancies proposed along the ground floor on the street frontage will provide economic benefits to retailers and suppliers of such venues. Also, in terms of the new residents, these will also provide positive economic effects to new and existing commercial activities within the Local Centre. The intensification of residential activity within the site will provide an increase in residential occupants, which in turn can support the businesses within the Local Centre and environs, thereby enhancing their viability. Overall, any economic effects are positive. 6.3 Design The relevant matters relating to urban design are addressed in detail in the Design Report submitted with the application as well as the Urban Design, Visual and Landscape assessment report. The design has 33

37 evolved as a result of numerous meetings between the applicant s design team, the Council s urban designers and the Urban Design Panel. As part of the the Urban Design Panel (UDP) process (which is documented in the urban design report), the applicant embarked upon a detailed analysis of the overall design philosophy for the development. This resulted in two substantial redesigns to address the issues raised. This included the impact of the proposed development on the Dominion Road street frontage as well as the overall potential of the development to be accommodated within its surrounding environment. The design process resulted in a refined design approach that reflects the fine grain elements of the existing character area and also reflects the historic context of the character area by recognising historic activities such as pack houses, trading activities, the tramway and industrial trades. The current design has also resulted in a variety of materials, façades, modulation and fenestration of the buildings in order to ensure that they will be complementary to the Eden Valley character location. Figure 4: Character Analysis The design process included a detailed analysis of the surrounding locality, the historic context of the area, the transport orientated nature of the locality, the objectives associated with revitalisation of the Eden Valley business area and diversification of residential and retail options in order to meet needs of the current and future population. The proposed development also seeks to respond to the objectives of the Auckland Plan, which aim to create a development that has a distinctive identity, is diverse, is able to integrate into the surrounding neighbourhood and achieves efficiency. The Auckland Plan objectives also seek to intensify identified centres within the Auckland region, of which the Eden Valley area is considered to be an appropriate location for such intensification. It is surrounded by high quality and frequent public transport as well as high quality public recreation amenities. 34

38 The detailed urban design and character analysis assessed the character of the area, existing and planned building heights, geotechnical and stability issues, infrastructure requirements and parking requirements (bearing in mind its location adjacent to a frequent public transport route). The design process outcome resulted in four key buildings being located within the site orientated in a north-south direction, built upon a basement carpark. The proposed design, based on a north-south orientation, enabled maximisation of sun courts, separation from sensitive adjoining land uses and movement through the site. The proposed design outcome also resulted in minimisation of basalt excavation, consolidation of vehicle entry points and concealment of carparks within the proposed basement. A detailed analysis of the existing grain, rhythm, modulation and fenestration of the character defining and character supporting buildings was undertaken to understand the design outcomes relating to the character of the Dominion Road commercial frontage. The analysis of building widths, historic context, and façade compositions has informed the proposed design outcomes and this has been presented to the UDP, who have commented positively on this approach. While the UDP supported a number of the design initiatives (Dominion Road building massing and façade articulation, street frontage building setbacks and activation of side elevations, Valley road frontage design reference to Maungawhau), they also recommended further analysis in parts of the Dominion Road frontage and the Valley Road frontage (including façade treatments for parts of the Dominion Road frontage, align apartment typology with facades, Valley Road upper level treatment being too industrial). These matters have been taken into account and addressed in the design that is submitted with this application. Importantly, the UDP recommended that the current proposals substantially address the Panel s previous concerns regarding matters of height in relationship to the street frontages. The proposed development has produced a comprehensive design outcome that is both complementary to the existing surroundings and contemporary in design. This includes consideration of contextual height variation, a detailed analysis of building mass, frontage width and grain, recessed frontage at upper levels along Dominion Road, horizontal articulation, larger masses articulated with finer scale and building design references to historic contexts. The proposed development also completes the street with a design language that supports the critical mass of character at the intersection. Overall, the building façades have been carefully articulated, spaced and arranged to continue and reinforce the existing grain and pattern of the quality elements of the character area. 35

39 In my view the character defining buildings provided a more appropriate guide to the urban design outcomes for the development site. This is because the existing character supporting buildings have been modified to a considerable extent through the use of different materials, finishing details and parapet finishing as well as remodelling of the commercial frontage of these sites. Reliance on the existing character supporting buildings would, in my view, result in a design outcome which does not accurately represent the historic character of this shopping strip or its cohesiveness. Therefore, in my view, the character defining buildings provide a more appropriate guide to the urban design outcomes for the site. The design approach included consideration of vertical windows, façade treatment and subtle expressions of vertical and horizontal elements. Existing developments also included recessed shop front doors and raised shop front sills as well as street canopies. These elements have all been incorporated into the proposed design in a manner which is complementary to the existing character of the locality. The upper levels of the Dominion Road frontage have also been set back from the street frontage in order to minimise any potential dominance effects. It is also noted that the materials used on these upper levels include glazing, balconies and lighter weight materials that will reduce the overall visual bulk and apparent visual appearance of the upper levels of a development. This is evidenced in the street elevations provided as part of the Architectural Plans. Within the site these design principles are echoed throughout Buildings C and D. These contribute to the overall form and development of the site and will ensure a complementarity with the proposed new buildings as well as the existing quality buildings within the Dominion Road and Valley Road environment. With regard to the Valley Road frontage, a more contemporary design is proposed with mansard roof forms, glazed elements, activated side elevations and a more solid form combined with active ground levels in the form of retail tenancies. The Valley Road frontage lends itself to a more contemporary design outcome as it is located outside of the character area of Eden Valley. Although it is associated with the business character area and the Isthmus A residential character area it is also located opposite and adjacent to an open carpark, a Countdown supermarket and more contemporary food and beverage and commercial tenancies. As a result, the design response in this direction is tailored to the specific environment and visual catchment that the Valley Road locality is exposed to. The proposed buildings have been set back considerably from the residential property boundaries to the north-east and east of the development site in order to address design matters on these important interfaces. In addition to the separation distance, the buildings abutting or facing these boundaries have been designed to ensure that balconies and windows are not directly facing these residential properties 36

40 and the building is designed to direct outlook either to the east or the west as opposed to directly into these properties. In regard to the proposed materials and finishing, the design report incorporates a detailed summary of the proposed materials to be used in the construction of the development. In terms of materiality, it is proposed to use materials that reinforce the design intentions proposed for the development. These are driven by referencing character and heritage of the locality and the wider Dominion Road environment. In particular, it is proposed to utilise precast concrete for base elements, steel balustrades, timber soffits, steel perforated screens, clay brick, mansard roofing and glazing. Top floors will have a lighter finish to lighten the upper floor and this will reduce the physical presence of the buildings and will reflect daylight down to the sun courts. In terms of landscaping of the courtyards, it is proposed to use a variety of specimen trees, climbers, hedge screening, mass ground cover and lawn combined with specimen subtropical planting. In addition to this, the ground level landscape will comprise concrete paving, steps and ramps as well as steel planter walls. Overall, the combination of the design approach and materials and finishing will ensure a high quality urban design outcome for this development and any adverse effects will, in my view, be minor. 6.4 Visual, privacy, dominance, streetscape An important consideration of this application is how the proposed development addresses effects relating to building dominance, visual amenity, privacy and the streetscape. These matters are considered in various parts of this report and in the several technical reports submitted in support of the application. The development comprises four multi-level buildings. The buildings range in height between three, four and five levels. They are aligned to the two streetscape frontages and are orientated in a north-south direction. This layout takes advantage of the solar orientation and aspect of the site. As stated above in this report, there are three primary visual catchments that will be affected by the proposed development. These are assessed below. In terms of the Dominion Road catchment, the proposal has been designed to achieve a development outcome that is complementary to the Eden Valley character business area. The design incorporates active retail/food and beverage tenancies at ground floor, a street verandah and upper levels which reflect the rhythm, modulation, scale and fenestration of the existing quality character buildings within the 37

41 overlay. At the upper levels, the development is set back from the site boundary to reduce potential adverse dominance and streetscape effects along this frontage. The commercial activities located on Dominion Road will either be adjacent to or facing the proposed development. These activities are also subject to the busy and heavily trafficked (public transport, private vehicles, pedestrians and cyclists) nature of Dominion Road. Dominion Road also provides a significant visual separation between the proposed development and the sites on the opposite side of the road. These existing environmental elements combined with the detailed design approach will reduce potential visual, privacy, dominance and streetscape impacts. The design outcome is considered to be both complementary and contemporary in style, using both modern and traditional materials (e.g. timber, brick, steel and glazing). The design has resulted from a sophisticated articulation of massing, with building width driven by a wider variation of streetscape block mass and a varied articulation of block arrangement. This approach, combined with the variety of finishing materials, recesses in building façade and upper level setbacks. With specific regard to the upper level setbacks, these are proposed above the strong parapet edge of existing buildings along the Dominion Road frontage. As a result, the lower levels of the new buildings retain a strong architectural relationship with the character defining buildings to the south and this is reinforced by the setting back of the upper levels. This in turn reduces building dominance along this frontage. As a result, the proposed development completes the street with a design language that supports the critical mass of character at the intersection and the location s historical context. Overall, the building façade has been carefully articulated, spaced and arranged to reinforce the existing grain and pattern of the quality elements of the character area. The photo simulations submitted with the application give an accurate representation of the built form outcomes that will result once the development is complete. These simulations confirm that the building will sit appropriately within its context and will result in a development outcome that is visually congruent with the existing and planned streetscape and broader locality. While the proposed buildings will be taller in height than existing buildings, the broken up mass of the buildings will ensure they maintain coherence to the future planned character of the area (which anticipates a variety of building heights). In summary, I note that the proposed development, in terms of its overall design and streetscape effect will establish a new vernacular for the Eden Valley business area and the design combined with the setback upper levels will become a development that I consider will be a positive addition to the locality. Viewpoints 1, 2 and 3 are taken along Dominion Road and demonstrate a rather erratic level of existing streetscape and visual coherence. The buildings are generally 1 2 levels but are interspersed with street 38

42 frontage parking, setback residential developments, open spaces and landscaping (including trees), signage and imitation parapets. The proposed use of steel, precast concrete, timber, fine steel perforated screens, metal shutters, clay brick and glazing along this frontage as the primary materials for the development, will also reduce the apparent visual bulk of the development (in addition to the upper level setback) and result in an acceptable built form outcome from this catchment. The photosimulations and 3-dimensional images within the Design Report and the Urban Design, landscape and Visual Assessment confirm this. Figure 5: Dominion Road Frontage The recess of the upper levels and the use of lighter weight building materials will further reduce the apparent visual bulk of the development from this direction. It is noted, however that the proposed development will be built up to the street frontage for its lower levels in order to support quality urban design outcomes for this important part of the Dominion Road frontage. This will provide an appropriate enclosure of the streetscape in order to support a cohesive urban edge along this frontage. This approach is preferred to large spaces and voids along the street frontage which have become evident on other more recent developments which have provided large carpark areas along the Dominion Road frontage. 39

43 In terms of the Valley Road frontage, the application site is not subject to the Eden Valley character overlay, however the properties to the west and on the opposite side of Valley Road are subject to this overlay and the properties to the east are subject to the Isthmus A character overlay. This catchment comprises a variety of building forms, frontages and activities, as outlined above in this report. Valley Road is also a busy district arterial route. In response, the design outcome for this catchment has been developed in cognisance of design features represented in the business character overlay and the residential character overlay. The design opportunities offered include the opportunity to cut into a long run steel roof form with residential features such as dormers, decks or steel windows. These design elements are included as part of the proposed development. The potential to use brick and ground level glazing has also been adopted as it is complementary to the business character area. The built edge on this frontage is three storeys for Building D and four storeys for Building C. An additional floor on each of these building is set back a considerable distance (approximately 11m for Building D and approximately 15m for Building C) from the Valley Road frontage. It is considered that the proposed built form outcomes on this frontage are appropriate given the existing and planned environment in this locality. Any dominance, visual amenity and streetscape effects are mitigated through the intricate design of the façade, the use of contemporary materials and the separation to sites facing the application site. In terms of the adjoining character buildings, adverse effects are mitigated by the setback of the upper level of Building C and the detail of the design of this building in the vicinity of the tavern operation. Further, activation of the side elevations with outdoor decks, glazing and steel reduces potential building dominance, streetscape and visual effects. As the adjoining sites are commercial, no adverse privacy effects are envisaged. Distant views to Maungawhau are also available from this catchment. The current design is considered to be complementary to the maunga and makes reference to the mountain through the folded back upper level roof forms. Viewpoints 2 and 4 in the photosimulations support this conclusion. The UDP have acknowledged this reference in their recommendations. 40

44 Figure 6: Valley Road Frontage In terms of both of the Dominion Road and Valley Road visual catchments, it is important to note that the roading network provides a significant visual separation from the application site and other sites facing the development. Dominion Road and Valley Road are both high vehicle generating carriageways and are also important public transport routes. As a result, they provide a visual and physical separation between the proposed development and properties across the road. In terms of those properties adjoining the development on Valley Road and Dominion Road, any dominance and visual effects on these properties have been managed through the design and modulation of the frontages as well as the use of complementary materials. The buildings on both street frontages are physically separated which further mitigates adverse effects. In terms of the nearby residential properties to the north, north-east and east of the development site, the proposed development incorporates numerous features that reduce effects on these properties. The addresses of these properties are identified on Figure 3 above. Building C at five levels will be the tallest property facing this catchment. Building D at four levels is also in proximity to these properties. The proposal incorporates a number of mitigation features to address effects on the properties to the north (9 Carrick Place). In terms of Building C, this building is set back from the adjoining residential properties (which are single level retirement type properties) by distance of approximately 12m. This 41

45 separation distance is significant in a high density residential environment and within this separation distance the development site will incorporate landscaping and vegetation in order to improve the overall appearance of the site from this direction, as well as softening the transition between the houses to the north and the apartments proposed on the application site. Building C is in the vicinity of the private open spaces of the properties at 9 Carrick Place, however the separation distance and orientation of the units (east-west) will ensure adverse effects are appropriately mitigated. The northern edge of Building C does not incorporate decks looking directly towards the adjoining property at its upper levels. In fact, at levels 2, 3 and 4, the units outdoor living spaces are predominantly orientated towards the north-west and away from 9 Carrick Place. Further, screens are proposed on the northern face of the building to prevent direct overlooking onto the outdoor living spaces of 9 Carrick Place. The upper level of this building is set back further from the northern boundary of the site than the lower levels by a distance of approximately 5m. These measures will ensure that any adverse dominance, privacy and visual effects are appropriately mitigated and that the appearance of the buildings from this direction (including 16 & 18 Carrick Place) will be reduced in scale through the proposed design of the building, upper level setbacks and the proposed landscaping. These elements will reduce the apparent visual bulk of the development and break up its façade so that it does not appear as a significant or dominant building when viewed from this direction. In terms of Building D, this is located closer to the northern boundary than Building C but is still separated from 9 Carrick Place by a distance of approximately 6.2m. Within this 6.2m space, it is proposed to construct a walkway and landscaping along the boundary. These measures will improve the appearance of the site when viewed from 9 Carrick Place. In the vicinity of Building D, the development overlooks the garage and rear spaces of the residential units at 9 Carrick Place and therefore there is less potential to create adverse dominance, privacy or visual amenity effects. Regardless, the development at levels 2, 3 and 4 incorporates screening features and balconies orientated towards the north-west so that any dominance and visual amenity elements are reduced. Level 4 (the top level) is set back from the boundary further than the other levels (approximately 10m from the northern boundary). The increased separation distance, aluminium louvered screen and orientation of outlook to the north-west, will in my view ensure that any adverse dominance, privacy and visual amenity effects are mitigated or avoided. The northern elevation of Building C mitigates any adverse privacy effects on the property to the north by the orientation of the outdoor decks and the proposed louvre and shutter features on the northern elevation of this building. In combination with the 12m separation distance, any adverse privacy effects on the outdoor living spaces of the units to the north are in my view appropriately mitigated (for the reasons outlined above). Also in terms of the uppermost level of Building D, the north-facing deck is set 42

46 back from the building profile at this upper level and therefore any adverse dominance, visual or privacy effects are further mitigated. Both these buildings in elevation feature partially obscured glazing and outdoor spaces which further mitigate effects on the property to the north. The properties to the east and north-east (16, 18 & 21 Carrick Place, 105 & 107 Valley Road) are separated from the application site by an additional business zoned site ( Valley Road). At this stage Valley Road is occupied by two buildings (as outlined in detail above) and therefore the development will at first seem more apparent than were the adjoining business site to be redeveloped, as it may be in the future, up to a height of 13m (and complying with the recession plane). The separation of the development site from the surrounding residential neighbourhood by the business zoned site in between is an important mitigating factor in relation to the effects of this development. Properties from this direction will be appropriately screened and separated from the new development such that any adverse dominance, visual or privacy effects will be minor. With regard to 16 & 18 Carrick Place, these sites are separated by a distance of 7.2m within the application site and then further separated by an additional 15m which is the width of Carrick Place. In addition, the private open spaces of these properties are to the rear or side of these dwellings and will therefore be further separated from the effects of the development on the application site. With regard to 21 Carrick Place, as noted above, this site is elevated above Valley Road and currently overlooks the parking and service are of the commercial activity at 109 Valley Road. This site will be approximately located 16m away from the nearest building on the application site and separated from it by 109 Valley Road. The east elevation of Building D does not include any windows from living spaces and therefore privacy effects will be avoided. In terms of dominance and visual effects, the materiality of the façade (which will include a variety of textured pre-cast concrete and colour steel louvres) will ensure any potential adverse effects will be less than minor. The adjoining site at Valley Road is used and zoned for business purposes. The rear building features a significant concrete wall on the boundary and the proposed development responds to this by establishing a building along this boundary also. In terms of the front building, it is set back from the side boundary and therefore the proposed development is also set back, in order to offer some amenity to this building. However, it is noted that the business zone provisions allow for development up to the side boundary. The 3D photosimulations have produced five viewpoints which are representative of the surrounding neighbourhood that have been developed in order to provide an accurate representation of the effects 43

47 of the development. The viewpoints have been taken from both directions on Dominion Road, Valley Road, a further view from Dominion Road and a view from Mt Eden. The images demonstrate the careful articulation that has been incorporated into the design of the overall buildings such that they can be appropriately accommodated within the context of the Eden Valley business area. The views also confirm that the proposed development can be accommodated within the surrounding residential neighbourhood and wider context without resulting in adverse visual or building dominance effects. There are a number of factors which will ensure that the development is appropriate and these include the carefully articulated design, the proposed materials and finishing, the modulation and fenestration of building forms and the existing and proposed landscaping and vegetation. Overall, the development will not appear visually incongruous with the wider landscape. During the design process a conscious effort was made to ensure that Buildings C and D were set back from the adjoining residential boundaries as far as possible in order to ensure that any potential adverse effects on the neighbours, particularly in relation to their outdoor living spaces, and the north, north-west aspect were mitigated as far as possible. As a result, any overall effects under this section are minor. 6.5 Landscaping The proposed open space and landscape outcomes that will be incorporated within the development are set out in the Design Report and the Urban Design, Visual and Landscape report. The internal layout of the site will be surrounded by an internal courtyard which will be landscaped to a high quality. This courtyard, in addition to outdoor balconies, will provide for the private open space needs of the future residents within the site. The landscaping documents set out in detail what will be provided within the landscaped courtyard area and this will include areas for passive recreation including activities such as passive play and recreation, BBQ s, morning coffees, newspaper and book reading and enjoying the outdoor sunshine. In addition, the directional flow around the internal courtyard will provide for play areas for children as well as scooter paths and potentially basketball hoops. The internal courtyard will provide for circulation within the development to provide legible access to building entrance points and the residential units above. The courtyard will be planted with a variety of specimen trees, lower level vegetation as well as greenery and shrubs. The overall appearance of the courtyard will be improved by the landscaping and this will also assist in softening the transition between the buildings and the open spaces within the site. 44

48 As stated in the Design Report, the open space design approach will produce a series of formalised entries into the lower level apartments as well as an internal street network. The retail/food and beverage and community spaces around the ground level of the perimeter of the site will improve the street level activation of the development site and this will in turn improve the interaction between pedestrians traversing Dominion Road and Valley Road and the development activities within the site. These external activities will provide amenity outcomes for future residents and occupants of the development. In terms of vegetation, it is proposed to utilise a variety of specimen trees, climbers, hedge screening, mass ground cover, lawn and specimen subtropical planting. In terms of the internal courtyard and the ground level plain in between the proposed four buildings, this will be a highly landscaped area which will provide for pedestrian and cycle movement as well as passive recreation opportunities for occupants. This area is proposed to be significantly planted with a variety of vegetation ranging from feature trees to shrubs and grasses as well as hard and soft landscaping. All these features will combine to produce a high quality visual outcome from both within the development and from outside the development where these views are available. 45

49 Figure 7: Landscape Image 6.6 Shading The applicant has commissioned a detailed shading analysis which produces sunlight shadows throughout the day at mid-winter, mid-summer and the Equinox. The shading models analyse shading effect of four separate scenarios, these include the following: 1. An existing development, which models shading from existing development; 2. A compliance scheme at 13m in height, which models shading from the proposed development restricted to 13m high; 3. The proposed scheme, which models shading from the scheme as proposed with Valley Road modelled as existing; and 4. The proposed scheme with a complying development constructed at Valley Road. The key area that requires consideration is the afternoon sun during the periods of the year after approximately 2.00pm. This is where additional shading has the potential to occur as is demonstrated on 46