King s College Proposed Private Plan Change 41 Golf Avenue, Otahuhu URBAN DESIGN ASSESSMENT

Transcription

1 King s College Proposed Private Plan Change 41 Golf Avenue, Otahuhu URBAN DESIGN ASSESSMENT

2 CONTENTS 1.0 EXCECUTIVE SUMMARY INTRODUCTION Purpose of document Report structure Site visit Proposed areas of rezoning Purpose of rezoning SITE AND CONTEXT ANALYSIS Site description Surrounding land uses Streetscapes Amenities Zoning Zoning provisions: Activities, discretion and assesment criteria Zoning provisions: Development standards URBAN DESIGN ASSESSMENT Overview Mangere Road land parcel Hospital Road land parcel CONCLUSION...18 King s College Otahuhu: UD assesment B&A Ref: i

3 APPENDICES: Appendix 1: Locality Diagram Appendix 2: Site and streetscape photos Appendix 3: Amenities map Appendix 4: Zoning map King s College Otahuhu: UD assesment B&A Ref: ii

4 1.0 EXCECUTIVE SUMMARY King s College proposes a private plan change to rezone a 3.11ha area of land adjoining Mangere Road from Special Purpose School zoning to Terrace Housing and Apartment Buildings (THAB) zoning and a 1.55ha area of land adjacent to Hospital Road from THAB and Single House zoning to Special Purpose School zoning. This report provides an assessment of the potential urban design effects of the proposed rezoning based on an analysis of the King s College site and its context. I support the proposed rezoning of the Mangere Road land to THAB as, in my opinion: The greater number of dwellings this will enable is a more efficient use of the land in the context of nearby facilities and amenities, including the Otahuhu bus and rail interchange, Otahuhu Recreation Centre, and Otahuhu town centre. It will result in a more visually consistent streetscape along Mangere Road, as the majority of adjacent sites also have THAB zoning. It better balances managing adverse dominance, shading and privacy effects to adjoining residentially zoned sites with enabling efficient use of the land for high density residential purposes. It allows better management of on-site amenity for residential activity than the existing Special Purpose School zoning. I support the proposed rezoning of the Hospital Road land to Special Purpose School as, in my opinion: That zoning would enable the school to expand out from its currently physically constrained main campus of school buildings on Hospital Road onto directly adjoining land, facilitating the growth of the school in a logical manner. The land, which is predominantly zoned THAB, is not best placed for high density residential use. While it is close to Middlemore railway station, Middlemore Hospital and De la Salle College, it is some distance from a town centre the latter being a desirable amenity for high density living. The proposed zoning would lead to no increased level of adverse streetscape and site interface effects. B&A Ref:

5 The proposed zoning would allow for appropriate management of on-site amenity for educational activities. 2.0 INTRODUCTION 2.1 PURPOSE OF DOCUMENT King s College proposes a private plan change to rezone two parcels of land, one within its Otahuhu school land holding, and the other directly adjoining it. The purpose of this report is to assess the urban design effects of the proposed zoning changes. 2.2 REPORT STRUCTURE The report first presents an analysis of the site and its physical and zoning context. This forms the basis for an urban design assessment of the potential effects of the proposed zoning changes. This assessment focuses on strategic and neighbourhood effects, streetscape effects, site interface effects, and on-site amenity effects. 2.3 SITE VISIT I undertook a visit to the site and surrounding area in July PROPOSED AREAS OF REZONING The first parcel of land is within the King s College school grounds and has a frontage to Mangere Road. The land has an area of approximately 3.11ha and is zoned Special Purpose School in the Auckland Unitary Plan. The proposed zoning is THAB. For ease of reference, within this report I refer to the land as the Mangere Road land parcel. The second parcel forms part of the Royal Auckland Golf Club and adjoins the school on its southern boundary. It has an area of approximately 1.55ha and existing THAB (0.93ha) and Single House zoning (0.62ha). The proposed zoning is Special Purpose School. For ease of reference, within this report I refer to this land as the Hospital Road land parcel. B&A Ref:

6 2.5 PURPOSE OF REZONING I understand that: The purpose of the requested Special Purpose School rezoning on the Hospital Road land parcel is to enable additional school buildings to be constructed on this land as a direct and integrated extension of the school s existing main campus. The purpose of the requested THAB rezoning on the Mangere Road land parcel is to enable residential development of a density that optimises the efficient use of that land. Furthermore, subject to acquisition of the Hospital Road land parcel, this land will be surplus to school requirements. 3.0 SITE AND CONTEXT ANALYSIS 3.1 SITE DESCRIPTION King s College is on a land holding ( the site ), comprising a number of individual lots, with a total area of approximately 24.2ha. It has frontages to Mangere Road, Middlemore Road, Golf Avenue, and Hospital Road. The College s main entry is from the southern end of Golf Avenue. The site is divided into two distinct portions: A large south-western part, with frontages to Mangere Road, Middlemore Road, Golf Avenue and Hospital Road. This is the main campus of the school. The Hospital Road land parcel adjoins it to the south. A smaller north-eastern part, which has a frontage to Mangere Road. This is the Mangere Road land parcel. The two parts of the site are connected by a narrow corridor of land of a width just sufficient for a vehicle accessway. Main campus area The south-western part of the site accommodates the school playing fields and main school buildings. The playing fields have an extensive street frontage to the corner of Mangere Road and Hospital Road, framed to the street by a border of trees. Around the southern side of the playing fields there is a tree lined, internal access road. This connects the southern end of Golf Avenue with Hospital Road. The road sweeps round in a gentle curve and forms a boundary between the playing fields and the main school buildings. B&A Ref:

7 The school buildings, which are grouped in the southern extremity of the site, are one to three storeys in height. They are tightly grouped, forming a strong built contrast to the openness of the playing fields. The south-western part of the site is almost flat. Mangere Road land parcel From Golf Avenue, the private access road also extends to the north-east along the narrow corridor of land connecting the two parts of the site, through to a staff and student housing area within the 3.11ha Mangere Road land parcel. Buildings in this area comprise weatherboard clad mid-twentieth century, one to two storey, single / detached houses and a larger one storey, circa 1970s campus accommodation style building. The buildings are surrounded by lawns with, in some areas, groupings of mature trees. Some of the houses closer to Mangere Road have their own driveway access through to that road. The Mangere Road frontage to this land parcel has a 2.5m-3m hedge and mature tree planting. The Mangere Road land parcel has a fall of approximately 7.5m over a 200m distance from north to south (a 1 in 26 slope). At the southern end of the land parcel is a row of trees. Auckland Council s GIS information 1 shows a stream follows the alignment of these trees, crossing the boundary with adjoining residential sites to the south. Hospital Road land parcel The approximately 1.55ha Hospital Road land parcel is directly to the south of the main campus buildings of the school. It currently forms part of the Royal Auckland Golf Club. The land parcel includes the Golf Club s existing clubhouse and an area of at grade parking, to which Single House zoning applies, and a lawn and driveway area, to which THAB zoning applies. It is almost flat. The land is adjacent to, but has no direct frontage with Hospital Road, being setback from the road behind an approximately 55m deep strip on which there are currently two detached houses. This strip will not be acquired by the school and will retain its existing THAB zoning. 1 B&A Ref:

8 3.2 SURROUNDING LAND USES The King s College site adjoins around Otahuhu College, wrapping around its southern and eastern boundaries. Adjoining the Mangere Road land parcel to the east is Sama Mosque. The Royal Auckland Golf Club adjoins the site along most of its southern boundary. Middlemore Hospital is approximately 250m south of the site on Hospital Road. The predominant other use in the area is residential, comprising generally low to medium density suburban housing of one to two storeys in height. There is a warehousing and shipping container storage facility diagonally opposite the site on Savill Drive / Massey Road. This is at the southern end of a group of light and heavy industrial, warehousing and freight uses that extends north along Saleyards Road and west along James Fletcher Drive. 3.3 STREETSCAPES The two pertinent roads to consider, in terms of their streetscape qualities, are Mangere Road (between Walmsley Road and Great South Road) and Hospital Road, as the two parcels of land proposed for rezoning either adjoin or are adjacent to them. Mangere Road Mangere Road between Walmsley Road and Great South Road is approximately 20m in width. Towards the intersection of both roads it has four marked lanes, with yellow lines indicating no on-street parking. Between the intersections, including most of the road frontage of the Mangere Road land parcel, on-street parking is permitted and there is one traffic lane in each direction. There are grass berms on both sides of the road, except most of the frontage to the Mangere Road land parcel. Street tree planting is intermittent. As I described at section 3.1, the Mangere Road frontage of the school presents to the street with an almost continuous 2.5m 3m high hedge with mature tree canopies stretching over the top. Front boundary treatments along other parts of the road are generally low to medium height fencing and hedging, allowing views through to predominantly one storey, detached housing. Along the southern side of Mangere Road, towards Walmsley Road, the vista opens out to a large open lawn in front of the historic main building of Otahuhu College. B&A Ref:

9 There are existing views between houses on the north side of Mangere Road to the Otahuhu College playing fields and the tree canopy on top of the low volcanic cone of Sturges Park. The road appears to have reasonably high traffic volumes. In summary, Mangere Road has the character of a reasonably busy collector or arterial road surrounded by low density buildings in a relatively green landscape. Hospital Road Hospital Road is also approximately 20m in width. It has one lane of traffic in each direction, with on-street parking on both sides except towards its intersection with Mangere Road, adjacent the King s College playing fields. The southern railway line adjoins the western side of Hospital Road. The combination of the road and railway line creates a wide visual corridor, with views through to low density one to two storey, detached housing on the western side of the railway line. King s College fronts Hospital Road with a 1.6m high fence, with a line of mature tree planting directly behind for most its length. The 55m deep strip adjoining the road in front of the Hospital Road land parcel has front yard hedge and tree planting, largely screening views to the two existing detached houses. 3.4 AMENITIES In addition to King s College and Otahuhu College, other amenities in the area include the Otahuhu College playing fields, on the opposite side of Mangere Road, and the volcanic cone and sports field of Sturges Park. Otahuhu town centre, the Otatuhu bus and rail interchange, and the Otahuhu Recreation Centre and Library are approximately ten minutes walk from the Mangere Road land parcel. The Royal Auckland Golf Club, Middlemore railway station, Middlemore Hospital and De La Salle College directly adjoin or are within a five to ten minute walk of the south-western part of the site, including the Hospital Road land parcel. 3.5 ZONING There is a range of primarily residential and business zonings in the area. THAB zoning applies to lots on the north side of Mangere Road and west of the Mangere Road land parcel. Adjoining this parcel to the east is Mixed Use zoning, at the Mangere Road / Great South Road corner (applying to the Sama Mosque and other sites). B&A Ref:

10 Single House zoning, some with a Special Character Overlay, applies to housing on Middlemore Road and Golf Avenue, and also along Jellicoe Street and Baldwin Street to the east. Otahuhu College and its playing fields have Mixed Housing Suburban zoning. The Royal Auckland Golf Club has mainly Single House zoning (with no Special Character Overlay). This is with the exception of an area of Golf Club land adjoining Hospital Road, which includes the western portion of the Hospital Road land parcel, which has THAB zoning. 3.6 ZONING PROVISIONS: ACTIVITIES, DISCRETION AND ASSESMENT CRITERIA The following is a comparison of the activity status, and associated matters of discretion, of residential activity, educational activity, and new buildings in the two requested zonings: Special Purpose School zone and THAB zone. In the Special Purpose School zone while dwellings are permitted, new buildings or additions to existing buildings that increase the building footprint by more than 20% and that are visible from and located within 10m of a local road, require restricted discretionary consent. Council s discretion is limited to the effects of the building design and external appearance on the adjoining streetscape. Associated assessment criteria relate to: the use of design features to break up building bulk; softening the visual effects of a building by landscaping; and the extent to which building service elements can be viewed from the road. In the THAB zone, dwellings are restricted discretionary. Council s discretion is limited to effects on neighbourhood character, residential amenity and safety from building intensity, scale, location, form and appearance, traffic, and the design of parking and access. Associated assessment criteria link back to THAB zone policies. These policies cover matters including: Providing for passive surveillance; optimising front yard landscaping; and minimising the visual dominance of garage doors. Managing adverse daylight access, privacy and visual dominance effects to adjoining sites. Managing on-site amenity, including privacy and outlook; requiring dwellings to be functional, have access to daylight and sunlight, and provide the amenities necessary to meet the day-to-day needs of residents. B&A Ref:

11 Encouraging accommodation to have useable and accessible outdoor living space. In the THAB zone, educational facilities are discretionary (with Council s discretion not limited to specified matters). 3.7 ZONING PROVISIONS: DEVELOPMENT STANDARDS The following table summarises the Special Purpose School zone and THAB zone s key development standards. Development standard Dwelling density Max height Height in relation to boundary Min front yard Special Purpose - School zone The number of dwellings must not be greater than one dwelling per 2000m 2 total site area. 12m where less than 20m from a Residential (except for THAB) or Open Space zone. Otherwise 16m. 3m + 45 degrees to residential zone boundaries, excluding adjoining THAB zoned sites. No alternative HIRB. 8m + 45 degrees from a road boundary and to site boundaries to which the 3m + 45 degree standard does not apply. 3m, except where the adjoining properties on the road frontage are in the Mixed Use or one of the business centre zones. THAB zone No density standard applies. 16m 3m + 45 degrees. No HIRB to Business zone boundaries. 2.5m + 45 degree to lower intensity zones. An 8m + 60 degree alternative envelope within 20m of the site frontage (or 8m + 2m in + 60 degrees thereafter) may be consented with restricted discretionary, non-notified consent. No HIRB applies from road boundary. 1.5m B&A Ref:

12 Min side and rear yards Min riparian yards Max building coverage Outlook space Outdoor living space Max height front yard fence 3m where it adjoins residential or open space zone. 5m from the edge of permanent and intermittent streams. 1m 50% 50% 6m x 4m for principal living room; 3m x 3m for principal bedroom; 1m x 1m for other habitable rooms. 20m 2 minimum, where at ground level, including 4m x 4m area. 1.8m minimum depth balcony where unit above ground level except not required where the dwelling is at least 35m 2 for a studio and 50m 2 for one or more bedrooms. 1.8m if at least 50% visually open; or 1.55m. 10m from the edge of permanent and intermittent streams. 6m x 4m for principal living room; 3m x 3m for principal bedroom; 1m x 1m for other habitable rooms. 20m 2 minimum, where at ground level, including 4m x 4m area. 1.8m minimum depth balcony where unit above ground level except not required where the dwelling is at least 35m 2 for a studio and 50m 2 for one or more bedrooms. 1.2m; or 1.8 for more than 50% and then 1.2m; or 1.8m is a least 50% visually open. 4.0 URBAN DESIGN ASSESSMENT 4.1 OVERVIEW In this section of my report, I assess the potential urban design effects of the requested zone changes of the Mangere Road land parcel from Special Purpose School to THAB zoning and the Hospital Road land parcel from THAB and Single House to Special Purpose School zoning. The land parcels are assessed separately, given the different zonings requested. The assessment considers strategic and neighbourhood effects, streetscape effects, site interface effects, and on-site amenity effects that would result from both the existing and proposed zonings on the respective land parcels. B&A Ref:

13 4.2 MANGERE ROAD LAND PARCEL Strategic and neighbourhood effects At a neighbourhood level, the discipline of urban design considers the optimal spatial arrangement of land uses relative to each other that results in the most efficient use of land, supports community and commercial centres, and maximises use of public transport networks. In my view, an optimal use of the Mangere Road land parcel to achieve these outcomes is medium to high density residential living. This land use would offer further stimulus and support to Otahuhu town centre and Otahuhu Recreation Centre and optimise use of Sturges Park, facilities which are all within ten minutes walk of the land. It would also offer a greater number of residents convenient access to these facilities. Furthermore, it would increase the number of potential commuters accessing and using the Otahuhu bus and rail interchange. As I discuss below, the THAB zone would enable a greater dwelling yield on the land and is therefore, in my opinion, a more appropriate zoning than the existing Special Purpose School zone at a strategic level. The Special Purpose School zone has a dwelling density control, while the THAB zone does not. Development standard H29.6 states that the maximum number of dwellings must not be greater than one dwelling per 2000m 2 of total site area. The standard specifies that where the school comprises multiple adjoining sites with the same zoning, the entire school will be treated as a single site. Applied to the overall 24.2ha area of the King s College site, this means that with Special Purpose School zoning, the maximum number of permitted dwellings across the whole school site, not just within the Mangere Road land parcel, is 120. The Special Purpose School zone permits student accommodation with no density cap, as this activity does not fall within the Unitary Plan definition of dwelling and so is not subject to standard H29.6. This means the Mangere Road land parcel could be developed with student accommodation buildings to the same 50% building coverage and to a similar bulk and scale envelope as under a THAB zoning (refer to sections and for further analysis). Were the land to be developed for student accommodation, I consider this would not be an optimal use, however, as the benefits students would derive from town centre amenities and the support they would offer to the operation of these amenities would not be as high as for permanent residential use. B&A Ref:

14 With THAB zoning, plausible residential development scenarios on the Mangere Road land parcel, within that zone s bulk and location standards, cover the spectrum from a purely terrace house scheme to an apartment only scheme, or a mixed terrace and apartment scheme. Typical densities for such development mixes are: 45 dwellings per hectare for a terrace only scheme; 100 dwellings per hectare for an apartment only scheme; and a midpoint density of 80 dwellings per hectare for a mixed terrace and apartment scheme. On the land parcel s 2.85ha net area 2 this equates to: 128 dwellings for a terrace only scheme; 285 dwellings for an apartment only scheme; and 228 dwellings for a mixed terrace and apartment scheme. In my view, dwelling numbers would be at the higher end of this spectrum, given the land is reasonably likely to be purchased by one or a small number of developers, allowing comprehensive development, and due to the land s proximity to amenities. In summary, at a strategic level, I consider that THAB zoning rather than Special Purpose School zoning is a more efficient use of the land than Special Purpose School zoning. This is because it could deliver over twice the number of dwellings (285 versus 120). This presents a valuable opportunity for further integration of residential land use with civic / community services and facilities and public transport Streetscape effects The future streetscape of Mangere Road will be formed, in part, by the bulk, scale, height, placement, and visual appearance of buildings relative to the street. These factors are governed by zone development standards, such as maximum building coverage, building height, front yard depth, and height in relation to boundary recession planes, and also by assessment criteria. The majority of sites along both sides of Mangere Road between Walmsley and Great South Roads have THAB zoning. Presuming that sites will redevelop over time within the building envelope that the zone permits, this will mean a street defined by four to five storey apartment buildings (up to 16m high) with 1.5m front yards a marked changed in urban form from the existing low density environment. Retention of Special Purpose School zoning on the Mangere Road land parcel, when applying that zone s height, front yard and height in relation to boundary standards (the latter applied from the road boundary), would mean a two storey 2 This area, less than the 3.11ha gross area, excludes the existing narrow accessway at the southern part of the land parcel. B&A Ref:

15 building (up to 8m) directly adjoining the 145m frontage along the street (no front yard required due to adjoining Mixed Use zoning), with a staggered storey setback under the recession plan up to five storeys, 8m back from the street. In practice, in my view, although the zone permits a zero metre (nil) front yard, any permitted development on the land, such as dwellings (within the density cap) or student accommodation, is likely to provide some depth of front yard, given the desire for some visual buffering from Mangere Road. The bulk of buildings under both zone scenarios, as seen from the street, would be similar, given both permit a maximum 50% building coverage. In terms of building appearance to the street (as opposed to bulk), there is little difference between the two zones, with them both retaining to Council discretion over similar aspects: streetscape effects for the Special Purpose School zone and neighbourhood character for the THAB zone. The THAB zone does, however, have a slightly wider ambit in terms of discretion, allowing consideration of matters such as passive surveillance and encouraging placement of windows and doors to the street. Summary In summary, application of THAB zoning to the Mangere Road land parcel would result in a contiguous stretch of this zoning along most of the road between Walmsley Road and Great South Road. This would enable a common building envelope of four to five storey apartment buildings erected close to the street frontage, overlooking the road with doors and windows. The retention of Special Purpose School zoning would still enable greater building bulk, consistent with an urban character, than the existing environment. However, a full 16m height frontage wall would be set some distance back into the site than on adjacent THAB zoned properties. Any building would likely still respond to the street in a positive architectural or design manner, due to Council retaining discretion over streetscape effects. However, it may not directly address and overlook the street due to no specific discretion on passive surveillance. Overall, in terms of streetscape effects, I consider THAB zoning is more appropriate for the Mangere Road land parcel than Special Purpose School zoning. This is because it will enable a more visually consistent, urban built edge along Mangere Road and is more likely to result in buildings that directly address and engage with the street. B&A Ref:

16 4.2.3 Site interface effects Relevant matters to consider in terms of potential adverse effects at site interfaces of the Mangere Road land parcel are adverse dominance, shading and privacy effects that building bulk enabled under the Special Purpose School and THAB zones may result in. These must be balanced against enabling efficient use of the land. In the assessment below, I consider how the two zones balance managing these adverse effects with enabling efficient use of land in respect of adjoining THAB zoned sites to the west, Mixed Housing Suburban zoned sites to the west and south, and Mixed Use zoned sites to the east Adjoining THAB zoned sites To the THAB zoned sites to the west of the Mangere Road land parcel, in my view THAB zoning achieves a more appropriate balance than Special Purpose School zoning between managing adverse effects on these sites, while enabling efficient use of the school land. This is through offering applicants the choice of a permitted height in relation to boundary (HIRB) standard or an alternative HIRB standard by way of a restricted discretionary consent. The diagram below shows three building envelopes. Envelope A shows a permitted envelope under THAB zone standards to the adjoining THAB zoned land. Envelope C shows a restricted discretionary envelope under THAB zone standards to the adjoining THAB zoned land. Figure 1: THAB / Special Purpose School envelopes to adjoining THAB lots B&A Ref:

17 In both Envelopes A and C, the building comes up to the THAB zone s 1m permitted side yard. In Envelope A, the permitted 3m + 45 degree HIRB forces the bulk of the building back into the site. In Envelope C, through use of the 8m + 60 degree alternative HIRB (where within 20m of the site frontage, or 8m + 2m horizontal + 60 degrees for greater than 20m from the site frontage), the bulk of the building is substantially closer to the boundary with the adjoining sites. Envelope B shows a permitted bulk under Special Purpose School zoning. The zone s required side yard pushes the façade of the building 3m from the boundary, and then the HIRB standard permits building bulk within an 8m + 45 degree envelope. In summary, a compliant THAB zone development adjoining THAB zoned land (Envelope A) has building bulk forced some distance from the boundary. This scenario minimizes adverse dominance, shading and privacy effects on the adjoining THAB zoned sites to the greatest degree of three envelopes, while being the least efficient use of the land (reducing the potential to deliver higher density). A Special Purpose School zone development adjoining THAB zoned land (Envelope B) allows increased building bulk closer to the boundary, and therefore more efficient use of land, but with higher potential adverse dominance, shading and privacy effects on adjoining sites than Envelope A. A restricted discretionary THAB zone development adjoining THAB zoned land (Envelope C) has building bulk closest to the boundary. It is therefore the most efficient use of the land but with the greatest potential adverse effects on the adjoining THAB zoned sites. However, consent will only be granted for the envelope if it can be demonstrated that a reasonable standard of sunlight and privacy is retained on the adjoining site and that adverse dominance effects are minimised. In my view, these permitted and restricted discretionary options available with THAB zoning enable development flexibility by giving applicants the choice of a permitted pathway or a consented pathway that appropriately balances efficient use of land with managing adverse effects on adjoining sites Adjoining Mixed Housing Suburban zoned sites Where the Mangere Road land parcel adjoins Mixed Housing Suburban zoned land to the west and south the developable envelopes under both a Special Purpose School zone and THAB zone are similar, although the Special Purpose School zone is more restrictive. B&A Ref:

18 The Special Purpose School zone requires a 3m yard to the boundary and building bulk to fall within a 3m + 45 degree HIRB. Maximum building height is limited to 12m within 20m of the boundary, after which it may increase to the zone s 16m height limit. The THAB zone requires a 1m yard and building bulk to fall within a 2.5m + 45 degree HIRB (no alternative HIRB is available where a THAB zoned site adjoins Mixed Housing Suburban zoned sites). There is no further restriction on the zone s maximum 16m height for development close to the boundary. The resulting building envelopes are shown in the diagram below. Figure 2: THAB / Special Purpose School envelopes to adjoining Mixed Housing Suburban lots In my view, while the difference is small, the THAB zone envelope ( A ) achieves a more appropriate balance than the Special Purpose School zone envelope ( B ) between managing adverse effects on the adjoining Mixed Housing Suburban zoned sites while enabling efficient use of land. The THAB zone envelope allows building bulk closer to the boundary (1m rather than 3m yard). Potential adverse privacy effects of this are managed by the outlook space standard. The Special Purpose School zone cap on building height to 12m within 20m of the boundary, in my view, has no substantive influence on dominance and shading effects and, in my view, is an unnecessary restriction. I consider the 45 degree B&A Ref:

19 recession plane that both zones use to be sufficient to manage both dominance and shading effects. Under either zoning scenario, the stream which passes along the southern boundary of the land parcel affords an extra level of separation to adjoining Mixed Housing Suburban zoned sites to the south and any development on the land parcel. In summary, the extent of dominance, shading and privacy effects on adjoining Mixed Housing Suburban zone sites from either the THAB or Special Purpose School zone envelopes is similar. However, the THAB zone envelope enables more efficient use of the land with no greater adverse effect Adjoining Mixed Use zoned sites To the Mixed Use zone sites which adjoin the Mangere Road land parcel to the east, I prefer the building envelope enabled by the THAB zone than that of the Special Purpose School zone. The THAB zone does not apply a HIRB standard to adjoining Business zones, recognizing the different amenity expectations in these zones. A building could therefore be erected up to a full 16m height up to the 1m required side yard along the boundary. The Special Purpose School zone, however, requires an 8m + 45 degree HIRB to the Mixed Use zone boundary. I consider that degree of control on bulk to the adjoining Mixed Use zone sites is not necessary to manage adverse effects on uses when considering the amenity expectations of that zone On-site amenity effects Both the Special Purpose School zone and THAB zone have the same space dimension requirements in terms of outdoor living area and outlook space. They also permit the same maximum building coverage. However, the THAB zone requires restricted discretionary activity consent for dwellings, with Council retaining to itself discretion on matters including residential amenity and safety, with associated assessment criteria pertaining to on-site amenity, the functional design of dwellings, and meeting the day-to-day needs of residents. The Special Purpose School zone permits dwellings (up to a density limit cap). Council therefore has no discretion over on-site amenity aspects for residential use in that zone. Given that any future development on the Mangere Road land parcel will most probably be residential dwellings, I therefore prefer THAB zoning on the site, due its B&A Ref:

20 power to consider on-site amenity an important aspect to the success of higher density living. 4.3 HOSPITAL ROAD LAND PARCEL Strategic and neighbourhood effects The Hospital Road land parcel is within a 5 minute walk of the Middlemore railway station and Middlemore Hospital, and a ten minute walk of De La Salle College via the pedestrian bridge over the railway line. If the existing THAB zoned 0.93ha portion of the land parcel was developed under an apartment only scenario (100 dwellings per hectare), this would yield 93 dwellings. If the Single House zoned 0.62ha portion of the parcel underwent a vacant lot subdivision (minimum 600m 2 lots), this would yield a potential ten dwellings. This would deliver a total of 103 dwellings. While close to public transport, a school, and a hospital, the land parcel is some distance from a civic / commercial centre with Papatoetoe town centre 2.3km to the south and Otahuhu town centre 1.75km to the north-east. A change of zoning of the land parcel to Special Purpose School zone would enable King s College to expand its existing main campus of buildings, which is in a currently physically constrained area between the school s playing fields and its southern boundary. At a strategic or neighbourhood level it is therefore a question of the relative benefits of enabling a potential 103 dwellings on the Hospital Road land parcel via retaining its THAB and Single House zoning, versus providing King s College with additional land zoned for school purposes - so enabling them to address their currently constrained main campus design. On balance, given the distance of the Hospital Road land parcel from a civic / commercial centre; the relatively low number of dwellings that would be achieved on the land via its existing zoning; and the benefit to the school for its current and future operations and planning that would be derived from enabling it to expand its main campus onto directly adjoining land, I prefer Special Purpose School zoning Streetscape effects Applying Special Purpose School zoning to the Hospital Road land parcel will, in my opinion, create no difference in visual effects, in terms of building bulk and B&A Ref:

21 scale, on the Hospital Road streetscape beyond those already enabled by the land s existing predominant THAB zoning. Special Purpose - School zoning has a maximum 16m permitted height and 50% building coverage. This is the same as the THAB zone, which is the zoning that both currently applies to the majority of the land parcel and to the 55m deep strip of land between it and the road, that latter which will be retained within the Golf Club. The same permitted building bulk and scale, as seen from Hospital Road, is therefore enabled by both the existing and proposed zoning Site interface effects Adjoining zoning to the Hospital Road land parcel would be THAB on that part of the Golf Club to the south and west 3 and Single House on that part of the Golf Club to the east. These zone interface conditions between the school and Golf Club already exist. The proposed zoning change would simply shift the position of these interfaces. For this reason I consider there would be no adverse site interface effects On-site amenity effects The Special Purpose School zone manages on-site amenity through standard controls such as maximum building height, building coverage, impervious area, and screening for rubbish and storage areas. I consider these controls are adequate for the proposed educational activities for which King s College intends to use the land for. 5.0 CONCLUSION I consider that the proposed rezoning of the Mangere Road land parcel from Special Purpose School to THAB will: enable the land to be used in a more efficient manner for high density living, appropriate given its proximity to services and amenities; result in a more visually consistent streetscape; 3 That part to the west being the 55m deep strip of Golf Club land between the land parcel and Hospital Road. B&A Ref:

22 better balance managing adverse effects to adjoining sites with enabling efficient use of the land; and allow improved management of on-site amenity for residential activity. I consider that the proposed rezoning of the Hospital Road land parcel from THAB and Single House to Special Purpose School will: have the benefit of enabling the school to expand out from its physically constrained main campus onto directly adjoining land; acknowledges that the THAB zoned part of the land is not best placed for high density living, given its distance from a town centre; would lead to no increased level of adverse streetscape and site interface effects; and would allow for appropriate management of on-site amenity for educational activities. I support the proposed rezoning from an urban design perspective. AUTHOR Matt Riley Senior Urban Designer, Barker & Associates Limited Date: 21/08/2017 B&A Ref:

23 Appendix 1: Locality Diagram A4 B&A Ref:

24 Appendix 2: Site and streetscape photos Top left and top right: The accessway driveway and parking area in the Hospital Road land parcel. Bottom left: The clubhouse in the adjoining Royal Auckland Golf Club land. Bottom right: Looking north-west to adjoining THAB zoned land within the Mangere Road land parcel. Top left: Currently vacant land within the Mangere Road land parcel. Top right: Accommodation block. Bottom left: Open landscape within Mangere Road block. B&A Ref:

25 Top: Looking north along Hospital Road with the school buildings of Kings College on the right. Bottom: The Hospital Road entry to the Royal Auckland Golf Club. Top: Looking east along Mangere Road with the Mangere Road land parcel on the right. Bottom: Looking west along Mangere Road with the Mangere Road land parcel on the left. B&A Ref:

26 Appendix 3: Amenities map A4 B&A Ref:

27 Appendix 4: Zoning map A4 B&A Ref: