Kerikeri Structure Plan Review 2008 Landscape Assessment

Transcription

1 Kerikeri Structure Plan Review 2008 Landscape Assessment

2 1. INTRODUCTION Littoralis Landscape Architecture has been commissioned by Far North District Council to prepare an updated Landscape Assessment for the study area outlined in the Kerikeri-Waipapa Structure Plan (September 2007). This assessment, alongside ecological and heritage studies, has been undertaken as part of Section 32 requirements under the Resource Management Act Its purpose is to analyse and define the landscape character of the Kerikeri-Waipapa Structure Plan study area. The assessment begins with a brief review of relevant previous studies and then describes and maps eleven Landscape Category areas, based on a commonality of landform, hydrological patterns, vegetation patterns and land use. Meeting the brief has involved the following tasks: Mapping the various landscape character areas; preparing an appendix of summary data about each of the individual landscape units that make up the character areas, including their key characteristics; mapping any special landscape values, natural character or specific features that may be identified; defining and describing aspects that either detract from or contribute to the value and sensitivity of the study area; identifying areas of opportunity\constraint to future land use change; and recommending policy directions to enable landscape protection and to guide change within the study area. A second, separate volume considers the Structure Plan itself and identifies a range of landscape, spatial and character management matters that may be usefully incorporated, particularly in the more urban and intensively developed (or potentially so) areas related to primary areas of settlement. 2. STATUTORY CONTEXT / BACKGROUND 2.1 RESOURCE MANAGEMENT ACT (1991) The purpose of the Resource Management Act (RMA), described in section 5(1), is to promote the sustainable management of natural and physical resources. Section 5(2) states that sustainable management: means managing the use, development, and protection of natural and physical resources in a way, or at a rate, which enables people and communities to provide for their social, economic, and cultural well being and for their health and safety while (a) Sustaining the potential of natural and physical resources (excluding minerals) to meet the reasonably foreseeable needs of future generations; and (b) Safeguarding the life-supporting capacity of air, water, soil, and ecosystems; and (c) Avoiding, remedying, or mitigating any adverse effects of activities on the environment. 1

3 Section 6 of the RMA sets out matters of national importance that are to be recognised and provided for in achieving the purpose of the Act. Landscape values are included in the matters of national importance, both directly and indirectly: (a) The preservation of the natural character of the coastal environment (including the coastal marine area), wetlands, and lakes and rivers and their margins, and the protection of them from inappropriate subdivision, use and development; (b) The protection of outstanding natural features and landscapes from inappropriate subdivision, use and development In addition, Section 7 includes a number of matters relating to landscape and requires particular regard to be given to the maintenance and enhancement of amenity values. Thus the RMA explicitly includes landscape matters. The Act s requirement that outstanding natural features and landscapes be protected from inappropriate subdivision, use and development is a matter for councils and their communities to address when they are developing their district plans and other regulatory functions. This direction is echoed within the New Zealand Coastal Policy Statement, Northland Regional Coastal Plan and Northland Regional Policy Statement with regards to the maintenance and protection of ecological and landscape values, natural and amenity values of the Far North District. The same themes arise in Section 12.1 Landscape, Section 12.2 Indigenous Flora and Fauna, Section 12.7 in the Far North Partly Operative District Plan. More detailed summaries of these policy documents are attached as Appendix 1 to this document. 3. RELATED PLANS AND REPORTS 3.1 DEVELOPMENT OPPORTUNITIES FOR THE TOWNSHIP & ENVIRONS KERIKERI CONCEPT PLAN (1986) This study included an assessment of the land and the landscape s potential to accommodate future growth requirements within Kerikeri. The study identified five landscape types; northern and southern coastal, upper inlet, broad plateau and upper catchment. These landscape types were then divided into a number of Identity Areas based on more information such vegetation, settlement patterns and landscape character. A number of Key Issues emerged from the landscape assessment. These include: Landscape Management conservation of major landscape features and vegetation; conservation of the natural coastline environment; provision of management guidelines for developments in sensitive areas; and limitation on development in Stone Store basin locality. Coastal Management provision of land use management guidelines; conservation of natural environmental features; and provision of design guidelines for development proposals. The principal objectives identified by the study include: 2

4 conservation and enhancement of major landscape features, vegetation and historic buildings; provision of development opportunities in the urban and rural areas in keeping with the environmental character and capability of the land to accommodate such development. Based on this information, a number of areas both within the township and in outlying areas were identified which were capable of accommodating further development. This study also assessed different development options for the future land use and townscape of central Kerikeri. All options placed heavy emphasis on opening up pedestrian and visual access to the Domain from the shopping centre, as well as the retention of the Homestead Road area as a special commercial area. 3.2 THE BAY OF ISLANDS VISUAL ASSESSMENT (1987) This document was prepared by the Environmental Design Section of the Ministry of Works and Development. The study utilised the Ministry s VAMPLAN methodology, which considers the visibleness, unbuiltness, unstructuredness, extent of sensitive areas, and coherence of the landscape in its assessment. The study distinguished between Landscape Character and Landscape Quality in defining strategies and controls appropriate to managing the landscape of the Bay. General conclusions emerging from the study were: i. great care will be needed in managing change within the Bay of Islands Coastal Area to lessen ii. iii. iv. the likelihood of a loss of quality; there is limited areas of the coastline where there is potential for improvement through change; no units could be identified which could accommodate major development without special consideration and control; and the frequency of high ratings for coherence and sensitive areas indicated that the type and location of proposals are important and need to be carefully managed. The entire Kerikeri Inlet area was classified as Estuarine Two. Blacksmiths Bay is noted as being particularly vulnerable to change, with the balance of the estuary displaying modification. Management measures are noted as requiring a balance between conservation for about half the units and potential for improvement or limited development for the remainder of the units. Improvement or limited development is recommended to be directed to where coherence and unbuiltness show lower ratings. The extent of sensitive areas component of the study identified most of the south inlet and the area around Rangitane as being of Moderate sensitivity and the balance of the north inlet and inner inlet as being of High / Moderate high sensitivity. 3.3 FAR NORTH DISTRICT LANDSCAPE ASSESSMENT (1995) The Far North District Landscape Assessment 1995 was commissioned to examine the landscape value of the terrestrial and coastal landscapes of the entire Far North District and to provide potential management strategies for these landscapes. 3

5 The assessment identified the following terrestrial and coastal landscape units, which are located either entirely or partially within the Kerikeri / Waipapa Structure Plan study area: Inland Kerikeri Rolling Farmland (Unit T25) Backshore of Kerikeri Inlet (Unit T28) Wharau / Te Kume Hills (Unit T29) Kerikeri Horticultural Area (Unit T30) Kerikeri / south Te Puna Inlet Flanks (Unit T31) South Coast of Kerikeri Inlet (Unit C12) Inner Kerikeri Inlet (Unit C13) North Coast of Kerikeri Inlet (Unit C14) Of these units, five - T29 to T31, as well as C12 and C13, were defined as being significant and with a sensitivity rating of 5 or greater (with 1 having no sensitivity and 7 being extremely sensitive). Kerikeri Basin as a portion of unit C13 was noted as being of high sensitivity in recognition of its heritage elements and containment. This study also identified that the primary ridgelines along the hillslopes on the northern and southern sides of the Kerikeri Inlet as being sensitive and under immediate threat 1. Three basic strategies were recommended in order to respond to the range of issues identified 2 : 1. Readily defined and monitored elements, such as development location and form, are issues that can be managed through a combination of policies and rules. 2. Such regulatory management should be supplemented by an educational approach when it comes to addressing matters such as the relative impact of various colours and textures in the landscape and the effects of different approaches to incorporation plantation forests. To attempt to address such effects solely through a regime of controls is still likely to be considered excessively bureaucratic by most landowners and would be difficult to enforce. 3. Incentives could also be offered, in recognition of any sacrifices that land owners may make in protecting landscapes or landscape features on their properties. It is likely that incentives would only be offered for protection of landscapes rated 6 or higher, although this approach could be extended to landscape elements which the policies suggested by this study seek to conserve, such as blocks of indigenous vegetation. A number of landscape principals, objectives and policies were developed, with the following overall objective having evolved from the identified principals 3 : To conserve the present character and values of remaining natural landscapes, the coastal edge and those landscape or landscape features which are outstanding. Equally, to recognise and conserve cultural elements and patterns which contribute to landscape quality and identity. 3.4 KERIKERI SUB AREA PLAN LANDSCAPE ASSESSMENT (1995) The Far North District Landscape Assessment (1995) was prepared concurrently with the Kerikeri Sub Area Plan Landscape Assessment. The Kerikeri Sub Area Plan Landscape Assessment analysed the landscape characteristics of areas indentified as being suitable for further consideration for future expansion of Kerikeri and to highlight areas of ecological significance. The expansion areas were defined in response to public feedback to the Kerikeri Sub-Area Study Initial Discussion Document. The assessment began with a brief review of previous studies of relevance and the key findings from these. It then described and analysed the six areas of potential expansion, considering the qualities and 1 Far North District Landscape Assessment (1995) Areas of Landscape Significance Plan, Drawing 9238/13. 2 lbid Section 7, Para 3, Page Far North District Landscape Assessment (1995) Section 8, Para 3, Page 53. 4

6 sensitivity of each and commented on their capacity to accommodate development from a landscape perspective. These areas were identified as Kerikeri Town Centre, Waipapa Road Area, North-west Area, North Inlet Area, South Inlet Area, and Riverview. Conclusions drawn from the analysis of these areas included the following observations: Kerikeri Area i. Kerikeri has capacity to absorb the level of development recommended, but careful management of growth will be needed if the township is to retain its character. Introducing a less restrictive minimum site size for comprehensive development approaches may be beneficial in a quest to retain identity. ii. The woodland clothing the Bing property is an important feature of the Kerikeri area and worthy of retention. iii. Route K1 is supported as the most desirable alignment for the Kerikeri Bypass. Sensitive planning and design are required to minimise its impact. iv. The commercial centre reflects little of the area s character and would appear to offer limited clear choices for future expansion. The preparation of a strategic development plan and consideration of a Mainstreet type of programme are advocated to address both issues. Waipapa Road and North West Areas i. The intention to allow intensive development within this area is supported by analysis of its landscape character. ii. The Kerikeri River corridor, indigenous trees and existing frameworks of vegetation are important landscape features in this area that are worthy of conservation. iii. Potential intensive ribbon development extending from Waipapa Village brings concern regarding future competition with Kerikeri Township and degradation of the travelling experience along SH10. iv. Development of the area needs to be broken into defined sub-neighbourhoods if it is to avoid becoming an amorphous sprawl. v. A commitment to early masterplanning is needed to capture the opportunities offered by the site and ensure a well integrated outcome. North Inlet Area i. This series of landscapes has a variable capacity to successfully absorb the level of development recommended. Some areas are able to accommodate more intensive settlement that the 1 ha site size proposed, others would benefit from a lower density. For the majority of the area the recommended size could be absorbed without significant detriment. ii. Ridges, spurs and headlands are particularly sensitive and should be kept free of future development, as should the Rangitane Pa hill. iii. This area is an important kiwi habitat. Consultation with DOC, and possibly research, is needed to assess the likely effects of further development on the area s kiwi population. South Inlet Area i. The south inlet study area is also composed of a variable range of landscapes. Low terrain inland of Edmonds Road is ideally suited to the 2 ha lot size expansion suggested. Steeper, 5

7 more sensitive landscapes in the eastern and western extremes of the area are better suited to lower density development. ii. The density of existing buildings is recommended as an appropriate limit within 50m of the coastal edge of the main inlet coastline. iii. A number of ecological and cultural features are worthy of protection from impact by future development. These include the Waitangi Wetland and the extensive stone walls in the area. Riverview Area i. This area has the capacity to absorb the level of development suggested without significant detriment, subject to several identified design and siting considerations. ii. Parts of Riverview overlook the highly sensitive Kerikeri Basin. Development in this area needs to be particularly carefully managed to ensure that the integrity of the basin landscape is not compromised. 3.5 KERIKERI STRUCTURE PLAN (2000) The Kerikeri Structure Plan (2000) was commissioned by the Far North District Council to identify relevant issues and determine future courses of action for Kerikeri, in response to considerable growth within the area. Twenty-seven Key Landscape Character Units were identified, along with primary issues for each of these units. The following constraints and opportunities were identified: Riparian areas are of importance from an amenity, landscape and ecological perspective. Rural character is a recurring theme, particularly with respect to Kerikeri s orcharding areas. Incremental weakening of that character has the potential to compromise the identity of Kerikeri. The character of the Kerikeri settlement is noted as being variable, largely as a reflection of the period during which different parts of the settlement have been developed in. The town centre is noted as being dominated by parked and moving vehicles, with poorly developed pedestrian cross connections. The Clark Road eucalyptus grove contributes significantly to the character of the town centre and nearby urban centre. Kerikeri Basin and environs are identified as being of particular significance. A preferred development pattern option for the Study Area was also identified: (a) Overall Development Patterns i. Existing Kerikeri Central and extended Kerikeri Southwest (to Shepherd Road/Riddell Road and Maraenui Road) full urbanised to Medium Density Residential including full sewer and water reticulation. ii. Existing commercial areas of Kerikeri Town Centre expanded around its fringes to the southwest and northeast. iii. Current Low Density Residential patterns of development in Reinga, Riverview and Skudders Beach retained (no new or additional public sewerage and water supply services). iv. Eastern parts of Waipapa Road to Low Density Residential. 6

8 v. Parts of Kerikeri Inlet Road to Low Density Residential pending long-term unbanisation. vi. Balance of Kerikeri Inlet Road retained as Rural pending very long-term urbanisation. vii. Eastern flanks of Hone Heke Road as Low Density Residential. viii. The Clark Road eucalyptus grove to Low Density Residential. Any development to be in accordance with a management plan aimed at protecting the special character of the area and the contribution the area makes to the landscape and microclimate of central area of Kerikeri. ix. Western parts of Waipapa Road retained as Rural. x. Existing industrial zoned land at Waipapa extended in the long term to include almost all land between revised highway alignment and existing highway. xi. Slightly expanded Industrial area at Mill Lane. xii. Packhouse and coolstore of Kerikeri Cold Storage Ltd. On Waipapa Road to Rural in recognition of its special characteristics and the need for buffer areas. (b) Urban Fabric, Heritage, Landscape and Amenity Values i. Full street calming/low volume/pedestrian focussed treatment for Kerikeri Road and in the Kerikeri Town Centre Main Street Development. ii. A Coastal Management Area requiring modifications of sites immediately adjacent to the Kerikeri Inlet to be undertaken such that these do not unduly compromise the character of the inlet. iii. A Heritage Precinct for the Kerikeri Basin and its immediate setting. iv. An amenity strip bordering the rural parts of Kerikeri Road between the Town Centre and State Highway 10. v. Detailed planning of all types of new residential areas to explore opportunities for soft engineering of stormwater management wherever possible, incorporating vegetated swales, detention areas and vegetative filters as overland systems integrated with the esplanade reserve network. 4. LANDSCAPE ASSESSMENT METHODOLOGY The origins of the assessment criteria that have been utilised were set out in the Pigeon Bay Aquaculture Ltd v Canterbury Regional Council Environment Court Decision 4. That decision outlined a number of criteria for use in assessing landscapes. Several subsequent Environment Court cases have reinforced the view that it is appropriate to consider a range of criteria in landscape assessments. The Pigeon Bay Criteria include: The corrected list of aspects or criteria for assessing a landscape includes: (a) the natural science factors the geological, topographical, ecological and dynamic components of the landscape; (b) its aesthetic values including memorability and naturalness; (c) its expressiveness (legibility): how obviously the landscape demonstrates the formative processes leading to it; (d) transient values: occasional presence of wildlife; or its values at certain times of the day or of the year; (e) whether the values are shared and recognised; (f) its value to tangata whenua; (g) its historical associations. 4 [1999] NZRMA 209 at (para 56) based on a series of Marlborough aquaculture decisions by Environment Judge Kenderdine s division of the Court including: Trio Holdings Ltd 2 ELRNZ 353 (W103A/96); Browning W20/97; NZ Marine Hatcheries (Marlborough) Ltd W129/97; Kaikaiawaro Fishing Co Ltd 5 ELRNZ 417 (W84/99) 7

9 Whilst it is recognised that factors which form the landscape attributes of a site are not restricted exclusively to these criteria, they have been used as a framework for the Landscape Assessment Worksheets to aid the process of determining and assessing the landscape values of the separate character units which make up the study area. It should be noted that criteria (e) and (f) can only be fully established through a process of detailed consultation and that consultation has not formed part of the procedure for this Kerikeri Waipapa Landscape Assessment. 4.1 THE ASSESSMENT PROCESS The process of assessing the Kerikeri Waipapa landscape involved the following sequence of actions: 1. Site survey using the Landscape Assessment Worksheets as a framework to identify Landscape Character Units. 2. Further fine-tuning of the worksheets looking at the key physical elements, landscape patterns and compositional features, with regard given to the assessment of Existing Development Trends, Natural Science Values, Aesthetic Value and Heritage Value for each of the identified landscape units. 3. Allocation of an overall sensitivity rating for each landscape unit. The sensitivity rating comes from the analysis of the Existing Development Trends, Natural Science Values, Aesthetic Value and Heritage Value for each unit. 4. Distinguishing those units which have commonality of character and landscape elements, leading to grouping of these common units into landscape character categories that describe the types of landscapes found within the study area. 5. Identification of patterns arising from the mapping of character units and sensitivity ratings. 6. Highlighting the key findings and any coinciding recommendations for policy resulting from the identification and discussion of the landscape character units and sensitivity ratings Landscape Units The assessment process initially involves the division of the study area into individual landscape units which each display a consistent landscape character that is distinctive to that area. This distinctive character is derived from a combination of the existing land use and development patterns, natural science values (including the geological, topographical, ecological and dynamic components), aesthetic values (including, memorability, naturalness, transience, legibility and shared values), and heritage values, as well as the relationship of these attributes with bodies of water (if any). The boundaries between landscape units are along the point where a change in landscape character occurs. This change often occurs as a gradual transition and is not always immediately evident from roads, although reviews of aerial photographs illustrate that this change often follows property boundaries where land management approaches alter. Boundaries that are clearly evident generally follow physical changes, such as the edge of riparian margins. 8

10 When considering unit boundaries, and the management of the areas defined by those boundaries, it is important to appreciate that individual units are often influenced to some extent by adjoining units and vice versa. Furthermore, landscape features within the wider visual catchment can influence the appreciation and perceived character of a unit (for example, adjacent, highly natural areas such as wetlands or distant hill-slopes that form a backdrop). These factors can serve to make unit boundaries something of a zone of transition rather than a tightly defined line that can be concisely identified on the land Landscape Assessment The assessment commenced with an initial ground-based survey from roads and other public areas within the study area. This ground-based work enabled the initial identification of the individual landscape units and the assessment of each using the Landscape Assessment Worksheets. These worksheets are contained in a separate volume. Following the site work, further clarification and analysis of the landscape units and boundaries was carried out at a desktop level, referring to numerous photographs taken during the ground survey and using aerial photography and Google Earth images of the area. A sample of the Landscape Assessment Worksheet is contained in Appendix 1 of this report. At this point the individual landscape units were mapped onto an aerial image of the study area and Sensitivity Ratings considered and applied to the defined landscape units. The allocation of sensitivity ratings to individual landscape units is based on the following factors: The overall naturalness of the unit; and whether there are any elements within the unit of particular sensitivity; and the rarity of the landscape unit or elements within the unit, whether they be natural elements or from cultural modifications to the landscape; and the degree of exposure of the unit when viewed from the surroundings; and the composition of the viewing audience and its relative size; and the visual absorption capability of the landscape unit Landscape Character Categories 47 landscape units were identified within the study area, resulting from the ground work and desktop analysis. These units were grouped into 12 landscape character categories (see Plan 2 at the end of this report). Each category incorporates between 2 and 8 landscape units, which display common characteristics. 5. LANDSCAPE CHARACTER CATEGORIES 5.1 Discussion The Kerikeri / Waipapa area exhibits a relatively complex landscape character, extending from mangrove-fringed coastal inlets through enclosed orcharding areas, river corridors and open sweeps of pastoral land. Cultural patterns, including some originating from Maori settlement and extending through periods of European colonisation and settlement, overlay the area. These are represented by 9

11 many of the built and constructed forms that still exist today. Residential and commercial development is increasingly influencing the landscape character of much of the study area. In parts, relatively recent changes in landscape character are quite subtle, with elements such as shelter belts screening much of the rural lifestyle development within. In other areas, modification to landscape character is clearly contrasted (for example, between residential areas and adjacent estuaries, or between open pasture and adjoining areas of dense native vegetation). Whilst the landscape of the Kerikeri / Waipapa area is diverse, there are recurring themes of landform, vegetative pattern, land use and the relationship of settlement with waterbodies, which provide opportunity for individual landscape units to be grouped together to some extent. 5.2 Description of Landscape Categories The Landscape Units identified during the assessment are segments of the overall landscape that have a reasonably consistent and distinct landscape character. Although these units may be geographically scattered throughout the study area, individual landscape characteristics may be echoed within a number of discrete landscape units. In order to broadly describe and analyse the character of the study areas landscape and the landscape types found within it, landscape units have been grouped together into the following descriptive categories: Coastal Landscape Categories A. Coastal Lifestyle B. Populated Coastal Area C. Bush-Clad Coastal Hill Country D. Farmed Coastal Hill Country E. Estuarine Inlets Terrestrial Landscape Categories F. Urban Centre G. Horticultural / Horticultural Lifestyle H. Natural / Historic Recreational Area I. Extensive Pastoral Country J. Wetlands and Small Lakes K. Riparian Margins It is important to note that whilst the amalgamated units within each category will share a majority of characteristics, there may be elements of their composition that they also share in common with units in other categories 10

12 A. Coastal Lifestyle Photo 1: Skudders Beach Coastal Living (Unit 34) as seen from Kingfisher Drive. Photo 2: View of Rangitane Road / Kurapari Road Coastal Lifestyle (unit 34) as seen from Kurapari Road. Description: This category incorporates 3 landscape units. They are: South-eastern Historic & Lifestyle Area (Unit 3) Rangitane Road / Kurapari Road Coastal Lifestyle (Unit 34) Skudders Beach Coastal Lifestyle (Unit 35) These units are relatively small in size and located on the northern and southern coastal margins of the Kerikeri Inlet. The units share some characteristics with the North Eastern Production unit (Unit 30), having a similar topography and predominantly pastoral vegetation cover, and also exhibit a strong natural character along much of their coastal margin. The units within this category are relatively isolated from existing settlement areas and are characterised by a farmlet-type density of development, although, most notably in the Skudders Beach Coastal Lifestyle (Unit 35), many individual dwellings are located in prominent locations and are of a suburban type and scale and contrast with the rural character of the landscape. In addition, contextual elements such as ancillary structures, fencing and garden areas are often of a character and scale that exaggerate this contrast. The Skudders Beach Coastal Lifestyle (Unit 35) has the raw appearance of relatively recent subdivision development with a lack of a strong structural framework of mature vegetation. The South-eastern Historic & Lifestyle Area unit is characterised by low-lying terrain dominated by manuka shrubland, mangrove and saltmarsh, but with a balance of impoverished reclaimed pasture. The presence of the coast is not readily apparent within much of the unit, although riparian wetland and saltmarsh vegetation hints at its proximity. Scattered dwellings are visible amongst the vegetation and tend to be of a small scale. At the south eastern corner of the unit, horticultural shelterbelts have enabled the integration of more extensive dwellings so that they are largely screened from external views. Nearer the inlet, the unit displays a stronger coastal character and the presence of built development including larger and more recently constructed dwellings is more evident. For the most part, this development is separated from the adjacent waterbody by steep, vegetated escarpments and margins of riparian vegetation along the foreshore. In comparison, the Rangitane Road / Kurapari Road Coastal Lifestyle area (Unit 34) has a more established character, with a greater variety of more substantial vegetation contributing to the structure. 11

13 This results in more effective integration of built development into the landscape, although the presence of elements and structures such as residential fences, mail boxes and garden plantings (such as palms), contribute to a rural residential character. Vegetation plays a significant part in the appearance of all units within the category. Whilst indigenous coastal species, mixed with mature exotics, create a strong vegetative framework that generally serves to integrate buildings, structures and constructed form that is located directly adjacent to the foreshore, broad sweeps of pasture create a pattern of open space in more elevated parts of the units, which in turn leaves these elements relatively exposed to views from across the wider landscape. Key landscape ingredients that contribute to the character of this category include: Open space and exposed built form in elevated locations. Areas generally isolated from existing settlements. A strong vegetative framework along foreshore areas, which integrates built and constructed form. Historical influences. Medium to high sensitivity given the location of the units within this category along the highly visible coastal margin. A. Populated Coastal Areas Photo 3: Riverview Residential (Unit 37) as seen from Fuller Terrace Photo 4: Riverview Residential (unit 37) as seen from Newton Watts Drive Description: This category incorporates 5 landscape units. They are: Eastern Kerikeri Coastal Lifestyle (Unit 6) Opito Bay Settlement (Unit 31) Coastal Settlements (Unit 32) Skudders Beach Coastal Residential (Unit 36) Riverview Residential (Unit 37) The units within this category vary in size somewhat, but are generally combined in their function and character, which is strongly connected to the Kerikeri Inlet and Pickmere Channel waterbodies. Many of the units are focussed around a main wharf or marina area. All are relatively contained by the topography surrounding the Kerikeri Inlet and Pickmere Channel. 12

14 Vegetation plays a significant role in the character of the units within this category. Pohutukawa and other native coastal vegetation combine with exotic trees to create a strong vegetative framework, within which buildings, structures and constructed form is generally well integrated. This integration is enhanced by the further vegetative framework surrounding some of these highly natural units. The exception to this circumstance is residential development located on ridge tops on the northern side of the Kerikeri Inlet (Unit 32). The elevated location of this residential development, either close to or intruding above the skyline, combined with the prominent appearance of some buildings, results in this development appearing prominent when experienced from the wider landscape. Such development impacts upon the natural character of those areas which surround this category (in particular Unit 33). The character of the Coastal Settlements unit (Unit 32) also differs slightly from the other units by virtue of its relative isolation from other nearby clusters of dwellings and a more natural setting. Despite this natural setting, the density and character of development results in a suburban identity which is similar to the other units within the category character, albeit within a more vegetated context. The structure of vegetation which surrounds and separates the clusters of development within these units is a key to maintaining their distinctive character. There is evidence of a gradual degradation of the more desirable vegetation found along the riparian margins of Waipapa Landing (Unit 43) which separates Units 36 and 37, largely resulting from the invasion of this area by exotic weed species. Key landscape ingredients that contribute to the character of this category include: Exposed ridgetop development. Strong vegetative framework around foreshore areas. Highly visible coastal location. Strong relationship with adjacent waterbodies. A strong vegetative framework throughout. Some existing development within the category detracts significantly from adjacent areas with high natural values. Medium to high sensitivity given the location of the units within this category along the highly visible coastal margin. Degradation of ecological, natural character and amenity values as a result of invasion by exotic weed species. B. Bush-Clad Coastal Hill Country Description: This category incorporates 2 landscape units. They are: Wharau Road Bush-clad Hill Country (Unit 2) Northern Bush-clad Hill Country (Unit 33) 13

15 Photo 5: Wharau Road Bush-Clad Hill Country (Unit 2) as seen from Wharau Road. Photo 6: Northern Bush-clad Hill Country (Unit 33) as seen from Doves Bay Road. The units within this category are both located on coastal hills abutting the Te Puna and Kerikeri Inlets. The vegetation within Unit 33 occupies the coastal slope along the northern edge of the Kerikeri Inlet and straddles the peninsula near the mouth of the inlet. It forms an important bush backdrop to this portion of the inlet (between the Doves Bay and Rangitane Loop Road settlements) and contributes to the natural character of the area. In addition, as is evidenced by Photo 6 above, this unit provides an important backdrop to the Doves Bay settlement. Unit 2 occupies the west-facing slopes of an elevated landform on the south side of the entrance to the inlet extending from the ridge down to the margins of the Hauparua Inlet. Despite being scarred by a number of tracks which provide access to dwellings located on these slopes, the vegetation provides a significant contribution to the natural character of the inlet. The Department of Conservation has identified both areas as containing significant flora, as well as being known to provide habitat for North Island Brown Kiwi and other threatened species of fauna. Roadside signage alludes to the significance of Unit 33 for kiwi protection and adds to the perceived naturalness of this unit. Key landscape ingredients that contribute to the character of this category include: A predominantly continuous cover of coastal indigenous forest. High levels of natural character. Highly sensitive units within this category resulting from over-riding natural character. C. Farmed Coastal Hill Country Photo 7: View of North Eastern Rural Production (unit 30) as seen from Redcliffes Road. Photo 8: View of North Eastern Rural Production (unit 30) as seen from Rangitane Road. 14

16 Description: 3 landscape units are involved in this category. They are: Hauparua Inlet (Unit 1) Kerikeri Inlet Road Rural Production (Unit 5) North-eastern Rural Production (Unit 30) These units cover the majority of undulating coastal hill country within the study area, which is utilised predominantly for grazing. Both contain small waterbodies, both permanent and ephemeral. The few roads found within this category tend to follow ridgelines and long views can be obtained across the landscape to the waters of the Kerikeri Inlet and Crowles Bay. The landscape is characterised by steep dissected gullies and appears quite fertile with a consistent pastoral cover. There is little evidence of erosion or recolonisation by native or exotic scrubland, with the exception of along gullies. Some browning-off of vegetation occurs along the more exposed coastal margins and the steeper parts of both units during summer months. As a consequence of the vegetative patterns, the topography of both units is relatively easy to discern. Small pine plantations are a common element within these units, especially on steeper terrain. Generally the margins of these plantings follow boundary lines or linear fence lines, rather than echoing the form of the topography and therefore appear inconsistent with the natural patterns of the landscape. The impact of residential development varies across the units. Development directly adjacent to public roads is highly visible and prominent and this is particularly evident along Redcliffs and Rangitane Roads where recent residential development, frequently of a suburban character and scale, tends to sit awkwardly within the rural landscape. A number of these buildings are constructed from materials or are finished with colours which contrast with the natural hues of the rural area. In addition, the contextual landscape plantings around these buildings are of a more intimate and detailed scale and character which contrasts strongly with the openness of the broader landscape. Built form throughout the remainder of the landscape is relatively inconspicuous where it is set back from roads, located on lower, more gentle parts of the landscape and is well integrated by vegetation and topography. Exposed red clay soils make accessway and farm track batters prominent. The Hauparua Inlet unit (Unit 1) is located at the southern entrance to Kerikeri Inlet and whilst displaying similar landform characteristics to the other units within this character differs with respect to the heritage character afforded by the presence of stone walls. Development within this small and elevated unit is reasonably well integrated with vegetation and vegetation has been retained on its steep east facing coastal margins. Key landscape ingredients that contribute to the character of this category include: A strong impression of openness and exposure throughout much of the units. Undulating landform character under pasture with steeply dissected gullies.. Vegetative framework along waterways. Highly visible coastal location. Highly prominent rural residential development adjacent to rural roads. Integrated rural residential development throughout remainder of units. Constructed form generally highly prominent. 15

17 Pine plantations which contrast with the natural patterns of the landscape. Moderate sensitivity, recognising that the undulating landform has the potential to integrate built and constructed form, with the exception of adjacent to rural roads. D. Estuarine Inlets Photo 9: View of Kerikeri Inlet (unit 48) towards Waipapa Landing as seen from the Lookout. Photo 10: View of Waipapa Landing (unit 43) towards Kerikeri Inlet as seen from Newton Watts Place. Description: This category incorporates 4 landscape units. They are: Aroha Island Estuary (Unit 40) Waipapa Landing (Unit 43) Okura River & Margins (Unit 47) Kerikeri Inlet & Pickmere Channel (Unit 48) These units are characterised by a sense of detachment from the more open water body of the Kerikeri Inlet. This perceived detachment is largely related to their degree of enclosure by topography and vegetation and the fact that some of the units extend a considerable distance inland. Whilst the physical characteristics of these water bodies may be more akin to fresh water rivers - narrow winding channels, the containment by steep banks and a limited expanse of water - the presence of mangroves throughout most of the units attests to their marine origins. Unit 48 is characterised by a more extensive channel of open water which contains moorings for boats. The density of development surrounding these areas is highly variable, as is the interaction of built development within these units. In some instances the unit boundaries are well defined by built modification (e.g. the presence of roads along the margins, which define the estuary edge), but in others, houses sit amongst riparian vegetation along the estuary margins, are separated from the units by areas of pasture or are elevated above the units. Where built development is of a low density (as is evident in Units 41 and 47) or are screened from the units they retain a relatively natural character. Where the units abut areas with a higher density of development (visible in Unit 48) or greater modification these adjoining areas lend a more modified character to the units. Boats moored within the channel within Unit 48 further contribute to the perception of modification and a consequent reduction in natural character. Equally though, these boats can be seen present an element of interest and human interaction with the water that has some relationship with the houses found nearby. 16

18 Key landscape ingredients that contribute to the character of this category include: Enclosed channels. Strong vegetative framework along waterways. Strong relationship to adjacent waterways. The presence of mangroves. Overriding natural character where development or modification of units or adjoining units does not dominate the character of the units. Integrated built development along waterway margins. Heightened sensitive as a result of the elevated ecological, amenity and aesthetic values of each of the units within this category. E. Urban Centre Photo 11: View of Central Kerikeri (unit 10) as seen from Kerikeri Road. Description: 6 landscape units form this category. They are: Kerikeri Residential Area (Unit 8) Kerikeri Recreational Area (Unit 9) Central Kerikeri (Unit 10) Kerikeri Light Industrial / Commercial (Unit 11) Waipapa Light Industrial / Commercial (Unit 22) Waipapa Residential & Open Space / Recreational (Unit 23) This category covers the commercial centre, light industrial / large format commercial zones, and the more intensive residential areas around Kerikeri and Waipapa Townships. Older parts of these settlements feature more generous sized sites, with houses typically set amongst well-developed gardens and amenity plantings. More recent residential development displays less vegetation and therefore built and constructed form is more dominant. Both town centres suffer from poor vehicular and pedestrian circulation systems and limited identity, relying upon the broader setting to influence the limited local character that defines these areas. This 17

19 circumstance leads to a diluted focus within both settlements, although recent streetscape enhancements in Kerikeri s main retail axis has created a critical mass that is beginning to offset that issue. A lack of particularly tall buildings and structures within the town centres results in a human scale of urban space being retained. History has played a major role in the development of Kerikeri, especially around the Kerikeri Basin and Pickmere Channel, where a number of historic buildings, trees, structures and locations are either selfevident or marked by plaques. These nearby influences have some bearing upon the character of the adjacent residential and commercial areas. Waipapa, on the other hand, has seen a recent expansion of large format commercial / light industrial development, aligned with an increase in residential development throughout the areas surrounding both the Kerikeri and Waipapa urban areas. Key landscape ingredients that contribute to the character of this category include: Poor vehicular and pedestrian circulation. Predominant commercial and intensive residential types of development. Subtropical theme of amenity vegetation. Historical identity and references in coastal parts of Kerikeri. Low sensitivity, due to the extent and intensity of existing development. F. Horticulture / Horticultural Lifestyle photo 12: View of Kerikeri Road Rural Living (unit 13) as seen from Riverbank Drive. Photo 13: View of Kerikeri Orcharding / Horticulture (Unit 14) as seen from Maraenui Drive. Photo 14 View of Waipapa Orcharding (Unit 25) as seen from Stanners Road. Photo 15 View of Waipapa Road Lifestyle (Unit 21) as seen from Edkins Road. 18

20 Description: This category incorporates 12 landscape units. They are: Kerikeri Urban Growth Area (Unit 7) Kerikeri Road Lifestyle Area (Unit 13) Kerikeri Orcharding / Horticulture (Unit 14) Kerikeri Road Mixed Use (Unit 15) SH10 Lifestyle Area (Unit 16) Puketotara Road Orcharding (Unit 20) Waipapa Road Lifestyle (Unit 21) Riverstream Lifestyle Area (Unit 24) Waipapa Orcharding (Unit 25) Northern Orcharding (Unit 26) Sandys Road Lifestyle Area (Unit 27) Kapiro / Redcliffs Road Lifestyle Area (Unit 29) This extensive category encompasses a significant proportion of the study and is largely confined to the broad, undulating plateau in the middle and lower catchments of the Waipapa and Puketotara Streams and the Kerikeri River. The recurrent theme which defines the character of this category is the presence of shelter belts an indication of the existing or past horticultural land use and thus a reflection of the soil type favourable for this land use. Within the category there is some variation in character; from intensive orchard properties through to rural residential and lifestyle development that has followed past orchard land use. These varied areas tend to merge and are in a state of rapid change generally toward a more developed character. The resulting temporal and spatial transition means that the extent of these units can be difficult to delineate. As a consequence some areas within this category, such as Unit 7, retain remnants of their orcharding past through small citrus groves around dwellings and a number of shelter belts remaining. That vegetative framework contributes to built form within these areas generally being well integrated into the surrounding landscape. The framework of ordered shelter-belts and where still present rows of orchard tree and vine crops, divide this landscape into linear grid patterns and is one of the key defining elements for these orchard landscapes. As evidenced by Unit 25, this framework of vegetation significantly restricts the visual catchment when viewed from roads. These areas also include some commercial activity, especially along arterial roads. The units act as an intermediary between more intensive orcharding and rural pastoral production areas. In addition to shelterbelt vegetation and vegetation within subdivisions, units within this category are framed by a backdrop of riparian vegetation along river corridors. Large stands of Eucalyptus sp are also a feature within subdivisions off Kerikeri Road. The mature Eucalyptus sp represent an important defining element of the Kerikeri area and, in addition to offering being important visual elements which create spatial division and a valuable backdrop within the landscape, also provide shelter and climatic amelioration. In places, rural lifestyle development led to the removal of shelterbelts and orchard trees within some parts of the overall category area. Within areas such as Unit 25 this has resulted in a composite 19

21 landscape where pockets of established lifestyle development are nestled within the undulating landscape alongside the linear, structured landscape of shelterbelts. Where vegetation has softened the visibility and appearance of built development and where suburban detailing, such as kerb and channel road edging or street lighting is not evident, these areas display a rural character with a moderately high level of amenity. Subdivisions off of Kerikeri and Waipapa Roads, such as within Unit 13, are comparatively raw and suburban in character, generally containing immature and predominantly exotic roadside and entranceway plantings, tar-sealed roads, and kerbing. An underlying frame of more mature indigenous vegetation, often totara, remains from farming times to lie in the background of these semi-urban areas, but is rarely expressed or reinforced as part of the new aesthetic and identity. These subdivisions are also presently quite spacious as a result of only being partially settled. The built form that does exist within these subdivisions is typically quite dominant in the absence of any existing mature vegetation within the allotments. Commercial activity and associated signage has occurred rather haphazardly along roads throughout the area and especially along SH10, where a ribbon of built development has affected the amenity of the area. The collective effects of encroaching residential and commercial development within this category area have degraded the overriding orcharding character considerably. This is especially evident along the SH10 approach to Kerikeri. Key landscape ingredients that contribute to the character of this category include: A strong spatial framework of shelter-belt and riparian vegetation, which provides a linear structure and enclosure to the landscape. Remnants of an orcharding past still remain within units. The successful integration of built development where that development has reflected and respected the existing vegetation and landscape features. A strong presence of commercial activity and associated signage along SH10 on the approach to Kerikeri. Large lot rural residential type development. Generous areas of open space within largely undeveloped subdivisions. Low medium sensitivity resulting from the limited visual catchments and an already modified character, although further development could result in significant effects on some adjacent units that are highly sensitive. The potential for reverse sensitivity effects where orcharding is still predominant. The potential for degradation of the orchard character due to vegetation removal and an increase in built development within the area 20

22 Natural/historic recreational area Photo 16: View of Kerikeri Basin to Rainbow Falls (unit 39) as seen from Landing Road at Kerikeri Basin. Photo 17: View of Stone Store and Kerikeri Basin (unit 38). Description: This category incorporates 2 landscape units. They are: Kerikeri Basin Historic Precinct (Unit 38) Kerikeri Basin to Rainbow Falls (Unit 39) These units take in the highly natural basin area associated with the apex of the Kerikeri Inlet and the low lying land either side of the Kerikeri River, running upstream to Rainbow Falls. At Kerikeri Basin there is a strong heritage character created by the Kororipo Pa site, the Stone Store, Kemp House, and nearby church and wharf. This identity is complemented by the heightened natural character of the entire category, created by the inlet, freshwater river and native and exotic vegetation along either side of these waterbodies. The riparian vegetation and groves of Eucalyptus sp. contribute significantly to a perceived separation from the surrounding urban and semi-urban areas and the contained spatial character of this category. The distinctive character of the Kerikeri Basin area is also dependant on the maintaining a low level of intrusion by contemporary buildings within its immediate visual catchment. The visual catchment is contained by the river valley and some past residential development located along Kemp and Pa Roads has resulted in an erosion of the heritage character. Walkways run throughout this entire area, linking Pa Road, Hone Heke Road, the Kororipo Pa, Kerikeri Basin area, Kerikeri Road, the Fairy Pools, Rainbow Falls and the Kerikeri and Rainbow Falls Scenic Reserves. Key landscape ingredients that contribute to the character of this category include: Historic buildings and sites. Elevated natural character and amenity dominated by waterbodies and associated framework of riparian vegetation. Recreational opportunities via a walkways network throughout the category. High sensitivity resulting from the strong ecological, aesthetic and recreational values associated with the units within this category. 21

23 Extensive Pastoral Country Photo 18: View of wider area of Extensive Pastoral Country west of SH10 (unit 17) as seen from Puketotara Road. Photo 19: Extensive Pastoral Country west of SH10 (unit 17) as seen from Waiere Road Description: This category incorporates 4 landscape units. They are: Kerikeri Rural Production (Unit 12) Wider Area Rural Production West of SH10 (Unit 17) Kerikeri Airport (Unit 18) Waipapa Road Rural Production (Unit 28) These units cover the majority of open and undulating pastoral country, predominantly within the western part of the study area, which is utilised predominantly for grazing. Most units exhibit waterbodies, both permanent and ephemeral. Long views can be obtained generally from rural roads across the wider landscape. The western-most units within this category abut the fertile basaltic volcanics area to the west of Kerikeri and as a consequence exhibit a rich and consistent pastoral cover and little evidence of erosion or recolonisation by native or exotic shrubland, with the exception of vegetation within gullies and along waterways. This vegetation, along with scattered and a limited number of pastoral shelterbelts, help to create the landscape structure. As a consequence of these pastoral land use patterns, the undulating topography of the units within this category is generally relatively exposed. Whilst the category generally displays an gently undulating character, the portion of Unit 17, which encompasses the flood plain of the Kerikeri River, is predominantly flat and open. Small pine plantations are a common element within these units. These plantings follow both boundary lines, as well as the form of the topography. Stands of native vegetation are present throughout the area, some of which are registered as New Zealand Protected 22

24 Natural Areas by the Department of Conservation s Natural areas of Kerikeri Ecological District report 5. Generally, built form throughout the category is relatively inconspicuous on lower, less-sloping parts of the landscape and well integrated by vegetation and topography. It is also typically set some distance from roads. Exposed red clay soils make access way and farm track batters prominent in some instances, although the undulating character of the landform reduces considerably the extent to which these are visible from public roads. The exception to this is the cluster of buildings and constructed elements, such as the runway at Kerikeri Airport; whilst buildings are highly prominent next to Wairoa Road, the runway and tarsealed areas are only minimally intrusive due to the horizontal landform within this unit. Key landscape ingredients that contribute to the character of this category include: Open pasture and exposed undulating landform character. Generally integrated rural residential development throughout. Constructed form sometimes highly prominent. Pine plantations and stands of secondary native forest vegetation throughout. Riparian vegetation along waterways. Medium sensitivity given that the undulating landform and existing vegetation has the potential to integrate built and constructed form. G. Wetlands & Small Lakes Photo 20: Waitangi Wetland (unit 4) as seen from the north-western end of Edmonds Road 5 DOC Natural Areas of the Kerikeri Ecological District; Dated

25 Description: This category incorporates 2 landscape units. They are: Waitangi Wetland (Unit 4) Kerikeri Airport Gumland (Unit 19) These units are both low-lying and comprise small to large ponds and watercourses dotted across the expanse of the wetlands. The Kerikeri Airport Gumland (Unit 19) is confined to a relatively restricted area with an area of some 68ha which is triangular in shape and bounded on two sides by roads and on the third by the airport. The Reconnaissance Survey Report for the Protected Natural Areas Programme describes the site as exhibiting several unique or very rare attributes which cumulatively make it of very high conservation value. The Waitangi Wetland (Unit 4) comprises an area of some 193 ha with associated shrubland areas of some 79 ha and as such the portion contained within the study area represents a small percentage of its overall area. Vegetation comprises of rush beds and divaricating shrubs across the lowest terrain, with mixed native and exotic shrubland (manuka dominated) and groves of trees on more elevated terrain. Birdlife is apparent within both units and in combination with the water and vegetation contributes strongly to their overriding natural character. The identifies the significance of the wetlands and states that: The wetland complex is unusual in that it is close to the coast, is underlain in parts by basaltic lava flows and is the most northern non-aeolian (sand dune) wetland complex of any great size remaining in Northland. It is also the largest within this Ecological District and includes some large areas of native shrubland on volcanic flats. It is a representative site for open water habitat, raupo, rauposwamp maire, Baumea, Baumea-Isolepis-Juncus, Eleocharis, Eleocharis- Epilobium and swamp sedge-shrubland. 50 ha of the wetlands within land managed by private forestry interests are protected by covenant under the Reserves Act A further 76.3 ha of the lower wetland system is held in stewardship by the Department of Conservation and is managed by the Northland Fish and Game Council. Built development is not present within these units, although the unit boundaries are clearly demarcated by adjacent land uses. As discussed above, the overriding character of both units is a strong sense of naturalness. Key landscape ingredients that contribute to the character of this category include: A strong sense of naturalness predominates. The presence of wildlife. Strong relationship with waterways. Vegetative framework along exposed waterways. Minimal intrusion of built and constructed form within the unit, but clearly defined boundaries as a consequence of adjacent land use. Highly sensitive due to the high ecological and aesthetic values associated with the units in this category. 24

26 J. Riparian Margins Photo 21: View of Wairoa River & Margins (Unit 46) as seen from a boat launching area at the end of Pa Road. Photo 22: Puketotara River and Margins (unit 45) as seen from Puketotara Road. Description: This category incorporates 5 landscape units. They are: Kapiro Stream & Margins (Unit 41) Waipapa Stream & Margins (Unit 42) Kerikeri River & Margins (Unit 44) Puketotara River & Margins (Unit 45) Wairoa River & Margins (Unit 46) The margins of the waterbodies in these units are largely, although intermittently, wooded in stands of both indigenous and exotic riparian vegetation. The topography of all units within this category varies from deeply incised to shallow. River terraces are evident along the entire length of the units. Many units within this category exhibit high levels of naturalness. These features are important on a number of levels. From the historical perspective the mature stands of Eucalyptus evident along many of the watercourses around Kerikeri strongly influence the character of the area and dare a link with the past. These stands of trees area also of importance in terms of their influence on the microclimate of the area. Vegetation along riparian margins is often in sharp contrast to the open and pastoral character of adjacent farmland and developing rural lifestyle subdivisions; the boundaries of these riparian areas are clearly defined where they traverse these areas and lend structure and enclosure to the landscape. Whilst the boundaries of the stream corridors are more indistinct where they traverse more built-up urban and intensive orcharding areas, given the presence of vegetation associated with the land use of these areas, they still provide localised benefits in terms of shelter. The riparian margins are also of importance as ecological linkages facilitating the passage of fauna (including kiwi) along watercourses through the study area water quality, and the potential for public access. A fraction of the riparian margin land along these waterbodies is owned by the Far North District Council or other regulatory bodies, although these portions are largely unconnected from each other. 25