Dominion and Valley Road Mixed Use Development URBAN DESIGN / LANDSCAPE / VISUAL ASSESSMENT REPORT

Dominion and Valley Road Mixed Use Development URBAN DESIGN / LANDSCAPE / VISUAL ASSESSMENT REPORT

Client Name: Project Name: Document Name: Document Status: Panuku Development Auckland Dominion and Valley Road Mixed Use Development Proposal Urban Design / Landscape / Visual Assessment Report Resource Consent Date: 08 IGL Reference: Author: QA: 3423 / C2 / MJ Matthew Jones Gavin Lister Isthmus Group Limited 43 Sale Street PO Box 90366 Auckland Tel: 09 309 9442 Copyright. The contents of this document must not be copied or reproduced in whole without the written consent of the Isthmus Group Limited. 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 2

Contents EXECUTIVE SUMMARY 4 INTRODUCTION 6 PROPOSAL 6 DESCRIPTION OF THE EXISTING ENVIRONMENT 9 Dominion Road Corridor 9 The Site 10 The Wider Context 10 Peripheral Area 10 Adjoining and Nearby Properties 11 RELEVANT STATUTORY AND NON STATUTORY PROVISIONS 11 URBAN DESIGN / LANDSCAPE / VISUAL EFFECTS ASSESSMENT 13 ASSESSMENT OF EFFECTS 13 Urban Design 13 Activity Mix and Location 13 Building Layout and Design 14 Intensity and Scale 17 Street Interface and Character 17 Circulation (including car parking) 19 Open Space and Landscaping 20 CPTED (including passive surveillance) 21 Outlook from Surrounding Properties 22 Dominion Road Environment 22 Valley Road Environment 23 Residential Environment to the North and East 24 URBAN DESIGN PANEL 26 CONCLUSION 27 METHODOLOGY 29 ASSESSMENT OF PHOTOSIMULATIONS 30 GRAPHIC ATTACHMENT (INCLUDING PHOTOSIMULATIONS) 37 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 3

EXECUTIVE SUMMARY 1 This report assesses the environmental effects of the proposed development relating to urban design, landscape and visual assessment matters. The design incorporates a 111 unit (102 residential units and 9 retail units), mixed use development spread across four buildings on a site that fronts both Dominion and Valley Roads. The design outcomes submitted as part of this application have undergone numerous iterations following feedback from various parties. The current design takes all that feedback into account. 2 Positive urban design effects of the proposal are anticipated to include: The revitalisation of a business character area; The creation of a quality development appropriate in this urban environment; Integration with, and proximity to the adjacent existing Eden Valley centre and existing and proposed public transport routes; Providing an appropriate transition between the commercial / business area and the residential area to the east; Enhancement of amenity values (visual, built, pedestrian) through a development comprising high quality outcomes through materials and urban design, which includes appropriate separation from adjacent residential activities; Enhancement of the streetscape character and pedestrian amenity in this location, complementing the existing building on this prominent corner; Providing a mix of activities that address and activate the ground floor and adjacent streets; The buildings will have an attractive appearance. Their form is articulated into separate vertical, horizontal and angled components and uses a mix of materials and colours; Internal pedestrian circulation that follows a legible pattern with direct routes and sightlines, and highlighted by good quality materials. Similarly, the vehicle circulation will be straightforward and legible; and Positive CPTED characteristics. 3 The site is in an ideal location for mixed use development. Its location within the town centre, access to public transport along Dominion Road and proximity to a wide range of social infrastructure (e.g. schools and parks) is in keeping with the Transit Orientated Development (TOD) approach adopted by the Auckland Plan. The existing built character of the receiving environment has a strong influence on the design response for this site. 4 The design, layout and arrangement of the buildings will make a positive contribution to the urban environment and will integrate into the surrounding context and setting, as a result of the quality design proposed. The design will activate both the Dominion and 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 4

Valley Road frontages through the retail spaces and community space (Valley Road) on the ground level. This will complement the adjacent development in the area. 5 The design of the buildings at both ground level and above ground will also enhance the streetscape environment. The buildings have a modern design, but have a high degree of façade modelling characteristic of traditional buildings. The details of the design of the façades produce a positive design outcome for this character area. 6 The proposed development will not appear out of context with the receiving environment, despite exceeding the maximum building height anticipated by the Auckland Unitary Plan (Operative in Part) 1. The bulk of the additional height will be setback from the street edge so as to minimise the potential impact. The buildings have been designed with articulated façades and a range of vertical and horizontal elements and materials that will add interest. The fine grain of the proposed development will also be complementary to the existing character of the locality. The stepped form and scale of the façade fronting Dominion Road (and setbacks of the upper levels) will assist with integrating the development with the adjacent character buildings. The buildings will be seen in the context of the existing development along the Dominion Road corridor and will provide a transition to the adjacent residential development. 7 The buildings proposed will not result in adverse effects that are more than minor on surrounding properties in relation to shading. The development fronts onto both Dominion and Valley Roads (to the west and south) where the shade predominantly falls onto these streets. To the east, the shading effects are limited to late in the afternoon. As the proposed buildings will be south of the properties to the north of the site any shading would be minimal. 8 The detail of the design adds variety and interest to the respective building façades. This architectural richness combined with the setbacks and folded form proposed on the upper levels will result in potential dominance effects on neighbouring properties that are no more than minor. 9 In summary, the development will result in a built form that is appropriate and anticipated by the relevant planning objectives and policies, as confirmed in the planning report (Assessment of Environmental Effects) 2. Potential adverse effects will be effectively mitigated by the building s design, location and site layout as well as the landscaping solution proposed. At the same time, there will be significant positive urban design effects that will address any potential adverse effects. It is therefore my professional opinion that there are no matters from an urban design, landscape or visual perspective that warrant refusal of this proposal. 1 AUP(OP) 2 Assessment of Environmental Effects prepared by Tattico Ltd 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 5

INTRODUCTION 10 This report has been prepared by Isthmus to form part of a resource consent application for a mixed use development on an approximately 5,170m 2 site that fronts both Dominion and Valley Roads in Mt Eden, Auckland. The development is proposed as comprehensive development over numerous properties at 113 117 Valley Road and 198 220 Dominion Road ( the site ). 11 This report assesses the environmental effects of the proposed development relating to urban design, landscape and visual assessment matters including effects on character and amenity. These effects are also addressed in detail in the Assessment of Environmental Effects submitted with this application. 12 This report is submitted in conjunction with the Design Statement, Architectural Plans, Sun Study and photo simulations and should be read in conjunction with those documents. PROPOSAL 13 The proposal is described in detail in the Assessment of Environmental Effects report prepared by Tattico Ltd and as set out in the plans and technical reports supporting the application. The Resource Consent drawing sets 3 produced by Isthmus (included as part of the consent application) outlines the architectural components of the design. 14 The proposal is a mixed use development that will be comprised of both residential and retail units across four buildings comprising some 111 residential units and 9 retail units. 15 The site wraps around the properties at 224 234 Dominion Road (on the corner with Valley Road). The buildings are arranged to front both streets and are spread across the site. Across the buildings there are five Unit Typologies with the following attributes: Type 1 1 bed / 1 storey Type 2 2 bed / 1 storey Type 3 2 bed / 2 storey Type 4 3 bed / 1 storey Type 5 3 bed / 2 storey 16 The buildings are to have the following elements: 3 Refer to the Dominion Valley Road Apartments Design Report and Resource Consent documents for the arrangement of the proposal across the site. 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 6

Building Attributes Unit Typology Building A Building B Building C Building D 5 storeys (17.5m high). Building is 4 storeys at the street frontage and steps back to the 5 th level. It fronts Dominion Road adjacent to the neighbouring property at 184 196 Dominion Road. Approximately 22m long by 17.9m wide. 5 storeys (14.7m high). Building is split into two components. The southern most component is 2 storeys at the street frontage, stepping back to a further 2 storey element (4 storeys in total). The northern most component is 3 storeys at the street frontage and steps back and extends to the 4 th level. At its southern end, it is 2 storeys where it fronts onto the neighbouring character building. It also fronts Dominion Road and is located adjacent to the neighbouring property at 224 Dominion Road. Approximately 26.5m long and 24m wide. 5 storeys (19.2m high). The building is 2 storeys at the Valley Road frontage, stepping back (marginally) to the 3 rd and 4 th levels and back approximately 17m to the 5 th level. Building is located centrally within the site perpendicular to, and fronting, Valley Road. It is set back from the northern boundary by 12.4m. Approximately 70m long and 22m wide (at the Valley Road frontage). 4 storeys (15.8m high). Building located along the eastern boundary and is some 78m long Retail Units: 3 units 2 x Type 1 9 x Type 2 2 x Type 3 3 x Type 4 1 x Type 5 TOTAL 20 units Retail Units: 3 units 0 x Type 1 11 x Type 2 2 x Type 3 1 x Type 4 1 x Type 5 TOTAL 18 units Retail Units: 2 units 15 x Type 1 8 x Type 2 14 x Type 3 9 x Type 4 0 x Type 5 TOTAL 46 units Retail Units: 1 unit 7 x Type 1 7 x Type 2 3 x Type 3 4 x Type 4 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 7

by 14.5m wide (at the Valley Road frontage). 3 x Type 5 TOTAL 25 units (The retail spaces are located on the ground floor of the buildings fronting onto Dominion and Valley Roads respectively). 17 The buildings are arranged in a grid pattern consistent with the cadastral pattern of the area and are also aligned to address the street frontages. There is a strong circulation pattern through the site as the three separate pedestrian entrances 4 connect to the internal network of pedestrian laneways (sun courts). 18 Each building has pedestrian ground level access and internal lift access (via central cores). Internal access from the underground car park is also provided to all buildings. 19 There are two car parking areas proposed as part of the design. Four on street car parking spaces on Carrick Place to the northeast and the underground car park of 109 spaces accessed via Valley Road (beneath building D). The provision for majority underground parking minimises surface parking. 20 The landscape component of the design 5 includes the following: Pedestrian paths for the residents of the development connecting between the respective buildings through the site and to Dominion Road, Valley Road and Carrick Place; Expanded paved areas as part of the path network and lawn areas that serve as communal spaces for social interaction. A series of steps and terraces complement these spaces; Within the northern portion of the site is a large lawn common area. Adjacent to this area is a space with a cabana that includes seating, a table and a bench / BBQ area; A number of feature banks and raised areas with mass groundcover planting; A softworks and planting schedule that will include a mix of native and subtropical species. The larger tree species across the site are to include Jacaranda (Jacaranda mimosifolia), Nikau Palm (Rhopalostylis sapida), Queen Palm (Syagrus romanzoffiana) and Puka (Meryta sinclairii). Along Valley Road Titoki (Alectryon excelsus) street trees are proposed; and A series of decks accessed off the ground floor apartments that will serve to act as an extension of the communal spaces. The apartments on the upper levels will have private balcony decks. 4 Access from Valley Road, Dominion Road and Carrick Place. 5 Refer Open Space Plan, Open Space Surface Finishes and Materials and Planting Palette included within the Isthmus Resource Consent drawing set included as part of the application. 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 8

DESCRIPTION OF THE EXISTING ENVIRONMENT Dominion Road Corridor 21 Dominion Road is one of Auckland s main arterial corridors (classified regional arterial ) and is a key urban route that originally developed around tram routes (1908). It is an important corridor in Auckland in terms of commercial development and transport connecting Mt Roskill (south) through Sandringham, Mt Eden to Newton and the city to the north. The street is characterised by a string of neighbourhood centres (nodes) based largely around former tram stops. The Eden Valley shopping centre (based around the intersection of Dominion Road and Valley Road) is the largest of the traditional centres along Dominion Road. 22 The traditional centre occupies a long stretch of Dominion Road from Onslow Road, north of the site, down some 900m+ to the south. Over time the commercial development associated with the respective tram stops have formed a contiguous connection. The traditional centre is characterised by a number of traditional 2 storey Victorian Edwardian buildings with high parapets that front the street. Of particular note are the Auckland Meat Company building, the Worota building and the Owens building on Dominion Road, or adjacent to, the Dominion Road / Valley Road / Walters Road intersection (refer assessment undertaken by Clough and Associates Ltd included as part of the application). These buildings are acknowledged as part of the Eden Valley Character Overlay. 23 To the north and south of the traditional shopping strip 6 are buildings of 1 2 storeys of a similar architectural era. Over time more modern infill redevelopment has occurred along the road, some of which do not display positive outcomes in relation to character. This includes strip mall style development with large areas of car parking notably the shopping precinct associated with the Countdown Supermarket to the south of the site across Valley Road. A high proportion of the buildings in the area are not built up to the 12.5m height envisaged for the locality. 24 Dominion Road is Auckland s premier street based public transport artery with a high frequency bus network that services the city from Mt Roskill, Sandringham and Mt Eden. Late in 2014, the Dominion Road cycle routes were opened. These routes provide cycle access north south along roads that run parallel to Dominion Road. The importance of the Dominion Road transport corridor has been highlighted in the announcement by Auckland Transport that it has been identified for designation as a leg of the Light Rail Transit (LRT) network. 25 The site having dual frontage onto Dominion Road and Valley Road will form part of the corridor and centre providing an ideal location for intensification. 6 Providing mainly convenience, food and beverage and personal services, and covering a wide range of such services. 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 9

The Site 26 The site wraps around the properties at 224 234 Dominion Road on the corner with Valley Road (including the Bridgman Building). It is located to the northeast of the intersection of these two roads. The nine amalgamated lots form an L shaped site. 27 The site is currently occupied by a mix of commercial businesses 7 within one and two storey buildings that either front Dominion Road or Valley Road or are located in behind those buildings. All existing buildings within the site are to be removed as part of the development. 28 The south eastern portion of the site is flat but rises steeply at the north western, northern and north eastern reaches. There is a low point through the middle of the site that levels off toward Valley Road. The Wider Context 8 Peripheral Area 29 The area has a mixed character, providing a variety of residential and commercial land uses as well as the provision of a number of schools and open space / reserves. 30 The streets to both the east and west of the Dominion Road corridor (i.e. Valley Road, Walters Road and adjacent roads) have a suburban residential character. The 20m wide streets are tree lined and have parallel on street parking. The streets are largely arranged in a grid formation, particularly to the west toward the flat land of Sandringham, but the grid pattern breaks down closer to Mt Eden rising to the east. The traditional character comprises largely single storey villas and bungalows with some more recent infill development. 31 Beyond the Dominion Road corridor and interspersed amongst the residential development are Mt Eden Normal Primary School and Kowhai Intermediate. Mt Eden Normal Primary School is located some 350m to the east of the site on Valley Road, on the corner of Sherbourne Road and Valley Road. Kowhai Intermediate School is located 320m to the northwest of the site adjacent to Kingsland, between Onslow Road and Kowhai Street and has a road frontage to Sandringham Road. 32 The open space / reserves in the area include Bellevue Park and Ballantyne Square (situated on Dominion Road to the north and south of the site respectively). Maungawhau (Mt Eden) Domain, which includes the volcanic cone, is located approximately 950m to the east of the site. 7 As above, the businesses provide mainly convenience, food and beverage and personal services, and covering a wide range of such services. 8 Refer to the Context section (pgs. 5 14) of the Dominion Valley Apartments Design Report included as part of the Resource Consent application. 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 10

33 Eden Park Stadium is located approximately 450m west of the site along Walters Road within the residential development. Other notable buildings with a distinct character in the area include the Anvil Building and the D 72 Building to the north of the site on the intersection of Dominion and View Roads. Adjoining and Nearby Properties 34 Adjoining and nearby properties are as follows: 34.1. The businesses on the properties in close proximity to the site to the north, west, south and east of the site. These businesses are located either adjacent to the site or across Dominion Road and Valley Road respectively. These properties include: - 184 196 Dominion Road (north), - 191 237 Dominion Road (uneven numbers on the western side of the street), - 236 240 Dominion Road (even numbers) and 120 Valley Road (south), and - 109 + 111 Valley Road (east). 34.2. The residential properties adjoining the site. These properties are to the east of the site at 7 21 Carrick Place and 107 Valley Road, although this is separated from the application site by the Business Local Centre zoned 111 Valley Road. 34.3. There are also residential properties beyond the above identified locations on: - Leamington Road and Valley Road (east), - the northern portion of Carrick Place and Dominion Road (north), and - Cromwell Street (west). However, these properties are located well away from the development site. 35 Some houses in the area have been converted to commercial use, notably the property directly east of the site on Valley Road. RELEVANT STATUTORY AND NON STATUTORY PROVISIONS 36 There are a complex variety of planning controls within the Auckland Unitary Plan (Operative in Part) 9 that apply to the site owing to its mixed business and residential zonings and character overlay. These are addressed in detail in the AEE document prepared by Tattico Ltd. 37 The following assessment criteria are relevant to the proposed development from an urban design, landscape and visual perspective: 9 AUP(OP) 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 11

Streetscape Character and Pedestrian Amenity as well as opportunities for passive surveillance; Building Design and appearance relating to existing and future amenity values of public streets and spaces used by significant numbers of people; Building design that enables flexibility of uses; Maintenance and enhancement of amenity for pedestrians and people of all ages and abilities; Effectiveness of screening carparking and service facilities from the view of people using the public space, whist recognising the functional and operational requirements of activities and development); Application of Crime prevention through environmental design (CPTED) principles; and Positive effects of landscaping. 38 There is a general overall zone height limit of 18m (16m occupiable + 2m roof form) in the Business Local Centre zone, however the Height Variation Control reduces the height on this development area to 13m (11m occupiable + 2m roof form), in recognition of the Business Character overlay. Land to the north provides for 16m development height within the Terraced Housing and Apartments (THAB) zone. The Single House zone further to the north and east provides for building height of up to 8m or 9m (with a sloping roof form) 10. Height in relation to boundary (HIRB) controls also apply on the residential zones interfaces. 39 Development within the western portion of the site is subject to the Built Heritage and Character: Special Character Areas Overlay. Assessment criteria for development within this area includes: Integrity of buildings in terms of architectural form and style; The building s relationship to other adjacent buildings, or cohesiveness with the streetscape, special character context area; The use of materials that are of a high standard of quality and durability; Design to respond to horizontal or vertical modulation; Discouraging the removal of buildings that contribute to the continuity or coherence of the special character area as identified within the special character area statement; and Maintain the integrity of the context of the area through providing quality design, materials, colour and decoration. 10 Refer Zone Plan (pg. 8) of the Dominion Valley Apartments Design Report included as part of the Resource Consent application. 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 12

40 The key matters to consider include how the proposed development can be accommodated within this business / character locality, whilst also considering its residential interfaces. 41 This report assesses the urban design, landscape and visual amenity issues that face the development and outlines the detailed design evolution that the proposal has gone through. URBAN DESIGN / LANDSCAPE / VISUAL EFFECTS ASSESSMENT 42 Issues to be addressed relating to the urban design, landscape and visual amenity matters include the following: a) Activity mix and location; b) Building layout and design; c) Intensity and scale; d) Street interface and character; e) Circulation (including car parking); f) Open Space and on site landscaping; g) CPTED; and h) Wider Landscape and Visual Assessment. ASSESSMENT OF EFFECTS Urban Design 43 The key challenge with this project is to integrate a Transport Oriented Development (TOD) into a site that includes a character frontage along Dominion Road and various residential interfaces. This has required extensive architectural design analysis and innovation to produce the positive outcome now being submitted. 44 The design strategy for the site identified a number of key elements to be addressed. These included; character (grain of the existing buildings and the street), building typologies and use in relation to building height and the surrounding context, a highquality amenity and asset building a community, addressing the physical constraints and integrating a transit oriented development in this setting. These matters are addressed and outlined further below. Activity Mix and Location 45 The development includes a mixture of residential, retail, community and open space activities. The site is an appropriate location for mixed use intensification as: It is located on a prime public transport artery through the city with an established retail frontage along Dominion Road; 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 13

It is situated at the largest development node on Dominion Road that formed part of the tram routes (as outlined above). This supports and complements the activities in the centre; and It is located in close proximity and access to a wide range of amenities (schools, parks / reserves / supermarket etc.). 46 The proposal will complement these activities through the nine ground level retail spaces within the buildings proposed along both Dominion and Valley Roads, the residential apartments within all four buildings (102 units), and the communal open space between the buildings. There will be a high level of connectivity and integration with the adjacent commercial development in the vicinity of the site. 47 The mixed use development proposed will increase pedestrian circulation and activate street life. Direct pedestrian connections to footpaths and the proximity of the activities allow complementary activities to support each other. Building Layout and Design 48 The layout of the buildings proposed fits the grain of the area and will integrate with the surrounding development for the following reasons: The building massing and layout (of Buildings A + B in particular) accentuates the north south alignment and nature of Dominion Road and its importance as a major corridor in the context of the city; The buildings are arranged square to the cadastral grid complementing and accentuating the long and slim lot arrangement; The massing of the proposed development is distributed across four buildings and setback from the sensitive residential interface; The buildings are narrow and their alignment is an efficient use of the site providing open space between. Their north south arrangement will allow sunlight between the buildings through the middle of the day, year round. The narrow buildings provide cross ventilation through the units; The buildings are aligned to the respective street frontages with retail spaces on the ground level. This will define and activate the street edges and will enhance the streetscape character and pedestrian amenity; and The layout and form of the buildings across the site will provide appropriate street frontage and separation from the adjacent corner site and will contribute positively to the skyline. The stepped form and arrangement (from the adjacent streets) of all buildings will reduce their apparent scale. The lower levels of each building (levels 1 3) have a similar form and scale and will complement the existing buildings along the Dominion Road corridor. 49 The building design and appearance will contribute positively to this urban environment for the following reasons: 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 14

The buildings have a modern design, but have a high degree of façade modelling characteristic of traditional buildings; The height of the street frontage is consistent and complementary with the height of the adjacent character defining buildings noting the upper levels of the buildings proposed are set back from the façade. There is also a step back of the building alignment along Dominion Road at the street boundary. This reflects the cadastral boundary arrangement; The design of the proposed buildings responds to the character of the existing adjacent character buildings. This is achieved through the subtle design nuances which give a fine grain to the street frontage. The façades of Buildings A and B read as six separate, yet complementary, elements through material choice and architectural style; Across the site, there are consistent elements included within the design of the buildings to ensure there are similarities. This is achieved through complementary forms and the material palette. While there is sufficient similarity in the materials used to ensure a cohesive design overall each building, particularly those fronting Dominion Road against those to Valley Road, has an individual appearance; The massing of the buildings is broken up through a mix of vertical and horizontal sections (including elements that protrude off the buildings). There are also angled / folded elements included in the form of the roofs, particularly for Buildings C and D. This breaks up the mass and provides interest to the façades, emphasises the shadow lines and adds richness to building form and appearance; The external façades of Buildings A and B have a balance of vertical and horizontal rhythm, avoiding a monolithic form. This is achieved through their variety and depth and the arrangement and use of different materials (glass, steel, concrete) across the façades; Facing onto Dominion Road Buildings A and B are broken up by the step back and break between the buildings. The break serves as the external pedestrian entrance into the central communal area and visually splits the façade. In conjunction with the other elements (changes in form, materials and colour), this provides variety and interest to this building frontage onto Dominion Road; Buildings A and B have complementary yet distinct sections on their western edge that break up the form (the six separate, complementary elements across the façade). This is achieved through material use, subtle design nuances and the building form. The massing and articulation of these buildings is aligned with the intended expression of the urban grain; These buildings have a stepped change in height along the Dominion Road frontage ranging from 2 4 storeys, the upper levels are stepped back from the front façade by approximately 2.5m 6m. This reduces the visual bulk on the street frontage. Where applicable levels 3, 4 and 5 are set back from the front façade which provides a private outdoor space for apartments on these levels. The step back is also complementary to the adjacent character buildings through their scale on the street 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 15

façade. This reduces the apparent visual bulk of the building when viewing from the street. The design also steps down in height from north to south along Dominion Road. It is noted that development up to 13m is planned in this location; Buildings C and D front onto Valley Road. The designs of these buildings have a more contemporary architectural style and are complementary (to one another) with similar form and materials. The lower one two levels fronting the street have a similar scale to the adjacent character buildings; The upper levels 3, 4 and 5 (where applicable) are subtly stepped back from the street façade reducing the visual bulk. This is achieved through variation and form (stepping back 1 2m on levels 2 and 3) and further setbacks from the street frontage on the upper levels Building C is setback 14m at level 5, with Building D setback 10m at level 4. The upper elements of Buildings C and D consist of a form that folds and extends over the buildings. The folded form provides a clear differentiation between the base and top elements of the buildings. This form is also articulated with strong vertical proportions and provides distinction from the lower street façades. The materials of this façade include the folded steel element, precast concrete panels, steel fins, brick elements and timber soffits; Level 5 of Building C is stepped back from the balance of the façade which reduces the scale of the building at the street frontage; The façades that face internally into the site have a similar and complementary design, again with a mix of horizontal and vertical elements and use of materials. The variety of colour, materials and form provide interest to the façades that will be complemented by the landscape component of the design; The internal and external façades of buildings are broken into a number of sections through the arrangement of vertical and horizontal elements and variety to materials. These include windows, steel and aluminium elements, balconies etc. The eastern façade of Building D has a distinct level of architectural detail and richness that breaks up and provides variety and interest to the façade, reducing potential dominance effects; The northern façades of Buildings C and D have a high proportion of windows and balconies arranged in a manner to provide depth and relief to the building frontages. Building C is located in the centre of the site and its upper level is set back from the building edge to assist in reducing potential dominance effects. Windows and balconies have been designed to face away from living space of adjoining sites to avoid adverse privacy effects they have an angled detail 11. They have also been designed so that views between rooms are intercepted by building forms and balconies. The distances between apartments will provide visual separation; and 11 Refer to the Isthmus Resource Consent and Design Report drawings sets included as part of the application 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 16

It will be an attractive development with buildings that complement and integrate with the existing adjacent development. The layout and form of the buildings accentuate the respective road frontages and their importance in the Auckland context. 50 The design has undergone many iterations over the life of the project. Through consultation with various stakeholders including internal testing, client review and attendance at the Auckland Urban Design Panel, the design has evolved from simple block forms to an integrated design with considerable variety and interest. This provides an integrated design complementary to the surrounding context (with consistent rhythm) but also provides a building that makes a statement for this location in Auckland. Intensity and Scale 51 Intensity and scale are supported from an urban design perspective for the following reasons: It is located along Dominion Road and fronts Valley Road and will form part of this commercial and business corridor as a mixed use development; The design prioritises density on the appropriate locations on the site fronting Dominion and Valley Roads. The design also reduces the density and provides setback and reduced scale on the more sensitive edges to the residential zones; Its fronts onto Dominion Road, a key road corridor that connects to the City Centre; and is identified for enhancement in the future; It is close to public transport, in particular the Dominion Road bus route and the Kingsland train station; It is within walking distance to Maungawhau (Mt Eden), Ballantynes Square, Bellevue Park, Eden Park Stadium and Kingsland; The retail and café spaces proposed on the ground floor provide internal circulation and contribute to the activation of streets; and The apartments on the upper floors will provide activity and surveillance from residents coming and going and to the street. Street Interface and Character 52 The configuration of the buildings will provide a positive streetscape interface and will integrate with the surrounding areas for the following reasons: Streetscape Interface 53 The streetscape interface is a critical element of the proposed development. 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 17

Ground Level The proposed retail spaces will activate the ground floor of each of the buildings and the streetscape of Dominion and Valley Roads. This will complement and enhance the existing streetscape; The buildings will better define the street space, and improve the amenity of the streetscape. It will provide a strong street edge on Valley Road which, in my opinion, is an improvement over the car park on the opposite side of the street; The retail units on the ground floor (with stud heights ranging up to 4.0m (12) as opposed to 3.1m for the balance of the floors) provide a strong street presence through their scale and use of glazing on both road frontages. The generous floor to ceiling height provides for future adaptability; The ground floor of the buildings that front Dominion and Valley Road have a high proportion of windows allowing passive surveillance opportunities and public private interaction. Veranda protection is provided along both Dominion and Valley Roads; The retail spaces and the pedestrian access paths will provide positive façades and active edges to the development. The planting proposed to complement the paths will accentuate the entrances. They have generous widths of 4 5m and 6m on Dominion Road and Valley Road respectively. This will provide spaciousness and a sense of arrival; The verandahs will be a mix of powder coated steel and concrete elements along the Dominion Road and Valley Road frontages respectively. The verandah line will step down the Dominion Road frontage following the underlying topography; The pedestrian entrance on Carrick Place is proposed to be approximately 4.5m and will include a 2.4m path adjacent to Building D. This entrance path will also be complemented by the planting; and Vehicle access is restricted to Valley Road, via a single crossing thereby minimising footpath intrusions. Above Ground 54 Specific discussion with regard to rhythm, modulation, materials, finishes and setbacks of the façade treatment above ground is discussed within paragraphs 48 50 above. The buildings have a modern design, but have a high degree of façade modelling characteristic of traditional buildings. The detail of the design of the façades produces a positive design outcome for this character area. 55 Fronting onto Dominion Road, Building A has a two and three level façade, and Building B has a four level façade that step back on the upper 4th and 5th levels respectively. This will reduce the apparent scale of these buildings on Dominion Road. The grouping and stepped form of the buildings along Dominion Road will integrate with the scale and form, 12 Refer Street Elevations included within the Isthmus Resource Consent drawing set included as part of the application. 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 18

and will be consistent with the adjacent buildings (including the character buildings). They will be viewed in the context of the existing adjacent buildings which can be to a height of 13m under the development anticipated within the AUP(OP). 56 Buildings C and D, fronting Valley Road, have a more contemporary architectural style. The lower two levels of these buildings front the street boundary with strong horizontal and vertical elements. The upper levels are stepped back and have a form that folds over the building with a mix of vertical and angled components. They will be viewed in the context of the existing adjacent buildings with development capability up to a height of 13m under the AUP(OP). Circulation (including car parking) 57 The proposal will have positive pedestrian circulation: The building layout is square with the cadastral grid complementing and accentuating the long and slim lot arrangement; There are permeable edges to the development that provides strong pedestrian connectivity from Dominion and Valley Roads, and Carrick Place. The site has secured pedestrian access points (gates) at the Dominion, Valley and Carrick Place entrances; The paths from these street frontages connect into the central communal courtyard open space (within the northern portion of the site) and provide internal circulation for the residents of the development 13 ; The paths have direct and legible access through the site. They have good sightlines clear sight to building entrances and to the street; The retail spaces on the Dominion Road frontage turn the corner into the lanes connecting and drawing people into the site; The design of the landscape component will provide a high amenity space within the site. It will provide stoops, informal seating spaces, a common lawn area and a cabana. These areas will encourage interaction and will break down the public / private interface; and There are six pedestrian access points into the respective buildings from the central communal open space. These points link to communal lobbies (cores) to access the upper levels of the building. The ground level terraces and apartments have separate pedestrian access entrances off the shared communal open space 14. These entry points are legible and accentuated by the paving patterns, stairs and seating arrangement. 13 Refer Open Space Programming within the Isthmus Resource Consent Design Report drawing set included as part of the application. 14 Note: these units do not have access via the central core lobbies. 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 19

58 The design will also have good vehicle circulation: The majority of parking will be underground thus minimising visible surface parking. There are only 4 surface street level car parking spaces. These are dedicated visitor s spaces located on Carrick Place. The balance of the car parking spaces will be underground (109 spaces); and The sole vehicle entrance to the basement carpark is accessed off Valley Road. This is the least obtrusive location for the car park entrance it is on Valley Road which is secondary to Dominion Road and is positioned the furthest distance from the Dominion Road corner. It minimises vehicle intrusion over the site s Valley Road frontage and footpaths. 59 Also included as part of this proposal, car parking spaces will be sold separately. This is an appropriate move for the development given its location on Dominion Road one of the city s prime public transport routes. It provides car parks if required, but allows for residents to choose to forego the cost of unnecessary car parking space. Open Space and Landscaping 60 With regard to on site open space and landscaping the following comments are made: The design will provide an outdoor communal area for the residents of the development between the respective buildings; It will enhance the amenity of the development by providing this space for people s use and enjoyment; It provides paths that connect the respective buildings through the site and to Dominion Road, Valley Road and Carrick Place. The openings (connections) are visible and legible from the roads; The communal lawn area and the cabana within the northern portion of the site will provide a location for social interaction; The landscape component provides expanded paved areas as part of the path network that serve as communal spaces for social interaction. A series of steps, terraces and lawn areas complement these spaces; The balconies associated with the respective apartments provide private outdoor areas; With the buildings oriented north south, the open spaces will receive sunlight through the middle of the day (year round) with more prolonged periods through the summer months; The large trees proposed throughout the space will provide opportunities for shade to the communal courtyard and visual separation between the buildings; and The titoki (Alectryon excelsus) trees proposed along Valley Road will complement the existing titoki along the road. These trees will also enhance the amenity and help visually anchor the buildings along this edge. 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 20

CPTED (including passive surveillance) 15 61 The proposal is consistent with the seven qualities for well designed, safer places outlined in the CPTED guidelines 16. Specifically: 61.1. Access (safe movement and connections): Vehicles and pedestrians will have separate entrances that are clearly defined. Vehicle access is restricted to Valley Road. The access paths and entrances will be legible from the street and provide a logical network to the building entrances within the site. These pedestrian entrances provide access to the communal lobby spaces within the respective buildings. The central open space will be lit at night for visibility and in order to eliminate potential entrapment spots. The planting proposed will be maintained to keep paths clear. 61.2. Surveillance and sightlines: There will be good surveillance from the building overlooking the adjacent streets and the central communal open space. The planting proposed within this space will be maintained at a relative height that allows sightlines and surveillance across the space and, where possible through to the street. There are good surveillance opportunities to and from the pedestrian access points within the buildings. 61.3. Layout (clear and logical orientation): The frontages of the buildings face public streets and the central communal open space, with legible access and entrances. 61.4. Activity mix (eyes on the street): There will be passive surveillance from the apartments over both Dominion and Valley Roads and to the central communal open space (as discussed), and active surveillance from residents coming and going. The retail and community spaces will also provide active surveillance and activation of the street. 61.5. Sense of ownership: The distinction between the street and the private space will be reinforced by the layout, architecture and landscape component. The change in level from the respective ground level apartments to the open space and the low landscaping proposed will provide separation. The lawn area and cabana within the northern portion will encourage community interaction. 61.6. Quality environment (Well designed, managed and maintained environments): The design is considered to be of a high quality and proposes materials that are appropriate in this setting complementing and providing a transition between commercial and residential development. 61.7. Physical protection ( target hardening ): With regard to security measures, the proposal will provide secured access into the buildings and basement car park. The 15 7.7.5.2C1 Crime Prevention Through Environmental Design. 16 National Guidelines for Crime Prevention through Environmental Design in New Zealand Part 1: Seven Qualities of Safer Places Published November 2005 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 21

three respective paths have fences and gates as a security measure. The high proportion of glazing and the location of planting proposed will act as a deterrent to graffiti by limiting the number of exposed ground level walls. Outlook from Surrounding Properties 62 The following section discusses the visual relationships with the development and the surrounding environs and potential effects on outlook aspects of visual amenity. 63 Six photosimulations (refer Appendix C) are referred to in this section of the report (prepared by Isthmus) that illustrate the proposed development from different locations. The viewpoints have been selected as they represent public views from a range of angles and distances. They have been agreed with Auckland Council s Urban Design representative. 64 A commentary on each viewpoint is attached as Appendix B. The following section comprises discussion of the potential effects on visual amenity referencing the photosimulations where necessary. 65 They illustrate the proposal from: Viewpoint 01 illustrates the proposal from outside 172 Dominion Road looking south along Dominion Road in the context of the existing commercial development; Viewpoint 02 illustrates the proposal from the corner of Dominion Road and Walters Road looking northeast in the context of the existing commercial development and adjacent properties; Viewpoint 03 illustrates the proposal from the corner of Dominion Road and Bellevue Avenue looking northeast along Dominion Road in the context of the existing commercial development; Viewpoint 04 illustrates the proposal from outside 116 Valley Road looking northwest in the context of existing residential development; Viewpoint 05 illustrates the proposal from the summit of Maungawhau (Mt Eden); Viewpoint 06 illustrates the proposal from outside 10 Carrick Place looking southwest. Dominion Road Environment 66 Although the proposed development will be a prominent element along the Dominion Road corridor, it will not appear out of context. The grouping and stepped form of the buildings along Dominion Road will integrate with the scale and form, and will be consistent with the adjacent buildings. 67 Buildings A + B (fronting onto Dominion Road) have a 2 / 3 and 4 level façade (respectively) stepping back on the upper (3rd / 4th and 5th) levels. This will reduce the 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 22

apparent scale of the development onto Dominion Road. It will be viewed in the context of the existing adjacent development at this commercial node. 68 The buildings have a modern design, but have a high degree of façade modelling characteristic of traditional buildings. The detail of the design of the façades produce a positive design outcome for this character area. 69 Development of a similar nature can be anticipated on the properties that are also zoned Business Local Centre within the AUP(OP). This includes the properties to the west and north (fronting Dominion Road) and immediate property to the east on Valley Road. 70 The following additional comments are made in relation to the Dominion Road environment: The proposed buildings provide a transition from the commercial corridor to the residential development to the east; These buildings provide presence to the street fronting on to Dominion Road; Potential dominance effects will be no more than minor due to the separation distance across Dominion Road. Buildings A and B have two / three and four storey façades fronting the street and step back on their 3rd / 4th and 5th levels respectively; Shading 17 effects on the closest buildings are negligible due to distance and the location west of the site. It is limited to the morning, largely in the winter months. The shade predominantly falls onto the street (Dominion Road); The arrangement of the apartments and balconies along Dominion Road and also internally (within the site) will provide passive surveillance opportunities; and The proposal will be viewed in the context of the existing commercial and business development than spans along the Dominion Road corridor. Valley Road Environment 71 Buildings C + D that front Valley Road have a consistent contemporary architectural style with vertical, horizontal and angled elements and proportions that break up the form and add interest to the building façades. There is clear differentiation of the base and top elements. They have a clear rhythm and avoid a monolithic appearance. They also provide presence to the street fronting on to Valley Road. 72 The scale and form of these proposed buildings are not out of context in this urban environment. Under the AUP(OP), buildings up to 13m can be developed on the adjacent properties on the corner at 224 234 Dominion Road. This will further integrate the proposed development into this setting. 17 Refer Sun Study within the Dominion Valley Apartments Design Report included as part of the resource consent application. 170608 3423 C2 DominionValleyRoad UDLVA Report Final Draft 23