appendix k: landscape and visual...

Land Use, NES and Discharge Application 1974 Great South Road, Steven and Rosemary Allen Bombay

APPENDIX K: LANDSCAPE AND VISUAL ASSESSMENT

PE KE DESIGN

LANDSCAPE ARCHITECTURE URBAN DESIGN PROJECT MANAGEMENT

PO Box 104086, Lincoln North, Auckland 0654 Phone: 09 838 4143 Fax: 09 838 4146 Email: [email protected]

Landscape and Visual Assessment For 1974 Great South Road, Ramarama Prepared for: Steven Allen Bombay c/o Birch Surveyors Ltd PO Box 13185 Tauranga 3141 Prepared by: Sally Peake Principal, Peake Design Ltd Registered NZILA Landscape Architect

CONTENTS

Page No.

1. INTRODUCTION ............................................................................................ 2

2. STATUTORY CONTEXT ............................................................................... 2

2.1 Resource Management Act ................................................. 2

2.2 Local planning provisions .................................................... 3

3. EXISTING LANDSCAPE CHARACTER AND CONTEXT......................... 4

4. THE PROPOSAL ........................................................................................... 6

5. LANDSCAPE AND VISUAL ASSESSMENT .............................................. 7

5.1 Introduction ......................................................................... 7

5.2 Biophysical effects ............................................................... 7

5.3 Landscape character effects................................................ 9

5.4 Visual amenity effects........................................................ 10

7. CONCLUSIONS ...........................................................................................16

1974 GREAT SOUTH ROAD

12.02.16 PEAKE DESIGN LTD

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1. INTRODUCTION

Peake Design Ltd was requested by Birch Surveyors Ltd, on behalf of Steven Allen, to

undertake an evaluation of the potential landscape and visual effects of a proposed storage

facility at 1974 Great South Road, Bombay.

In order to undertake the evaluation a site visit was made to the site and surrounding context

on 11th October 2015. The assessment is based on the Plan prepared by Tiaki Engineering

Consultants ref. 23031/03 revision B, dated Jan 2016 and building design drawings prepared

by Kiwi Sheds.

The purpose of the landscape and visual assessment is to gain a thorough understanding of

the existing landscape and how the proposed development will potentially affect that

landscape, its character and also the visual amenity of local communities.

Specifically, this landscape and visual assessment report considers the effects of the proposed facility in relation to three groups of effects: biophysical, visual amenity and landscape character.

2. STATUTORY CONTEXT

The landscape planning objectives and policies applicable to the site are outlined in the

Application Report prepared by Birch Surveyors Ltd. The following provides a summary of the

planning provisions relevant to the assessment of landscape and visual effects.

2.1 Resource Management Act With regard to the Resource Management Act 1991 (RMA) provisions, this assessment

considers the landscape and visual effects in terms of three interrelated assessment

categories; biophysical and landscape quality, visual amenity, and landscape character,

(explained further in Section of this report). The table below shows the relationship

between the relevant RMA provisions and the assessment categories used in this

report.

RMA Provision Landscape and visual assessment category

s 6(a);Effects on the natural character of the coastal environment, wetlands and rivers and their margins

Biophysical/Landscape Quality

Landscape Character

6(b) Effects on outstanding natural features and landscapes


Landscape Character

Visual Amenity



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s 7(c) Effects on amenity values; and Visual amenity

s 7(f) Effects on the quality of the environment


2.2 Local planning provisions Relevant local planning documents are the Auckland Council District Plan (Franklin Section)

and the Proposed Unitary Plan. Provisions most relevant to the landscape and visual

assessment of this project are summarised below.

Under the Operative Plan (formerly Franklin District), the site is zoned Rural and located

within the Central Rural Management Area. Part 17 contains the objectives and policies

for the rural and coastal areas and villages of the District. Objectives and policies for the

zone in relation to landscape seek to manage impacts on rural and coastal character

and amenity, and to address conflicts that may arise in relation to growth and non-rural

development within this wider rural area.

The Central Management Area objectives and policies are concerned with protecting

rural and production activity and avoiding land fragmentation, inappropriate subdivision,

use or development, and rural/amenity conflicts.

Under the Proposed Auckland Unitary Plan the site is zoned Rural Production with the

key characteristic of rural character and amenity values being:

a.a predominance of rural working environments

b.land in pastures, trees, crops or indigenous vegetation, and with a degree of

naturalness

c.a low density of buildings and structures

d.land tenure with a diversity of site sizes and shapes

e.few buildings and activities of an urban scale, nature and design, other than residential

buildings, greenhouses and other approved rural production and rural commercial

services

f.a general absence of urban scale or type of infrastructure, such as roads with full kerb

and channel, sealed footpaths and vehicle crossings, streetlights, bus shelters, sealed

and demarcated car parking areas

g.generally narrow roads with open drains, some unsealed, with low speed geometry

and low traffic volumes, except for state highways and arterial roads

h.the intensity of the activity, including the number of people using the site, hours of

operation and number of vehicle trips generated, is compatible with the purpose of the

zone in which it is located and avoids reverse sensitivity effects.

http://unitaryplan.aucklandcouncil.govt.nz/Pages/Plan/Book.aspx?exhibit=PAUPSept13�














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Specific objectives and policies are provided for rural industries, services and non-

residential activities within rural areas (6.1.3). The objectives and policies of the Rural

Production zone provide for a diverse range of existing and new rural production

activities while avoiding buildings and structures in sensitive areas.

3. EXISTING LANDSCAPE CHARACTER AND CONTEXT

The property lies at the southern edge of the city, close to Bombay Village and the

motorway service area, and within a narrow strip of land between Great South Road and

the Southern Motorway. Land use activity within and adjacent to this strip of land varies

in size and includes residential, rural-residential, business (Pukekohe Timber Packaging

Ltd and service station), an Indian Temple, and productive farming (Figure 1).

Figure 1 Site context





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Bombay Village centre is approximately 600m to the east, offering a range of services

including a school. The service area at Collision Crossroads offers a range of retail and

food services approximately 700m to the south.

The site is located between tributaries of the Ngakoroa Stream on low-lying ground at

the bottom of the hill slopes to the east. The motorway corridor separates the land from

the intensive market gardens to the west, where a large complex of greenhouses is a

prominent feature. Generally, the landscape patterns in the area are defined by the

lower lying stream basin, with large areas of fields and greenhouses, and the patchwork

of larger fields and scattered buildings on the steeper area to the east. (Refer to figures

2 and 3.)

Figure 2 Settlement pattern

Generally, the lower areas, including the site, are more visually recessive while the hills

are more prominent – more so from the motorway corridor than Great South Road,

which is windy and visually contained by vegetation.

Isolated patches of indigenous vegetation are frequent, mainly associated with the

stream corridors, with a strong pattern of fields and shelterbelts. There are a number of

significant ecological areas in the wider area, but none are located close to the site.

Similarly there are Areas of Outstanding Natural Landscape and Outstanding Natural

Landscape Features to the north and west but these have no influence on the site.



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Figure 3 Topography and landscape pattern

4. THE PROPOSAL

The site contains an existing dwelling that is currently screened from Great South Road

by a tall hedge, a portion of which will need to be removed to obtain sight lines for turning

traffic. The proposed facility will share the existing site entry with the existing dwelling but

will otherwise be on a separate site. A new driveway and carpark will be formed, with a

security gate (refer to landscape plan). A 5m high x 1.2m wide perforated metal plinth

and sign will be located close to the entry incorporating the name of the facility.

The facility consists of two buildings containing storage sheds side by side in a roughly

north south orientation and surrounded by an access road. A parking area for 36 vehicles

(boats/cars/trucks) is located to the south, with a planted screen between the facility and

riparian area to the south. A planting screen is also proposed along the eastern edge of

the access road to replace the roadside planting to be removed.

Each end of the building will also be planted with groundcover and shrubs.



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The buildings are proposed to have light-mid grey cladding and if practicable it is

recommended that the roofs be a darker grey in order to ‘ground’ the buildings.

5. LANDSCAPE AND VISUAL ASSESSMENT

5.1 Introduction The assessment of landscape effects for this project is primarily concerned with effects on

(rural) landscape character and visual amenity values for neighbours. For the assessment,

effects in terms of three interrelated categories are considered: biophysical and landscape

quality; landscape character; and visual amenity. (Refer to the table in section 2.1 that shows

the relationship between the relevant RMA provisions the assessment categories.)

These categories combine to create the relationship between a development and its

landscape context or setting, which is directly responsible for the impacts of the development.

In this regard, there are three main sets of values that can generally be attributed to the

setting. These are:

1. the degree of builtness or naturalness of the surrounding landscape, i.e. the degree

of modification in terms of development and buildings

2. the landscape vulnerability or fragility of the environment to absorb development or

change, and

3. the nature of the development itself

The first two define the “fitness” of the landscape to accept the new development, and allow

decisions to be made regarding the impact of a development on the receiving environment,

while the third defines how well equipped the design of the development is to “fit” the

landscape, taking account of physical and cultural values as well as from an aesthetic point of

view. The landscape character and nature of the landform and vegetation also determines the

available views of the development, depending on the exact location and disposition of

elements.

5.2 Biophysical effects The assessment of biophysical effects has considered the extent and significance of

modifications to landform, the river and vegetation and, in particular, any landscape

features identified with regional or local significance.

The scale for assessing biophysical change used is set out below:

Extreme - Loss of key feature/attributes

Very high - Fundamental alteration to key feature/attributes



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High – Major alteration to key feature/attributes

Moderate – Noticeable alteration to key feature/attributes (partially changed)

Low - Minor change to landscape, with no noticeable change to key feature/attribute (i.e. similar to before)

Very low - Slight change, with no change to any key feature/attribute and change barely distinguishable

Negligible - No discernable change

The biophysical change is rated very low. The physical change as a result of the

development will be limited to the construction of the buildings and earthworks. Only a

small part of the property will be modified and the natural features of the site will be

retained.

There are no features or attributes of the site that have any particular quality or value,

other than an area of vegetation along the motorway corridor (outside the site), and

riparian planting along the stream. Neither of these areas will be altered by the proposal.

Figure 4 Site aerial

Existing roadside planting to be removed will be replaced with a mix of trees and screen

planting. It is also anticipated that any planting proposed to be removed close to the existing

dwelling will also be replaced with garden plants or hedging for privacy.



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A copy of the proposed planting plan is attached to this report.

5.3 Landscape character effects Landscape character is the distinctive combination of landscape attributes that gives an area

its identity, and is derived from a combination of landform, land cover and land use. The

effects on landscape character relate to changes in land use, (new or different activities);

changes to existing patterns and elements in the landscape such as vegetation, waterbodies,

landform, and building patterns; and the introduction of new elements and patterns including

structures and paving and the various associated processes such as earthworks.

The natural character of an area is the natural qualities and features of that area (as opposed

to artificial features such as roads and buildings). It is therefore linked to landscape character

and may also be linked to landscape quality, as Outstanding Natural Landscapes and

Features may have a strong relationship with s6a of the RMA in relation to natural character

both in terms of the coastal environment and within the context of wetlands, rivers lakes and

their margins.

The scale used to determine landscape character change is set out below.

Extreme - Significant change affecting the overall landscape character

Very high - Fundamental alteration to key features/ attributes, character largely changed (with little ability to mitigate effects)

High - Alteration to several key elements or features/ attributes, major change to character and composition.

Moderate - Readily noticeable alteration to key element/s, feature/s or attribute/s, with character and composition partially changed

Low – Small amount of change to underlying character and composition, similar to before

Very low - Very slight change to landscape character, change barely distinguishable

Negligible - No discernible change of character

The site is not identified as having high natural character, and is strongly influenced by

the utilitarian character of the motorway corridor. Notwithstanding this, it retains a rural

character as a result of the high proportion of open space, the amount of vegetated

cover (as opposed to hard surfacing) and the small area of development.

The proposal will change the degree of “ruralness” as it will introduce more buildings

and paved area, as well as the intensity of use or number of people using the site. With

regard to the characteristics of rural character and amenity values described in section

2.2, however, it is considered that the site will retain a rural character for the following

reasons:



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• The activity is considered appropriate in this location as it will service a local

community and is an activity that may not fit comfortably within an urban or village

setting.

• The buildings will have a similar scale and appearance to large rural production

buildings such as packing sheds and greenhouses, and will not be dissimilar to

the scale of the adjacent timber packing facility and the Indian Temple close by.

• The majority of the land will be retained as open space - either in pasture or

planted stream corridor and will contain a mix of grass, trees and shrubs,

including proposed new planting.

• Although the buildings will cover a large area, they will not be particularly tall and

will have a low density (being smaller than what is permitted on the site) ; the

scale of the facility is not considered out of scale with reference to the surrounding

environment eg motorway corridor and commercial/retail development at nearby

Collision Corner.

• The buildings will be painted a neutral colour in order to integrate into the

landscape as far as possible and planting will provide further integration.

• The development will not have an overtly urban form or scale and it is proposed

that the design details be controlled to retain a rural appearance eg limiting kerbs

and channels, avoiding pole lighting, and selection of appropriate materials and

colours.

As a result, the rating for landscape character change is low-moderate with some

noticeable alteration of elements and composition but a small amount of change, similar

to existing.

5.4 Visual amenity effects Visual amenity is a component of the overall amenity of a place and therefore

contributes to peoples’ appreciation of the pleasantness and aesthetic coherence of the

environment. This aspect considered the effects of the visual change for the viewing

audience.

Contributing factors that affect the relative magnitude of effect include:

Physical catchment and character that would be exposed to visual change

Nature of the audience who would experience that change

Type/size of view (orientation; elevation; peripheral/central)

Scale, type and intensity of change

The scale used to determine the magnitude of change to visual amenity is set out below.



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Extreme - Proposal may dominate/ obscure views for large viewing audience.

Very high - Proposal is prominent and would be a focus of views for a large viewing audience

or within close proximity of residences (e.g. 100m)

High - Proposal is likely to be a major element of view for a large number of people and/or be

a focus of view for residents

Moderate - Proposal is likely to form a visible and recognizable new element within the overall

scene

Low - Proposal is likely to be either a limited component of a wider scene, and/or make little

difference to the overall scene (i.e. may be missed by casual observer)

Very low - Proposal will form a very limited component of the wider scene and/or be viewed

from a considerable distance

Negligible - Proposal will not be identifiable within available views

Visual impacts result from natural or induced change in the components, character or quality

of landscape. Usually these are the result of vegetation or landform modification or the

introduction of new structures, activities or facilities in to the landscape. The process of

change itself, that is the implementation or construction process, may also carry its own visual

impacts separate from the completed development.

The visual catchment of the property and proposed development site is largely constrained by

its relative elevation and visual separation (separation from neighbours by roading and

intervening vegetation).

The viewing audience has therefore been divided into two groups – drivers on roads and

neighbouring residents.

View for drivers Views from the motorway have not been captured for safety reasons, but the Google

streetscape views below indicate available views and show that vegetation and landform

partially obstruct views. In addition, as travel speeds are high on the motorway, views of

areas close to the motorway are fleeting and the focus of attention tends towards more

distant places. The building will be set back from the motorway boundary and will be

approximately 130 m from the road. There is also an area of bush adjacent to the boundary

that would provide some screening (refer to Figure 4), while buildings (including large

buildings) are not unusual in this environment. As noted above, the buildings are considerably

smaller than what could be permitted as of right on the site and the height is less than the

height of adjacent dwellings. I also note that under a permitted baseline scenario there would

be no requirement to provide mitigation planting. Effects for drivers from the motorway are

therefore rated very low.



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Views 1 & 2 Southern motorway looking south (above) and north (below)

Views of the site from Great South Road looking north (View 3) are obscured by

vegetation. While no reliance can be placed on this vegetation as it is on a neighbouring

property, there is also existing riparian planting in the middle ground of the view, and

proposed screen planting will also quickly screen views from this approach (I estimate

that effective screening will occur within 5-7 years).

Views will open up along the frontage (View 4), but these views will be of short duration. As

there will also be other buildings in this view, it is not considered that the proposed

development will be out of place or a focus of attention, and views will be partially obscured

by the existing dwelling. Existing and proposed planting will also provide partial screening.

View 3 Great South Road looking north



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Views 5, 6 & 7 are from Great South road looking south and show that the road alignment,

and landform will all contribute to the screening of the site for drivers. It is not anticipated that

the removal of the roadside planting will open up views of the proposed development,

although the existing houses will be more visible.

Proposed planting will also help integrate the new sign, which will also be a muted earthy

colour and perforated, allowing plants to climb and cover the base.

While there may be views of the buildings in the middle ground of View 6, they will sit behind

the existing garage and in front of the Indian Temple and will be set below the bank in the

foreground. Proposed new planting will also assist in screening and visual integration.

In addition the road alignment means that any views will be oblique, with the focus on the

road bend ahead. From this direction earlier views will also have had the Timber Packaging

as a prominent feature of their view.

Effects for drivers from Great South Road are therefore rated low.

View 4 Panorama of site frontage

Views 5 & 6 Great South Road looking south

View 7 Great South Road looking south



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Views for residents

The only affected residents with regard to visual amenity are those in close proximity on Great

South Road. Other residents have views of the development screened or are at a

considerable distance away.

View 8 shows that from the first floor windows residents at 1988 Great South Road will have

unobstructed views towards the site. There is also a balcony, although it is not clear whether

this is for a bedroom or living room. As the dwelling is at a distance of over 150m and there is

intervening development, however, it is considered that the development will not dominate the

view, which will also include views of the motorway and other development of a similar form

and scale.

View 8 1988 Great South from the entry to 1974

The buildings will have their narrow ends facing the dwelling and will be seen as part of a

wide open space. The area of landscape identified as an Outstanding Landscape and

Features will form a visible backdrop and focus in the background of the view. The image

shows that there will be intervening vegetation, and existing and proposed planting on the site

will also screen views over time. The buildings will also have a low profile and recessive

colours. Effects for residents are therefore rated moderate-low initially, becoming low or very

low as vegetation matures and the development becomes a familiar part of the scene.

Figure 5 1976 Great South Road from the entry to 1974



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1976 Great South Road is the closest dwelling to the site (excluding the dwelling on the site)

and will have clear views of the buildings from indoor and outdoor living areas. Similar to 1988

the narrow end of the buildings will present to the dwelling and will have intervening

vegetation. Unlike 1988, however, 1976 is at a lower relative elevation and is also single

storey so that screening with planting will be more effective and quicker to achieve.

Due to the proximity and orientation, impacts arising from the proposed development are

considered greater than for 1988. At a distance of approximately 46m between the dwelling

and closest building, it is not considered that the buildings will dominate the view or be

overbearing, but they will form a prominent part of the view initially, before the existing riparian

planting and proposed screen planting matures. They will also be at a slightly higher elevation

although the low profile of the buildings means that tall planting is not needed for screening,

with planting to a height of approximately 5m required to screen views. It is therefore

estimated that effective screening could be obtained within 5-7 years and full screening within

10 years.

A condition of consent for a detailed planting plan is recommended:

Prior to construction, the consent holder shall submit for written approval by the Team leader, Resource Consents, a detailed planting plan, implementation and maintenance plan.

The planting plan shall be in accordance with the Peake Design planting plan, including the requirement for dense screening on the south and east sides of the facility. The planting plan shall include:

i. The number, position, spacing, stock size and species comprising locally appropriate

native species eco-sourced from the local Ecological District.

ii. A planting programme / timeframe.

iii. Proposed planting techniques including soil/planting medium, staking, and mulch, where appropriate.

iv. Proposed on-going maintenance of plantings, including replacement protocols for a period of not less than five (3) years from the date of issue of the Section 224 (c) certificate.

v. A cost estimate for proposed works, for bond purposes.

It is not expected that there will be any shading effects over and above shading from existing

planting, and the proposed bund, together with existing boundary planting, will avoid

overlooking or loss of privacy.

The proposed sign will not be particularly visible in the location proposed and only oblique

views would be available from the house and deck. Planting will largely screen views and it

would be seen in front of the existing dwelling so that no adverse visual amenity effects are

anticipated.



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Overall, therefore, visual amenity effects are therefore rated moderate-high without mitigation,

reducing to moderate-low within 5-7 years with mitigation (when proposed planting will reach

3.5-4.0m), and low within 10 years.

7. CONCLUSIONS

The assessment of landscape and visual effects determines that effects on biophysical and

landscape quality will be very low and that effects for landscape (rural) character change will

be low-moderate. Although the proposed development is considered appropriate within the

setting, and the rural character is able to be maintained, there will be a small amount of

noticeable change to the existing character.

With regard to visual amenity effects, effects for drivers are rated very low overall, with low

effects limited to the immediate vicinity of the property frontage. Two dwellings have been

identified as having potential adverse amenity effects.The first is at 1988 Great South Road

where effects are rated moderate-low initially becoming low or very low over time as existing

and proposed planting matures. The second is the immediate neighbour (at 1976 Great

South Road) where effects are rated moderate-high without mitigation, reducing to moderate-

low within 5-7 years with mitigation, and low within 10 years.

It is also noted that the buildings have a low profile and are considerably smaller than what

could be permitted as of right on the site. In addition, under a permitted baseline scenario

there would be no requirement to provide mitigation planting.

Sally Peake

Registered FNZILA Landscape Architect

appendix k: landscape and visual...

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