Appendix 5: Urban Design Report

Appendix 5: Urban Design Report

Review of District Plan Industrial, Institutional and Airport Zones Urban Design Report INDUSTRIAL ZONE CONTENTS 1 Introduction 1.1 Executive Summary 1.2 Scope 1.3 General Intentions 2 Urban design issue identification 2.1 General approach 2.2 Architectural quality of buildings 2.3 Relation to city entrance routes and arterials 2.4 Frontage treatment 2.5 Security fencing at or visible from the street edge 2.6 Frontage planting 2.7 Parking 2.8 Signs and legibility 2.9 Residential interfaces, including building height 2.10 Trigger for restricted discretionary consent 3 Field Study Observations 4 Comment on extent of zoning 4.1 Tremaine Avenue, immediately east of Admiral Place 4.2 Tremaine Avenue, immediately east of Downing Street 4.3 11, 15 and 17 Matipo Street 4.4 Tremaine Avenue, close to Russell Street 4.5 Corner of Tremaine Avenue and Ruahine Street 4.6 Shelley Street 4.7 104-110 Napier Road 4.8 170 Railway Road 4.9 South-east corner of Tremaine Avenue and Ruahine Street 5 Approach to controls McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 1

1.1 EXECUTIVE SUMMARY Recommendations Focus design controls on those parts of Industrial Zones opposite residential, or on major entry and arterial routes. Address streetscape and the quality of development that can front Airport Drive as a matter of priority, should this be zoned Industrial. Utilise an approach that triggers consent only for large industrial developments, while facilitating all other development, subject to achieving good quality outcomes. Retain residential zoning on the identified sites immediately adjacent to the Industrial Zone at Tremaine Avenue, immediately east of Admiral Place, immediately east of Downing Street, at the intersection of Ruahine Street with Tremaine Avenue; at 11, 15 and 17 Matipo Street; and at Shelley Street. Retain existing rural zoning at 170 Railway Road. Change the zoning of 104-110 Napier Road, and at Tremaine Avenue, close to Russell Street, but retain residential zoning for sites at the rear. 1.2 SCOPE This report records urban design based analysis the current situation in relation to stated intentions, recommends performance standards and assessment criteria and the reasons for these. It follows discussion at PNCC on the Industrial, Institutional and Airport Zones, and is founded on a drive through and photographic field study of all Industrial Zoned areas and review of some identified sites for potential rezoning. 1.3 GENERAL INTENTIONS This urban design report is based on the following assumptions on general intention for the Industrial Zones: Relate to the Inner, Outer and Fringe Business Zones, with consistency of approach where appropriate. Implement a threshold approach to ensure discretion over very large development, achieving an approach that is consistent with the Business zones. Facilitate industrial activity and ready changes to this within the Industrial Zones. Address potential effects at the residential interface. Address streetscape and street boundary conditions on main arterials and city approach roads. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 2

2 URBAN DESIGN ISSUE IDENTIFICATION 2.1 General approach The standards which are essential in Business Zones do not necessarily apply to industrial zones, except fronting residential and on major arterials or entry routes. Therefore, buildings and landscape treatments which may be simple and without obvious design merit may be acceptable within the heart of the industrial zones, whereas they would not be appropriate in other parts of the city, or even in other more visible parts of the Industrial Zone. Nevertheless, where design skill is applied to a building and related landscape within an industrial area, it contributes to a higher amenity environment, and an enhanced setting for the activity and its neighbours. 2.2 Architectural quality of buildings Architectural quality is mixed, with most buildings simple and functional. In many cases these are utilitarian. However where an industrial activity requires a showroom function, the buildings occupied and associated frontage treatments tend to be superior, irrespective of size. The combination of building, landscape and signage tends to positively express corporate image and quality. In some areas, particularly along John F Kennedy Drive and Tremaine Avenue, facilities also serve a retail function where image is important. In addition, buildings associated with larger corporate entities tend to be of higher quality, often with the smaller front of house, showroom and office facilities facing the street edge. While outside the scope of this review, such large building developments can be found on sites in the North-East Industrial Zone, although the North-East Industrial Design Guide applies to these. Smaller industrial buildings within industrial areas exhibit a range of qualities from high, when including showrooms, as noted above, to utilitarian when associated with storage or a yard based process. When these buildings are not facing a residential area, or fronting a main arterial or city entrance route, simple utilitarian treatments tend to be acceptable. Simplicity and tidiness including a tidy front yard and good maintenance of security fencing and any planting generally suffices within these areas. Recommendation Support and facilitate good quality buildings in all parts of the industrial zone, but place controls on the quality of frontages only on industrial sites fronting residentially zoned site or a major city arterial or entrance route. 2.3 Relation to city entrance routes and arterials The quality of address of industrial premises to main arterial and city entrance route is mixed. Recommendations Focus design controls on those parts of Industrial Zones opposite residential, or on major entry and arterial routes. These design controls should apply to McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 3

industrial activity irrespective of what is across the other side of the entrance/arterial route. Address streetscape and the quality of development that can front Airport Drive as a matter of priority, should this be zoned Industrial. 2.4 Frontage treatment Industrial frontages are widely varied and include entrances to warehouse or workshop buildings, open or covered storage, and office accommodation. Shopfronts are also apparent in some instances, and these often provide smaller scale transitional forms at the frontage of large industrial buildings. In some instances, the shopfronts and in fact the entire building is of reasonably high quality (refer figure 33), in which case the effect is to contribute to an attractive streetscape. Recommendation Do not place shopfront requirements on industrial premises. 2.5 Security fencing at or visible from the street edge Security fencing at the frontage can be problematic. In many instances it is of good quality (refer figures 1, 11 & 15), but often it is barbed or razor wire, sometimes not well maintained (refer figures 4, 6 & 39). This is not a major issue within an industrial zone, but is problematic facing arterial roads or residential. At the same time, it is accepted that there will be instances where security fencing is appropriate and necessary. Generally, this will be acceptable if it is carefully designed. Recommendation: Preclude security fencing as a permitted element at the frontage or within the front yard for any facility fronting a major arterial, or facing a residentially zoned site. This is consistent with the approach in the industrial/warehouse area around Auckland Airport. It is anticipated that security fencing may from time to time be required, and in these instances, it should be subject to discretionary consent application to ensure the fencing is of reasonable quality. For example, security fencing behind appropriate landscaping might be acceptable, but this would be subject to consent. Related discretionary assessment criteria might address the following: o The extent to which fencing is integrated with hard and soft landscaping elements, and screened by planting. o The quality of fencing. Barbed or razor wire fencing is unlikely to be appropriate at the identified frontages. 2.6 Frontage planting Landscaping is mixed, however where it is well thought through and well maintained, it is successful in contributing to the amenity of the street and to the image of the business. It can also help to partially screen and often large numbers of parked cars at the frontage, and when the industrial site is facing an arterial or city entrance route, or a residentially zoned site, can contribute to an appropriate streetscape. While outside the scope of control with individual development sites, street trees are valuable for giving a coherent sense of place (refer figures 22 & 25). Recommendation: McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 4

Require special treatment to parking in frontages of sites that front a residentially zoned site, or a major arterial or city entrance route. 2.7 Parking The nature of industrial use is that vehicles are heavily used for goods transfer and/or servicing. Because of the needs to move goods and equipment and vehicles in and out, this is inherently a vehicle dependent area. For the reason of inherent consistency with the operations and functions of this zone, parking at the frontage is acceptable. In most circumstances, parking within industrial sites does not require landscape or any other mitigation. However where the site fronts to an arterial road or to residential, and the parking is visible from the frontage, it should include some landscaping. To achieve consistency of treatment with other areas, the nature of the landscaping should be similar to that applied in similar frontage situations in the OBZ and FBZ. When adjoining a side or rear boundary, parking and vehicle movement along with other yard based activities should be screened by fencing. The situation is somewhat different at the residential interface. When fronting a residential zone, a landscape treatment to large parking areas at frontages that relates to typical residential frontage landscape treatments should be explored. This may include trees, low hedges and in some instances turf or other forms of low planting, generally at the street edge. Recommendation: Require special landscape treatment to parking at the frontage of industrial sites that face a residentially zoned site. 2.8 Signs and legibility Signs are an asset for the industrial activity, but also potentially for the public in that they assist to identify the location of the business, assisting with wayfinding. However the scale of many signs is so small, and there is often such a proliferation that they cease to be effective. The effect of chaos and illegibility when a multitude of signs fight to the extent that there is a risk that few are effective can begin to be seen in figure 43. Similarly having industrial goods and processes in view at the frontage also assists with legibility, and subject to the goods not being a rubbish store, can contribute visual interest to the experience of industrial areas. Examples include the heavy equipment visible at the front of Goughs, and at Hireways on Rangitikei Street (Refer figures 9-12 inclusive). In principle signage should identify the activity on site, not any other third party advertising. Recommendations Support well-ordered display of goods at the frontage of industrial activities, properly planned and coordinated with appropriate site design and landscape treatment. Support large, well designed signage identifying the activity on site, but not third party advertising. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 5

2.9 Residential interfaces, including building height The current Industrial performance standards utilise a complex series of forms in order to achieve a scale transition to residential, and avoid visual domination. The approach in the Business Zones is to apply the residential daylight access control plane over the boundary away from residential. In this case the focus has changed from being on character to being on amenity sunlight, daylight and visual dominance. There is also no maximum height limit on spot zoned industrial areas within residential areas beyond that imposed by residential interface controls. However, with residential boundary interface zone controls applying to these spot zoned sites this may have little effect. However, if there is change to the interface controls to achieve consistency with Business Zones, it will be important to ensure a maximum height close to residential boundaries is applied. Recommendation Apply OBZ interface controls and apply a maximum height of 9m for a distance of 20 metres from the boundary. 2.10 Trigger for restricted discretionary consent There may be grounds to consider applying a requirement for restricted discretionary consent where industrial development is relatively large, and located on prominent or sensitive sites. This is where adverse effects may arise from poorly designed and utilitarian buildings or any excessively large buildings may be visually dominant and out of scale. Given that potential visual effects relate particularly to building size, then additional building gross floor area would make an appropriate trigger for consent. If discretionary consent is to be used, it should: Apply only to industrial buildings on sensitive sites, that is those industrial sites fronting arterial roads and residentially zoned sites. This maintains consistency with the approach recommended throughout the plan change. Address the visual effects only of relatively large scale development. This assumes that small scale development will not be as dominant a presence, and size is below a threshold where visual issues are likely to arise. Whether such an approach is justified and what any area threshold might be depends on the frequency of large buildings and their effects in the past. Should this approach be justified, issues to address in discretionary consent with very large buildings would include: The quality and aesthetic coherence of buildings, including an approach to facade composition that will address scale and create visual interest. Facade proportions, the articulation and modelling of form, use of colour and materials and the shape and location of openings will all to varying degrees be important. Character if opposite small scale residential, with this addressed with the modelling of form, and generally with transitional volumes at the interface. The quality of landscaping at and near the frontage. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 6

Recommendation Examine the past projects to determine if large developments on arterial routes and opposite residential have achieved appropriate design outcomes, and the threshold size of large development. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 7

3 FIELD STUDY OBSERVATIONS The following series of images provides a snapshot of a range of situations from within Palmerston North s Industrial zones, illustrating various solutions and highlighting issues for consideration. Treatments on small sites within a single street Figure 1 Admiral Place demonstrates a range of approaches to industrial frontages. This development close to the street entrance has a simple but tidy building, a good quality security fence and some well maintained edge landscaping. Figure 2 On the immediately adjacent site the frontage accommodates parking, but this is softened by some planting. The office facilities are also located close to the street edge, contributing to a sense of frontage. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 8

Figure 3 The next sites on Admiral Place have yard type activity, with unkempt edges, then demolition corrugated iron fencing. Poor frontage facing a residential area Figure 4 Poor presentation to the street, facing residential, on West Street. This largely blank facade has high windows that close the building off from the street. Figure 5 Yard on West Street, facing residential. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 9

Poor frontage within an industrial area Placing industrial processes, goods and materials on view Figure 6 Malden Street: Broken down security fence and unkempt residual planting area associated with a drain. Figure 7 Demolition yard on show within an industrial cul-desac that is, Downing Street. This is honest expression of industrial activity, and contributes visual interest to the street scene within an industrial area. Figure 8 Agricultural equipment in view at a frontage within Downing Street. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 10

Figure 9 Having goods on display advertises the industrial activity, but also assists with wayfinding, and adds visual interest. This example is at the corner of Bennett and Bisley Streets. Figure 10 Plant and equipment on display along Rangitikei Street. Figure 11 Yard in Malden Street, with trucks on display, and a high quality front security fence contrasting with a utilitarian side fence. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 11

Figure 12 Tidy storage and display of industrial goods at the street edge in the heart of the Industrial Zone on Malden Street. Figure 13 Malden Street is characterised by large scale and heavy industrial activity. In this situation, simple, utilitarian edge treatments may be acceptable. However as is seen with other examples on this street, several activities have enhanced their frontage with planting, which contributes to the quality of the streetscape. Figure 14 Also on Malden Street, a large shed with showroom/office at the front, along with parking at the front, a grassed berm, high quality signage and three trees. This is a simple treatment which presents well to the street. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 12

Figure 15 Simple building and frontage on Bennett Street. Security is achieved with a relatively attractive wrought iron fence rather than the barbed or razor wire commonly used. Figure 16 Simple industrial showroom, including entrance canopy and demonstrating consideration of aesthetics and presentation to the street, in this case on Tremaine Avenue. Figure 17 Downers building in the North-east Industrial Zone. This has a positive frontage with good planting and offices at the frontage, and the large shed/warehouse component of the development to the rear. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 13

Figure1 8 Development within the North-east Industrial Zone demonstrates the benefits of edge landscaping and coordinated signage. Figure 19 Offices associated with industrial activity and planting at the street frontage in Malden Street. This is a highly positive edge treatment. Figure 20 Successful articulation of a blank wall at the street edge by the roundabout on Keith Street. This is successful only because it is within an industrial area. It would not be successful opposite residential. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 14

The role of street trees Figure 21 Flat blank rear wall of a large warehouse in the North-east Industrial Area given visual interest by contrasting panels which relate to downpipes. Figure 22 Trees define the street edge and provide visual amenity and integration at Fairs Road, which links through to a residential area. Figure 23 High quality Industrial street edge along John F Kennedy Drive. View to frontages is maintained through trees and over low planting, which along with the berm softens the frontage. In this example, good quality private planting at the street edge successfully complements street trees and the grassed berm. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 15

Figure 24 A simple but successful edge treatment along part of Tremaine Avenue. Figure 25 Strong street trees define the edge of Bennett Street, and help enhance the address for the industrial activities here. Connolly Place, Source: Google Earth Figure 26 Tidy frontage in Connolly Place. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 16

Figure 27 Utilitarian streetscape within Pirani Place, an industrial cul-de-sac characterised by a number of relatively small lots and separate developments.however this may arguably be acceptable within such an area, although Tiki Place nearby has a similar grouping of small scale activities but demonstrates a far superior streetscape. Figure 28 Bisley Street streetscape relieved by kerbs, berms and some very limited planting at frontages. Figure 29 Relatively low grade frontages opposite residential on Tremaine Avenue. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 17

Figure 30 Excessively wide wide footpath on Shelley Street, directly opposite houses in a residential zoned area. Figure 31 The side of Shelley Street opposite the footpath above. To maintain amenity, consideration should be given to street tree and berm planting. Frontage planting within the site boundary Figure 32 Malden Street good quality low planting screens fronts of cars, while retaining views over to the building frontage. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 18

Figure 33 Frontage in Connolly Place office at the front, parking and landscaping are integrated and well maintained. Figure 34 Frontage on Tremaine Avenue, with planting on the inside of a utilitarian security fence. This is a relatively poor frontage treatment. Figure 35 Hedge planting at the frontage, outside the security fence, on Malden Street. This achieves a positive aesthetic effect. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 19

Figure 36 Bennett Street frontage with grassed berm, trees and integrated planting. Figure 37 Immediately across Bennett Street trees and berm are helpful, however the unsealed front yard is excessively utilitarian. Figure 38 Planted berm with provision for banners visually softens the expanse of front yard at the VTNZ station on Malden Street. This planting was being maintained as the photo was taken. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 20

Figure 39 New street trees, but stumps remaining from trees that have been removed along Matipo Street. Screening material is uneven, contributing to the effect of untidiness. Figure 40 Frontage on John F Kennedy Drive photographed on 28 February 2012. This shows a good quality building but poor, gravelled edge treatment Figure 41 The same frontage with trees, in December 2009. (Image source: Google Streetview) McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 21

Figure 42 Facades aligned, parking at frontage with integrated signage and frontage landscaping. Figure 43 Signs of commercial and industrial vitality along Rangitikei Street. However consideration might be given to achieving a higher quality or integrated streetscape on this important arterial route. 4 COMMENT ON EXTENT OF ZONING The principles guiding the recommendations below are: 1. The optimal way of achieving a transition between two conflicting uses is to have like uses facing each other. Transitions between conflicting uses are best achieved at the side or rear boundary. 2. A residential site might usefully be zoned industrial: a. should the residential site be able to usefully contribute to the utilisation of adjacent industrial sites, or b. fulfil a demand for additional industrial land. 3. Should the residential environment be low amenity and include dwellings in a poor state of repair, they might be considered for rezoning, subject to the other considerations above also applying. As a general observation, applying these principles, few zoning changes are recommended. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 22

4.1 Tremaine Avenue, immediately east of Admiral Place Observations The houses here are modest but in good order, and street trees on Tremaine Avenue present a pleasing streetscape. Recommendations Retain as residential Rationale This site is opposite residential, so to change zoning would be a deviation from the ideal situation of like uses fronting each other. The benefits of extra land gained for industrial are not sufficient to counter the potential risks to quality. The sites are relatively small and shallow, so it is likely that small scale activities would locate here. These have a tendency to be of the lowest quality, and if not, would tend to provide a retail function which may conflict with the OBZ activities. Figure 44 Tremaine Avenue is defined by street trees, and these houses face across the street an established residential area. Figure 45 Modest houses, but in good condition. (Image source, Google Streetview) McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 23

4.2 Tremaine Avenue, immediately east of Downing Street Observations As for 4.1 above. Recommendations As for 4.1 above. Rationale As for 4.1 above. Figure 46 Modest houses, but in good condition. (Image source, Google Streetview) Figure 47 Residential across the street. (Image source, Google Streetview) 4.3 11, 15 and 17 Matipo Street Observations Most of the houses and front gardens on Matipo Street are well maintained and of good quality. The sites considered for rezoning currently establish a threshold which signifies entry into a residential street. While the three houses in question and their associated landscaping are not of great quality, they remain important to signal this is a predominantly residential street. Recommendations Retain these sites in residential zoning. Ensure appropriate landscape treatments are integrated at the industrial/residential street interface. Rationale While removal of the intervening residential might tidy up the nonresidential zones here, this would be at the cost of signalling an increasing precedence being given to industrial. Rezoning the sites to industrial would extend the front-to-front conflict of residential to industrial. Rezoning would not release a large or especially useful area of industrial land. The residential area along the western side and at the end of Matipo is sufficiently large, and of sufficient quality to justify its retention as such. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 24

Figure 48 Houses on the sites under consideration for rezoning. Figure 49 Industrial sites immediately west of the sites under consideration. Figure 50 The existing side boundary between residential and industrial. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 25

Figure 51 View along Matipo Street, with industrial on the left, residential on the right. The residential is characterised by good quality older houses with established gardens. Figure 52 Houses closest to the FBZ opposite the subject sites (12 and 14 Matipo Street) are relatively poorly maintained. Figure 53 New street trees, but stumps remaining from trees that have been removed along Matipo Street. Screening material is uneven, contributing to effect of untidiness. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 26

4.4 Tremaine Avenue, close to Russell Street Observations Comprises two sites, 700 and 702 Tremaine Avenue. Number 700 is a clear site that has been used as a car yard, and it fronts directly on to Tremaine Avenue. The building at 702 is immediately behind the ABC Childcare facility at 14 Russell Street, and appears to have access down a right of way from Russell Street. Means of access to the southern part of this site is not clear from aerial photograph and field inspection, although this appears to be from Russell Street. Recommendations Rezone the site fronting Tremaine Avenue, but retain residential zoning at the rear. Rationale The front site already is used for industrial or related activities, fronts Tremaine Avenue so is associated with that rather than residential. The existing childcare facility at the rear is compatible with residential in its scale and in the type of outdoor environment provided. With application of interface controls, retaining this zoning would protect outdoor amenity for the existing uses here. Currently there is no access to Tremaine Avenue from the rear sites. In this circumstance, given the connection to a residential street, it is preferable to retain them in residential zoning, rather than invite industrial traffic into this residential street. Figure 54 700 Tremaine Avenue a vacant site between the rear of the residential site complete with storage sheds to the left, and industrial activity to the right. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 27

Figure 55 Corner of Tremaine Avenue and Russell Street (Image source, Google Earth) 4.5 Corner of Tremaine Avenue and Ruahine Street Observations This area is characterised by mixed quality housing, with some very poor design outcomes in the housing close to the northern margins of this area. Nevertheless, the housing and front gardens closest to the highly visible intersection of Tremaine and Ruahine is of reasonable quality, and it fronts the Hospital grounds, and other housing diagonally across the intersection. Recommendations Retain in residential zoning. Rationale This residential is likely to present a better frontage to the arterial than Industrial. The extent of industrial land gained is small, at some considerable displacement cost. Figure 56 Corner of Tremaine and Ruahine. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 28

Figure 57 Residential frontage to Ruahine Street. Figure 58 Front gardens of the houses on the right frame the approach view along Ruahine Street towards the hospital. Figure 59 Residential area is reasonably heavily planted with mature trees, and contains some good quality older houses. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 29

Figure 60 Uncoordinated and poor site planning with very low quality boundary fences. This is an issue of residential development quality, rather than suitability for Industrial. Figure 61 Adjacent industrial is visible, however this enclave contains a concentration of existing residential. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 30

4.6 Shelley Street Observations This area is five lots fronting on to the adjacent school. The dwellings are consistently of good quality with mature planting at their frontages. Recommendation Retain as residential. Rationale Maintains higher quality frontage to the residentially zoned area, and avoids risk of poor quality development opposite the school. Figure 62 One of the houses in this area, which are all of good quality with established, well-maintained gardens. Figure 63 Industrial premises on Shelley Street immediately south of the subject sites. 4.7 104-110 Napier Road Observations The site is both vacant, and within an existing strip of non-residential activity. Recommendation McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 31

Re-zone to industrial. Rationale The Napier Road edge is already associated with industrial or related activities rather than residential. Rezoning confirms that pattern. Given adjacent uses and traffic noise the site is unlikely to be attractive for residential. Figure 64 Site at centre right, behind wooden fence, and located between existing non-residential activities. (Image source, Google Streetview) Figure 65 Site is in the middle of an edge characterised by non-residential activity. (Image source, Google Earth) 4.8 170 Railway Road Observations This site, currently zoned rural, is located across from the golf-course, close to the North-east Industrial Area and adjacent to existing land that is zoned industrial. The height of buildings on parts of this is limited by airport restrictions, placing some limitations on extent of industrial use, and it is within the noise control contours, making this unsuitable for residential use. This is on an entrance route to and from the airport and city, so the view from the road is therefore important. The current pastoral use provides an McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 32

appropriate effect along this entrance route, and in any event a strong landscape effect is desirable. Recommendation Retain current rural zoning. Potentially re-zone as industrial, but only if demand for industrial land justifies this, and appropriately strong design controls at the road edge can be ensured given the prominence of this site in the approach to the airport. Rationale Forming a concave edge to the road, this site is prominent in views from the road travelling to and from the airport and city. Retaining existing zoning does not preclude a consent application for conversion to industrial. Such a consent would necessitate a high level of planning and design and an exemplary landscape treatment to the street edge, in which case industrial activity might then be acceptable. Figure 66 The view from the road, golf course to the right. (Image source, Google Streetview) Figure 67 (Image source, Google Earth) McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 33

4.9 South-east corner of Tremaine Avenue and Ruahine Street Observations This area is prominent in views for motorists entering the city along Ruahine Street. It is an established residential area in good condition, opposite the green open space of the hospital, and a landscaped traffic island as seen in figure 70 below. The sites are opposite industrial, however residential represents the predominant activity at this intersection. Recommendation Retain as residential. Rationale Residential activity here maintains a higher quality environment at a main entrance route to the city than is likely to be achieved with industrial, particularly the small scale industrial that is likely should these small sites be rezoned. Change to industrial zoning would allow only a minor amount of industrial land, but in a context that would require extremely high design quality for it to be appropriate. Figure 68 Entrance view along Ruahine Street with houses at the corner prominent in view. (Image source, Google Streetview) Figure 69 Subject sites across Tremaine Avenue from industrial, but nevertheless in an environment that is predominantly residential or hospital. (Image source, Google Earth) McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 34

5 APPROACH TO CONTROLS Issues to Address Existing Industrial Controls Comment on Controls and Recommendations R 12.6.1 Permitted Activities Any Activity which Meets the Following Performance Conditions shall be a Permitted Activity: Performance Conditions Visual effects of storage facing residential (i) Lighting Any artificial lighting system shall ensure that its use does not result in an added illuminance over and above the measured ambient level in excess of 8 lux measured in the vertical plane at the windows of any residential building on any residentially zoned site. (ii) Parking, Loading and Access Compliance with Rules: 20.3.7.1 Parking Spaces for People with Disabilities; 20.3.7.2 Parking Provision for All Zones Except the Inner Business Zone; 20.3.7.6 Car Park Landscape Design; 20.3.7.7 Formation of Parking Spaces; 20.3.8.1 Loading Space Standards; 20.3.9.1 Access Standards. (iii) Outdoor Storage (a) Any outdoor storage area, excluding motor vehicle sales yards, situated on a site which adjoins or directly faces across a road, right-ofway, access strip or service lane, any part of a residentially zoned site or public area and which is visible from that residentially zoned site or public area, shall be screened from view by either a fence or wall of not less than 1.8 metres in height or dense planting of vegetation capable of growing to 1.8 metres in height. (b) The outdoor storage of free-standing products, goods or materials, excluding motor vehicles within motor vehicle sales yards, shall comply with Rule 12.6.2(i) and (ii). (c) Nothing in (a) shall limit the provision of a gate or entry point to a site. (iv) Signs Compliance with Rule 6.1.5.1 (v) Hazardous Facilities Compliance with the provisions of Part 14 Hazardous Substances. (vi) Retail and Office Activity (a) Retail Activity No more than 500 m2 or 35%, whichever is the smaller, of the gross floor area of a building or part of a building used by any activity shall be used for retailing purposes. (b) Office Activity (i) No more than 35% of the gross floor area of a building or part of a building used by any activity shall be used for office purposes. Except where - (ii) The sole use of a building is for ancillary office purposes, the gross floor area shall not exceed 10% site coverage. (c) Combined Retail and Office Activity No more than 50% of the gross floor area of a building or part of a building used by any activity shall be used for retailing and office purposes, provided any individual retail and office components shall not exceed the standards in (a) and (b) above. (d) Performance Conditions (a) - (c) do not apply No comment. Analysis by PNCC shows that 56% of Industrial Zone Resource consents 2001-2011 related to vehicle parking. Consideration should be given to refining these standards to avoid reduce the frequency of such consents. Ongoing application of this fencing/screening requirement to frontages other than those facing arterial routes and residential areas remains sound. This would avoid the detrimental effects of potential high, close boarded fences, or utilitarian wire fences opposite the residential frontage. Frontages facing arterial routes and residential areas should have a landscape treatment at the frontage, with security fencing not permitted at the front boundary, but depending on their quality and placement, potentially allowed through a discretionary consent process. Where the yard fronts other industrial across the street, display-related storage at the frontage is reasonable. However, where this is a main arterial or city-entrance street, landscaping provisions should also apply. No comment No comment Maintaining this type of control is reasonable. However, analysis of recent development and its effects may be required to determine if the thresholds identified are effective. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 35

Issues to Address Existing Industrial Controls Comment on Controls and Recommendations in the case of: Hire Centres; Prepared Food and Beverage Outlets and Dairies of less than 100 m2 total gross floor area;. Automotive & Marine Suppliers; Service Stations; Licensed Premises; Floor Covering Showrooms; Building Suppliers; Auction Rooms; Farming & Agricultural Supplier; Garden & Patio Suppliers; Office Product Supplier; (vii) Hours of Operation for Activities Involving the Sale of Alcohol Compliance with Rule 11.6.1.1(iv). Maximum building area : trigger for discretionary consent (viii) Dwellings No more than one dwelling shall be permitted on an industrial site, provided: (a) It shall not constitute the sole use of an industrial site; and (b) It shall be ancillary to a business or industrial activity on that site; and (c) (i) Where the dwelling is incorporated within a building used by another activity, a living court of not less than 30 m2 with a minimum dimension of 3 metres shall be provided. This living court shall be situated immediately adjacent to the dwelling s main living area and may incorporate a deck, patio, or terrace and be provided in two or more separate areas; or (ii) Where the dwelling is not incorporated within a building used by another activity, the dwelling shall comply with Rule 10.7.1.1(e). R 12.6.2 Construction, Alteration of, and Addition to Buildings and Structures The construction, alteration of, and addition to buildings and structures is a Permitted Activity provided that the following Performance Conditions are complied with: (i) Maximum Building Height Any buildings or structures shall comply, in terms of maximum height with R 20.4.10.1 [R 20.4.10.1 Airport Protection Surface (a) No structure, building, tree or other object shall impinge within the take-off climb surfaces or the approach surfaces for the main sealed runway (known as 07/25), transitional side surfaces or the horizontal and conical surfaces above the airport (refer Figure 20.7).] (ii) Height of any building on a site which fronts to or adjoins a residentially zoned site. Compliance with Rule 11.6.1.2(ii). [i.e complex stepped profile ] If acoustic issues, particularly reverse sensitivity can be addressed, this provision for residential is appropriate. It allows for the caretaker function but does not allow for general residential as a permitted activity. Providing for this limited residential offers security benefits both on-site and to adjacent sites and streets. However, if there is a history of noise being problematic, and this cannot be reasonably addressed with acoustic controls for the building fabric, then residential should be non-complying. Apply residential interface controls instead, except that very high development close to residential should be avoided. Suggest limit to 9.0metres to a point 20 metres from any boundary at which point, subject to compliance with the boundary height control plane. Beyond 20 metres from the boundary building height would be unrestricted. This is to address risk of domination at the residential boundary, and is a simplified version of the existing stepped boundary interface standard. If a maximum area trigger is used, this should be set to with reference to recent consents to permit the majority of industrial development, with consent triggered only for very large developments opposite residential or on arterial roads in which case a discretionary process is desirable. This is to allow visual quality and character to be addressed, and in particular, visual McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 36

Issues to Address Existing Industrial Controls Comment on Controls and Recommendations domination close to relatively small scale residential. (iii) Road Setback (a) On sites fronting onto any arterial or principal road, any building or structure, excluding signs, shall be set back no less than 8 metres from the road frontage. (b) On all other sites any building or structure, excluding signs, shall be set back no less than 3 metres from any road frontage. (iv) Landscape Amenity Compliance with Rule 11.6.1.2(v). (v) Landscape Amenity Except as provided for under Rule 11.7.1.1(vii) (Outer Business Amenity and Character Areas), the following are Landscape Amenity performance conditions associated with permitted activities: (a) Street Frontage Any building which does not have a frontage to either a residentially zoned site or a pedestrian or parking street identified on Figure 20A.4, or is not built to the street frontage, and whose frontage is not a car parking area, shall provide at least one specimen tree for every 7 metres of site frontage, or equivalent suitable landscape works. Any building which fronts to a residentially zoned site and is not built to the street frontage, shall provide, located at or on street frontage, at least one specimen tree for every 7 metres of site frontage. Trees Trees shall be planted so as to provide separation between on-site pedestrian and vehicle activities and pedestrian / vehicular activities taking place on the street. Trees shall be well developed specimen trees, capable of growing to a height of 5 metres within ten years of planting. Where existing trees over 5 metres tall are to be retained along a frontage, these trees shall be credited towards these requirements. Where trees are planted in a strip, this area shall have a minimum width of two metres. Where trees are planted individually along a frontage, these trees shall be planted in an area not less than 4 m2. Suitable Landscape Works The total area of landscape works will be not less than the frontage length multiplied by 2 metres and will be located at the street frontage. A minimum of 90% of any area proposed to meet part or all of the landscape works shall comprise planting. Planting will include trees where these exist at the frontages of immediately adjacent sites, but will otherwise include a combination of shrubs and ground cover (which may include lawn grass) with not less than half of the required planted area covered by shrubs. Any area of planting is not to be less than 4 m2 in area and will have a minimum dimension of 1.5m measured to the edge of the planted area. Paved areas that are part of the area of landscape works will not be used for car parking and will be constructed from modular pavers or other high quality paving materials in a considered composition. Suggest in principle, similarity of treatment as at OBZ/FBZ boundaries with and frontages to residential, and frontage to major arterials. Hudson Associates will comment in detail. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 37

Issues to Address Existing Industrial Controls Comment on Controls and Recommendations Paving and other hard landscaping elements such as, for example, bollards, fences, poles or water features, and other sculptural elements will be planned in a way and built of materials that establishes a visual link between the building and the frontage. (v) Servicing Compliance with Rule 20.3.8.1, Loading Space Standards. (vi) Access Compliance with Rule 20.3.9.1, Access Standards. (vii) Parking Compliance with Rules: 20.3.7.1 Parking Spaces for People with Disabilities; 20.3.7.2 Parking Provision for All Zones Except Inner Business Zone; 20.3.7.6 Car Park Landscape Design 20.3.7.7 Formation of Parking Spaces. R 12.9.1 Activities which do not Comply with the Performance Conditions for Permitted or Controlled Activities Activities which do not Comply with the Performance Conditions for Permitted or Controlled Activities in Relation to: (i) Loading and Access (other than in the Midhurst Street Industrial Area); (ii) Vehicle Parking; (iii) Screening and Outdoor Storage (other than in the Midhurst Street Industrial Area); (iv) Retail Activity - where retail activity does not exceed 50% or 500 m2, whichever is the lesser, of the total gross floor area of a building/s, or that part of the building occupied; (v) Office Activity - where office activity does not exceed 50% of the total gross floor area of a building/s, or that part of the building occupied. are Discretionary Activities (Restricted) with regard to: Design and appearance The safe and efficient operation of the roading network Retail and office containment Effects on adjoining residential areas The provision of car parking Loading and Access + Vehicle Parking (not urban design) Screening and Outdoor Storage (a) To take into account the existence of any topographic or other physical feature which makes compliance impracticable. (b) To avoid, remedy or mitigate any adverse effects on the visual amenity or general amenity values of any adjoining residentially zoned sites. (c) To avoid, remedy or mitigate any adverse effects of outdoor storage within the Napier Road Industrial Precinct on the visual or general amenity values of Napier Road, the land identified as a future urban growth zone within Council s Urban Growth Strategy and any adjoining sites zoned Rural or Residential. Retail and Office Activities (a) To avoid, remedy or mitigate the adverse effects of the proposed activity on the operation of the Industrial Zone and the amenity values of any residentially zoned land. (b) To ensure that any additional retail or office area is essential to the operation of the activity. (c) To ensure that the establishment of the additional office or retail activity will not undermine the integrity of the Inner and Outer Business Zones or lead to a dispersal of retail and office activity. No comment McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 38 OK Consider adding a criterion requiring these activities that relate to the industrial activity to front to and overlook the road, for example: (d) To place any retail and office activities close to the street edge, fronting and overlooking the street. This often but not always happens as a matter of course, however, contributes to wayfinding for visitors, and to visual interest at the street edge. For examples see figures 14, 17, 19, 32 & 33.

Issues to Address Existing Industrial Controls Comment on Controls and Recommendations R 12.9.3 The Construction, Alteration or Addition to a Building which does not Comply with Permitted or Controlled Activity Performance Conditions The Construction, Alteration or Addition to a Building which does not Comply with the Permitted or Controlled Activity Performance Conditions in Relation to: (i) Height of any building which fronts to or adjoins a residentially zoned site (ii) Road setback (iii) Landscape amenity (other than in the Midhurst Street Industrial Area) (iv) Servicing (v) Access (other than in the Midhurst Street Industrial Area) (vi) Parking (vii) Maximum Building Height in the Napier Road Industrial Precinct those activities that do not comply with R 12.6.2 (x) (a) are Discretionary Activities (Restricted) with regard to: Design and appearance Effects on adjoining residential areas The safe and efficient operation of the roading network Visual amenity Effects on the land identified as a future urban growth zone within Council s Urban Growth Strategy (Te-Matai area), existing dwellings located in close proximity to the Napier Road Industrial Precinct and Napier Road as a key entrance into the City New assessment criteria covering building area Building Height, Road Setback (a) To take into account the existence of any topographic, or other physical feature which makes compliance impracticable or inappropriate. (b) To ensure the design and appearance of any building or structure is in character with and complementary to the character of the area and the ambience and amenity values of any adjoining residentially zoned land. (c) To avoid, remedy or mitigate an adverse effect on residentially zoned properties from the loss of sunlight, daylight or privacy, or through overshadowing. (d) To avoid adverse visual impacts on the existing amenity of the streetscape. (e) To ensure the design and appearance of any building or structure in the Napier Road Industrial Precinct that adjoins Napier Road or the lots specified in R 12.8.1 is complementary to the visual appearance of the landscape character of Napier Road and the amenity values of the land identified as a future urban growth zone within Council s Urban Growth Strategy and existing dwellings located in close proximity to the Napier Road Industrial Precinct. OK, except that location specific criteria (e) will need reconsideration to take into account latest growth intentions. These design criteria would only apply to those buildings that exceed the gfa trigger for new industrial buildings or alterations to buildings. McIndoeURBAN Industrial Zone Urban Design Report 18 July 2012 39 To ensure that building bulk and form is modulated to achieve scale transition with adjacent residential. To ensure a coherent architectural treatment of the frontages of large buildings to major arterials and city entrances. This means that the frontage is designed as a whole. Coherence will depend on the underlying composition, theme and/or visual order of the facade and relate to attributes including: