Assessment of Landscape and Visual Effects Redevelopment of Care Facilities at Aria Bay 3 Woodlands Crescent, Browns Bay, Auckland

LA4 Landscape Architects PO Box 5669, Wellesley Street 26 Kitchener Street Auckland 1041

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Assessment of Landscape and Visual Effects Redevelopment of Care Facilities at Aria Bay 3 Woodlands Crescent, Browns Bay, Auckland

Table of Contents

1.0 Introduction … …2

2.0 The Visual and Landscape Context … …2

3.0 The Proposed Development … …3

4.0 Landscape Development … …3

5.0 Evaluation of the Proposal … …5

6.0 Statutory Context … …13

7.0 Conclusions … …15

Appendix A: Visual Effects Matrix Methodology

Viewpoints 1 – 3

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Assessment of Landscape and Visual Effects Redevelopment of Care Facilities at Aria Bay

1. Introduction 1.1 LA4 Landscape Architects have been requested to undertake a landscape and

visual effects assessment of the proposed redevelopment of care facilities at Aria Bay, 3 Woodlands Crescent, Browns Bay.

1.2 The assessment process has involved:

• Background review of plans and documentation; • Desktop assessment utilising aerial photographs; • Site and surrounding environment investigations; • Photographic recording of the site and surrounding environment; • Landscape analysis and visibility assessment; • Review of the statutory framework; and • Assessment of landscape and visual effects.

1.3 Site investigations, an analysis of the site and surrounding environment and a

landscape and visual effects assessment of the proposed development were undertaken in December 2016.

1.4 The assessment is structured as follows:

• Description of the proposal (Section 2); • Description of the site, landscape context and existing visual environment

(Section 3); • Evaluation of the landscape and visual effects (Section 4); • Consideration of the statutory framework (Section 5); and • Conclusions (Section 6).

2. The Visual and Landscape Context 2.1 The site currently encompasses two titles, 1 and 3 Woodlands Crescent with a

site area of 7,536m2 and 786 Beach Road is on a separate title with an area of 923m2.

2.2 The lower part of the site is predominantly flat, rising between approximately 1m and 1.5m from the Woodlands Crescent – Beach Road intersection in a northerly and northwesterly direction towards the base of the steep scarp. From here the site rises steeply varying between 15-20m in elevation in a northwesterly direction up the vegetated face.

2.3 The existing Aria Bay Retirement Village occupies the 3 Woodlands Crescent site. The village comprises a large single level accommodation and facilities building with two open internal courtyards. A two level residential dwelling is located at 1 Woodlands Crescent and two single level residential buildings are located at 786 Beach Road.

2.4 Vegetation within the site comprises a mixture of small tree and amenity shrub and groundcover plantings, typical of an older style retirement village. Cherry

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trees, titokis, bottlebrush, camellia, pohutukawa and palms are located throughout the site along with a variety of other species. The steep bank at the rear of the site is extensively vegetated with a mixture of exotic and indigenous tree and understorey plantings as well as weed species. Tree fern, karaka, nikau, cabbage trees, ngaio and pittosporums are the dominant species.

2.5 Residential properties extend to the north and west of the site. These are characterised by a diverse range of housing styles including detached houses, duplexes, cross-leased sections and multi-unit developments. The dwellings are a mixture of single and two-level buildings.

2.6 Immediately to the north of the site are the existing 3-level apartments and recently constructed 4-level ‘Residences’ retirement apartments. To the north, construction has commenced for the apartments at 792 Beach Road.

2.7 On the eastern side of Beach Road is the Bute Road Retail Centre with takeaways, superette, fruit market and a Lollipops Educare Centre. A car parking area extends along the Beach Road frontage.

2.8 To the south of the retirement village is the Browns Bay Bowling Club and Freyberg Park, beyond which are a number of multi-unit residential dwellings, flanking both sides of Beach Road. To the south of the Glencoe Road – Anzac Road intersection commercial activities prevail along Beach Road. Bute Road, to the south east of the site is similarly characterised by the commercial and retail activities within the Browns Bay Town Centre.

2.9 The wider area is characterised by a number of activities including residential, institutional, commercial, accommodation, recreational, childcare and healthcare facilities in close proximity to Browns Bay’s commercial area. Photographs 1-3 illustrate the site from the surrounding streets and public spaces.

3. The Proposed Development 3.1 The proposed development comprises a redevelopment of care facilities at Aria

Bay Retirement Village. Stage 1 includes the development of a four-level aged-care wing apartment building with ground floor car parking. Stage 2 comprises a serviced apartments wing.

3.2 Vehicular and pedestrian access are to be provided from Woodlands Crescent.

4. Landscape Development 4.1 The landscape development for the care facility and serviced apartments has

been designed to provide an attractive setting for the residents, an attractive street frontage along Beach Road and Woodlands Crescent, to enhance the site and to integrate the development into the surrounding residential area. The landscape development has also been designed to complement the architectural design and form of the buildings and to facilitate the use of both the private and communal open space areas.

4.2 A landscape plan has been prepared for the site to achieve these outcomes – refer to the LA4 Landscape Architects plans, reference 16495 MP01, LP01-LP04, and PP01.

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4.3 The planting has an emphasis on structure, and bold and contrasting foliage. Apart from aesthetic and mitigation considerations, the main criteria considered in the selection of plants were:

suitability to local climatic conditions hardy, drought resistant plants not dependent on irrigation plants that retain their appearance throughout the year without the need for

intensive maintenance intervention.

Street frontages

4.4 Evergreen Magnolia (Magnolia grandiflora ‘Feruginea’) are proposed along the Woodlands Crescent frontage. This species is characterised by its dense canopy of leaves, bright glossy green on the top, with coppery brown undersides. They form an elegant round-headed specimen tree bearing large fragrant creamy white flowers and reach a height at maturity of approximately 8-10 metres. The trees will filter and soften views towards the building and provide a structural tree framework to assist integrate the development into the site and surrounding environment.

4.5 Massed plantings of evergreen and flowering shrubs and groundcovers are planted within the front borders to provide a buffer to the cars parked behind. A 1.2m high plastered concrete block wall extends along the eastern end street frontage with low planting in front.

4.6 Pohutukawa variety (Metrosideros ‘Mistral’) extend along the Beach Road frontage. A natural hybrid of Pohutukawa and Rata, Mistral forms a tidy upright growing tree. The characteristic of the Rata makes it slower growing than excelsa cultivars and the Rata cross makes the leaf narrow, oval and pointed. The flowers are an amazing deep scarlet red and have abundant nectar so are attractive to native birds including bellbirds and tui.

4.7 All specimen trees will be planted as 160L grade specimens with a minimum height of 3 metres at the time of planting.

4.8 The requirement for the 3.5m wide grassed overland flow path running inside the site boundary precludes massed planting along the frontage. A 1.2m high plastered concrete block wall with horizontal timber slat panels will provide an attractive boundary treatment along Beach Road in conjunction with the Pohutukawa plantings.

Communal Courtyards

4.9 A large paved, grassed and planted communal courtyard forms the ‘heart’ of the development, opening out from the café and multi-functional space. This sunny, north facing open space is centrally located with easy accessibility. A large vine-covered pergola provides the focal point and meeting area with seating beneath.

4.10 A second communal courtyard opens out from the café. This area is enclosed to the north by the retained garden and steps providing access to the existing northern independent apartments.

Private Open Space

4.11 Paved terraces extend out from the ground floor units creating sunny, sheltered areas. Upper level apartments have balconies opening out from the living areas.

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Access

4.12 Vehicular access is provided from Woodlands Crescent into the ground floor car parking area. Direct pedestrian access is similarly provided via a wide path leading from Woodlands Crescent to the main entrance foyer under the porte cochere. Pedestrian access is also provided along the front of the facility to the Woodlands Crescent footpath.

4.13 The choice of materials and detailing of the surfaces has been chosen to provide a hierarchy of use and delineate use areas. The main access drive and car parking areas are to be asphalt. External pedestrian paths will be plain faced concrete tinted with Peter Fell Colour @ 5% weight of cement with medium acid etch providing a smooth non-slip finish and easy access for the infirm or disabled.

Safety

4.14 The landscape design has been developed to ensure personal safety throughout the development. Lighting is to be provided to pedestrian paths, driveways, car parks and communal spaces to ensure a high level of safety and security for residents and visitors at night. The site layout has ensured that good sightlines are maintained throughout the complex and the differentiation in hard surfacing materials signals the particular level of use. Good visibility has been maintained along the paths and driveway.

Maintenance

4.15 Maintenance has been kept to a minimum throughout the complex and the communal open spaces are easily accessible. Planting has been massed and trees have been located to avoid conflict with built structures, overhead services and lights. Paving materials have been selected for easy maintenance and accessible repairs.

Implementation and maintenance 4.16 All shrub planting areas are to be excavated and backfilled with a minimum

300mm of good quality topsoil. Tree pits are to be excavated for all specimen trees. Following planting, a 100mm layer of bark mulch is to be applied to all areas.

4.17 A landscape specification will be prepared for the development to ensure a high level of implementation and ongoing maintenance is achieved. This will form part of the construction contract documentation.

5. Evaluation of the Proposal 5.1 The key to assessing the visual and landscape effects of the proposed care

facility and serviced apartments development on the urban setting is first to establish the existing characteristics and values of the landscape and then to assess the effects of the proposal on them. In accordance with the Resource Management Act (1991) this includes an assessment of the cumulative effects of the proposal combined with existing developments.

Landscape Effects 5.2 Landscape effects take into consideration physical effects to the landscape.

Assessments of landscape effects therefore investigate the likely nature and

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scale of change to landscape elements and characteristics. Landscape effects are primarily dependent on the landscape sensitivity of a site and its surrounds. Landscape sensitivity is influenced by landscape quality and vulnerability, or the extent to which landscape character and values are at risk to change. Sensitivity can be determined by the degree of naturalness, land use homogeneity, landform and screening elements.

5.3 The area is distinguished by the prevailing residential characteristics and surrounding road network in close proximity to Browns Bay Town Centre and commercial area. The environment has been extensively modified through built development and consequently the natural character of the urbanised area is very low.

Landscape Effects Assessment

5.4 The site is already highly modified with the built development of the existing retirement village, residential dwellings and sealed driveways, access and parking areas. The proposed development will not result in extensive earthworks to facilitate the excavation for the rear of the building. Development would be consistent with the pattern of development already established in the more recently developed parts of the existing retirement village. Consequently the landscape effects will be low. Visual Effects

5.5 The proposed development within the site raises a number of visual issues, including the potential effects on visual amenity to the following key areas:

• Adjoining properties • Surrounding road network • Wider urban area

5.6 The assessment of visual effects analyses the perceptual (visual) response that any of the identified changes to the landscape may evoke, including effects relating to views and visual amenity. Visual sensitivity is influenced by a number of factors including the visibility of a proposal, the nature and extent of the viewing audience, the visual qualities of the proposal, and the ability to integrate any changes within the landscape setting, where applicable.

5.7 The nature and extent of visual effects are determined by a systematic analysis of the visual intrusion and qualitative change that a proposal may bring, specifically in relation to aesthetic considerations and visual character and amenity.

5.8 The methodology used in this assessment is designed to assess whether or not the proposed development would have adverse visual effects on the nature and quality of the surrounding environment.

5.9 The visual effects assessment has been undertaken in terms of the following criteria:

a). Sensitivity of the view – the relative quality of views towards the site, including landscape character and visual amenity values.

b). Viewpoint / perceptual factors – the type and size of population exposed to views towards the site, the viewing distance to the site, and other factors which indicate its sensitivity in terms of both viewing

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audience and the inherent exposure of the view towards the site due to its physical character.

c). Urban amenity – the impact of future development on the wider surrounding urban amenity.

d). Urban form – the degree to which future development would fit into the existing urban context of the surrounding environs.

e). Visual intrusion / contrast – the intrusion into or obstruction of views to landscape features in the locality and beyond and the impact upon key landscape elements and patterns.

f). Mitigation potential – the extent to which any potential adverse effects of the development could be mitigated through integration into its surrounds by specific measures.

The Visual Catchment and Viewing Audience

5.10 The visual catchment is the physical area that would be exposed to the visual changes associated with the proposed development. The site has a relatively large visual catchment due to the location of the site on the prominent corner.

5.11 The primary and largest visual catchment is that of the surrounding roads and the immediately adjoining residential properties. Views from Woodlands Crescent are primarily from the immediate vicinity of the site, as beyond here the orientation of the road, dwellings, structures and vegetation within the line of sight largely screen views. Close views from Beach Road travelling north are gained from north of Inverness Road – south of here, the existing buildings and vegetation in the line of sight screen views.

5.12 The immediately surrounding residential area to the west in Woodlands Crescent will gain close views to the site due to the proximity. More distant views will be available from parts of the residential area to the north and east. Users of Freyberg Park and the Bowling Club to the south, and the kindergarten will also be exposed to views.

5.13 Views from Bute Road are gained as one approaches the Beach Road intersection. Existing buildings and vegetation screen views from Browns Bay Town Centre. Distant views would be gained from parts of the elevated slopes to the south of Freyberg Park and the commercial area, however from here the site merges into the surrounding and densely vegetated rising landform.

5.14 The viewing audience that will be exposed to views towards the development (to varying degrees) will therefore comprise:

i. residents within the surrounding properties to the west, north and east; ii. motorists, cyclists and pedestrians travelling along Woodlands Crescent,

Beach Road and Bute Road; iii. recreational users of Freyberg Park and the Bowling Club; iv. visitors to the kindergarten in Woodlands Crescent; and v. residents and motorists on parts of the surrounding slopes to the south.

Visual Effects Assessment

5.15 The visual effects of the proposed development have been assessed from a number of representative viewpoints within the visual catchment area that have potential for visual effects. Three main viewpoints have been identified and the visual effects assessed from these.

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5.16 The viewpoints were selected as locations that capture and fairly represent the range of public and private views towards the proposed development. The analysis from the viewpoints is representative of the potential views from the most affected surrounding properties and roads.

5.17 The assessment is from each of the following viewpoints:

Viewpoint 1: Freyberg Park | Woodlands Crescent Viewpoint 2: Bute Road Viewpoint 3: Beach Road

5.18 Photographs have been taken with a 35mm SLR camera with a fixed 50mm lens from the viewpoints and a detailed assessment and analysis of potential effects have been carried out using a Visual Effects Matrix (score sheet), which ensures that each view and changes within each view are evaluated thoroughly and consistently.

5.19 The key factors contained in the matrix are outlined in Appendix A. It covers aspects such as the sensitivity of the view to change, the size of the viewing audience that would be affected, the legibility of the proposal, how well the proposal integrates with its surroundings and whether or not the proposal intrudes into any existing views.

5.20 The total scores given in the descriptions denote the overall visual effects rating, which has the following range of potential ratings and effects from each viewpoint. In general terms, visual effects in the no effect to moderate effect range are acceptable in landscape and visual terms, provided mitigation is carried out for close-up viewers, or for particularly intrusive elements.

5.21 For those units where high effects result, significant mitigation is required, and/or a redesign of parts of the proposal. Where a very high or extreme effect is created, the effects would be unacceptable in visual and landscape terms.

5.22 The following seven-point scale has been used to rate effects, based on the guidelines contained within the NZILA Best Practice Guide1:

Negligible | Very Low | Low | Moderate | High | Very High | Extreme Negligible Effect The proposal would have no effect on the receiving environment.

Very Low Effect The proposal has discernible effects but too small to adversely affect other persons.

Low Effect The proposal constitutes only a minor component of the wider view. Awareness of the proposal would not have a marked effect on the overall quality of the scene or create any significant adverse effects.

Moderate Effect The proposal may form a visible and recognisable new element within the overall scene and may be readily noticed by the viewer. The proposal may cause an adverse impact but could potentially be mitigated or remedied.

1 NZILA Best Practice Guide – Landscape Assessment and Sustainable Management 2010

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High Effect The proposal forms a significant and immediately apparent part of the scene that affects and changes its overall character. The proposal may cause a serious adverse impact on the environment but could potentially be mitigated or remedied.

Very High Effect The proposal becomes the dominant feature of the scene to which other elements become subordinate and it significantly affects and changes its character. The proposal causes extensive adverse effects that cannot be avoided, remedied or mitigated.

Extreme Effect The proposal is completely at odds with the surrounding area and dominates the scene to an extreme degree. The proposal very significantly affects and entirely changes the character of the surrounding area. The proposal causes extreme adverse effects that cannot be avoided, remedied or mitigated.

5.23 The following summaries describe the implications that the proposed development has for each viewpoint. In so doing they touch on key findings in the matrix analysis and the implications that these might have for areas and audiences in close proximity to any given viewpoint. The assessment has been undertaken in terms of the following criteria:

i. Quality of the view – the relative quality of the view towards the site

including landscape character and amenity values. ii. Viewpoint | perceptual factors – the type and size of population

represented by the viewpoint, the viewing distance to the development site, and other factors which indicate its sensitivity in terms of both viewing audience and the inherent exposure of the viewpoint to the site due to its physical character.

iii. Residential | urban amenity – the impact of development on the

surrounding residential and urban amenity in terms of building dominance, shading, loss of outlook and privacy.

iv. Visual intrusion | contrast – the intrusion into or obstruction of views to landscape features in the locality and beyond and the impact upon key landscape elements and patterns.

v. Mitigation potential – the extent to which any potential adverse effects of the development could be mitigated through integration into its surrounds by specific measures.

Viewpoint 1: Freyberg Park | Woodlands Crescent

5.24 Viewpoint 1 illustrates the viewing perspective from Freyberg Park looking in a northeasterly direction towards the site. More oblique views would be gained from Woodlands Crescent. This landscape is characterised by the existing residential dwellings on the vegetated slopes, extending up behind the existing retirement village. The extent of vegetation lifts the amenity of the area and is a dominant characteristic of this part of Browns Bay. This view has a pleasant quality, due to the vegetation and open expanse of the parks grassed areas providing a more natural setting within which the buildings sit.

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5.25 From this viewpoint the anticipated level of audience exposure would be moderate due to the recreational use of the park and level of both vehicular and pedestrian traffic utilising this Woodlands Crescent to access the bowling club, kindergarten and Freyberg Park. From this viewing location and angle the development will be viewed sitting prominently on the site due to its bulk, form, height and scale greater than currently exists on the site.

5.26 The development will have an impact on the immediately adjoining residential properties to the west and in particular 11 and 11B Woodlands Crescent. The applicant owns the dwelling at number 11. The application site however is zoned Residential Mixed Housing Urban which anticipates development up to 11m in height. While there will be a loss of outlook and privacy for the immediate neighbours to the west, a similar effect could result from a complying development. The rooms on the western side of the building are bedrooms with small windows. There are no communal areas with opportunities to overlook the residential area. The western facade of the building has a more residential feel through the use of painted plaster façade, small window openings and feature timber corners and detailing. The landscape development along the western side of the building has incorporated specimen tree plantings of deciduous Callery Pear which will filter views towards the building and soften the western façade.

5.27 As illustrated in the Shading Diagrams the proposed development will only have slightly greater shading effects than a permitted 11m-shadow line. In addition, the area of proposed building encroachment beyond the permitted height in relation to boundary in terms of visual effects is minor.

5.28 The development will have a moderate effect on Freyberg Park and Woodlands Crescent due to the scale of the building. This is lessened however by the expanse of the open space in the park and width of Woodlands Crescent. While prominent in the view, the site has the capacity to accommodate a development of this nature on the edge of the town centre. The existing buildings on the site add little to the amenity of the streetscape or park. The proposed building will create a landmark on the prominent corner site of appropriate form and scale in the urban environment.

5.29 The architectural design of the building and proposed landscape development will assist in mitigating any adverse visual effects of the development. The building will sit comfortably into its surroundings. The set back nature of the upper level reduces potential dominance of the building and the balconies and windows overlooking the street provide a good level of passive surveillance.

5.30 Overall, the proposed development would have moderate effects from this viewpoint. The development will be seen as a logical extension to the existing retirement village.

Viewpoint 2: Bute Road

5.31 Viewpoint 2 illustrates the viewing perspective from Bute Road looking in a westerly direction towards the site. From here the urban landscape is not of high quality. The current dated buildings on the site and existing dwellings contribute little to the quality of the streetscape. The Bute Road Retail Centre reinforces the commercial characteristics in the vicinity and the unrelieved expanse of the sealed car park of the Brownzy Sports Bar further reduces the visual amenity values of the area.

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5.32 From this viewpoint the anticipated level of audience exposure would be high due to the number of vehicles and pedestrians travelling along the road to and from the Browns Bay Town Centre.

5.33 From this viewing location the building will be prominent on the corner location. However, the set back nature of the upper level of the building, architectural design and detailing and proposed tree planting along the street frontages will reduce any effects of dominance from here.

5.34 From this viewpoint the development will have a minimal impact on the existing residential and urban amenity. The amenity of the area is characterised by the prevailing diverse mixed residential and commercial attributes of the surrounding area. Three and four level residential buildings are located within the existing retirement village and the development will extend upon and complement this theme. In the context of the surrounding area the proposed development will not appear incongruous.

5.35 The development will give a stronger sense of identity to the western end of Bute Road currently characterised by expansive areas of car parking associated with the Sports Bar and the commercial characteristics of the Bute Road Retail Centre on the edge of the Town Centre. The architectural treatment, materials, building form and detailing will ensure that the development contributes positively to the surrounding environment, will have high aesthetic values and add to the character and amenity of the streetscape.

5.36 Overall, the proposed development would have low to moderate visual effects from this viewpoint. Viewpoint 3: Beach Road

5.37 Viewpoint 3 illustrates the view looking in a northerly direction along Beach Road towards the site from adjacent to the Brownzy Sports Bar and Super Liquor car park at a distance of 100m away from the site.

5.38 This landscape is characterised by the existing residential dwellings set within the vegetated slopes rising up from the valley floor. The diverse range of housing stock is apparent, with older dwellings co-existing beside more contemporary housing styles. The existing retirement village sits at the base of the slope back dropped by the vegetated escarpment. The close proximity to the commercial area is apparent, through signage and open car parking areas just off the view to the left. Browns Bay Bowling Club is prominent on the corner site, merging into Freyberg Park beyond. The power poles and array of overhead wires, road and commercial signage impart a utilitarian quality to the streetscape. The vegetated slopes extending up the skyline lift the quality of the view. This view is typically urban and not of high quality.

5.39 From this viewpoint the anticipated level of audience exposure would be high due to the extent of vehicular and pedestrian traffic utilising the road. The physical characteristics of the vegetated slopes extending up to the skyline however, means that the site has a good visual absorption capability and a greater capacity to accommodate change.

5.40 From this viewing location the most noticeable change will result from the development of the four to five-storey care facility complex within the surrounding residential and commercial area. The existing three storey

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independent units are visible along Beach Road and the recently completed four storey ‘Residences’ apartment block are visible set into the slope.

5.41 From this viewpoint the development will have a minimal impact on the existing residential and urban amenity. The amenity of the area is characterised by the prevailing diverse residential attributes of the surrounding area in close proximity to the commercial characteristics of Browns Bay Town Centre. In consideration of these factors, the proposed care facility will fit comfortably into the surrounding area.

5.42 As discussed in the Architectural Design Statement, the building has been architecturally designed with the following elements to reduce its bulk and scale, in keeping with the prevailing character of the area.

• Articulation of the building mass with finer elements; • Feature cladding which helps relate the building to the residential

vernacular and sit well in the surrounding context; • Use of recessive and natural materials; • Hip roof forms; • Set back upper levels; and • Use of balconies and decks to punctuate the building.

5.43 While the development will be prominent from parts of Beach Road it will be viewed in the context of the existing Retirement Village and Town Centre, sitting towards the base of the vegetated escarpment. The escarpment is a major and dominant natural feature in the mixed-use neighbourhood characterised by residential, commercial, recreational and open space activities. In my view, the form and scale of the escarpment is such that it will remain the dominant natural feature and not be adversely affected by the proposal.

5.44 The proposed development will not adversely impact upon key landscape elements and patterns. The development will not contrast with the prevailing characteristics and will fit comfortably into the surrounding mixed residential environment set within the vegetated slopes. The architectural design and detailing of the building in conjunction with the proposed landscape development will assist to integrate the development into the surrounding residential and commercial context.

5.45 Viewpoints 3A to 3D are a series of representative views taken looking north along Beach Road and clearly illustrate the diminishing views towards the site with distance. The vegetated escarpment is also highly visible and will remain the dominant natural feature and back drop to the Browns Bay commercial area and Town Centre.

5.46 Overall, the proposed development would have low to moderate visual effects from this viewpoint.

Visual Effects Summary

5.47 As demonstrated in the above analysis, the greatest visual effects of the development arise in relation to streets and properties closest to the site. The main change will be the introduction of a more intensive development of greater height, form and scale onto the subject site than currently exists. The building will integrate comfortably into the mixed-use environment and lift the current amenity values of the site and surroundings.

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5.48 The development will give a stronger sense of identity to the surrounding area and fit well into the urban fabric. The architectural treatment, materials, building form and detailing will ensure that the development contributes positively to the surrounding environment, will have high aesthetic values and add to the character and amenity of the streetscape.

5.49 The height infringement of the upper levels will have minor adverse visual effects over and above a fully compliant development. The visual effects have been minimised by the more recessive nature of the building materials and set back of the upper level. The top level adds a degree of interest to the upper floor and reduces the horizontal expanse of the roof form.

5.50 The development will only have slightly greater shading effects than a complying building and the area of building encroachment beyond the permitted height in relation to boundary, in terms of visual effects, is minor.

5.51 This assessment has included consideration of the changes to the landscape character and amenity values which might occur as a result of the type of development anticipated. There is a distinction between the visibility of a development proposal and any visual effects it may create. A development may be highly visible, but may have minor visual effects or vice versa, depending largely on the context in which a development is seen. While highly visible the development will fit comfortably into the surrounding urban area characterised by a number of activities including residential, institutional, commercial, accommodation, recreational, childcare and healthcare facilities in close proximity to Browns Bay’s commercial area and Town Centre.

6. Statutory Context 6.1 The statutory context is covered fully in the application. The site is zoned

Residential – Mixed Housing Urban which is a reasonably high-intensity zone enabling a greater intensity of development than previously provided for.

6.2 The Partly Operative Auckland Unitary Plan outlines that over time, the appearance of neighbourhoods within this zone will change, with development typically up to three storeys in a variety of sizes and forms, including detached dwellings, terrace housing and low-rise apartments. This supports increasing the capacity and choice of housing within neighbourhoods as well as promoting walkable neighbourhoods, fostering a sense of community and increasing the vitality of centres.

6.3 The general objectives and policies of the zone under H5.2 and H5.3 relevant to this landscape and visual effects assessment can be summarised as follows:

• Land near the Business – Metropolitan Centre Zone and the Business – Town Centre Zone, high-density residential areas and close to the public transport network is efficiently used for higher density residential living and to provide urban living that increases housing capacity and choice and access to public transport.

• Development is in keeping with the neighbourhood's planned urban built character of predominantly three-storey buildings, in a variety of forms and surrounded by open space.

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• Development provides quality on-site residential amenity for residents and adjoining sites and the street.

• Non-residential activities provide for the community’s social, economic and cultural well-being, while being compatible with the scale and intensity of development anticipated by the zone so as to contribute to the amenity of the neighbourhood.

• Enabling a variety of housing types including integrated residential development such as retirement villages.

• Achieve the planned suburban built character of predominantly three storey buildings, in a variety of forms by:

(a) limiting the height, bulk and form of development; (b) managing the design and appearance of multiple-unit residential development; and (c) requiring sufficient setbacks and landscaped areas.

• Encouraging development to achieve attractive and safe streets and public open spaces including by:

(a) providing for passive surveillance; (b) optimising front yard landscaping; and (c) minimising visual dominance of garage doors.

• Requiring the height, bulk and location of development to maintain a reasonable standard of sunlight access and privacy and to minimise visual dominance effects to adjoining sites.

• Requiring accommodation to be designed to:

(a) provide privacy and outlook; and (b) be functional, have access to daylight and sunlight and provide the amenities necessary to meet the day-to-day needs of residents.

• Encouraging accommodation to have useable and accessible outdoor living space.

• Enabling more efficient use of larger sites by providing for integrated residential development.

6.4 The site layout and design of the building has incorporated a number of elements to protect the site, adjacent sites, the streetscape and neighbourhood from potential adverse visual amenity and landscape effects. The separation of the building wings and the provision of two central communal courtyards will ensure a good standard of on-site amenity to create a pleasant and attractive living environment for the residents as well as contributing to the wider neighbourhood amenity.

6.5 While there will be a loss of outlook and privacy for the immediate neighbours to the west, a similar effect could result from a complying development. The rooms on the western side of the building are bedrooms with small windows. There are no communal areas with opportunities to overlook the residential area. The western facade of the building has a more residential feel through the use of painted plaster façade, small window openings and feature timber corners and detailing.

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6.6 The development will only have slightly greater shading effects than a complying building and the area of building encroachment beyond the permitted height in relation to boundary, in terms of visual effects, is minor.

6.7 While the bulk and scale of the development is greater than permitted, the development has addressed the street and surrounding residential area to reduce the adverse visual and amenity effects to an acceptable level. The architectural design and detailing of the building has incorporated a number of measures to reduce the potential dominance effects and ensure the building integrates into the area as outlined previously.

6.8 The proposed landscape measures will further assist to mitigate potential adverse effects, through providing a vegetated setting of appropriate form and scale. The site contains no significant trees or vegetation worthy of retention.

6.9 In my opinion, the amenity and character of the surrounding residential and commercial environment will not be adversely affected by the proposed development, for the reasons outlined above.

7. Conclusions 7.1 The site is part of an established and varied residential and commercial

environment at the edge of the Browns Bay Town Centre. The site and surrounding landscape has the capacity to visually absorb the landscape and visual effects of the development through the physical characteristics and prevailing attributes and urban fabric within the area.

7.2 The development will be highly visible from various locations in the surrounding urban environment due to its height, form and scale greater than currently existing within the site. The development will be prominent however it will be viewed in the context of the existing Retirement Village and Browns Bay commercial area and Town Centre, and sitting towards the base of the dominant vegetated escarpment, which will assist in visually absorbing it. The escarpment is a major and dominant natural feature in the mixed-use neighbourhood characterised by mixed-use residential, commercial, recreational and open space activities.

7.3 The development will have a negligible effect on the escarpment, which will remain the dominant natural feature and not be adversely affected by the proposal.

7.4 The proposal will enhance the streetscape and interface with Woodlands Crescent through the more interactive street frontage and passive surveillance afforded by the care facilities outlook over the street. The proposed developments will provide an attractive and interesting frontage to the street and potential adverse effects on the amenity of the streetscape have been appropriately avoided.

7.5 The building will have low to moderate adverse landscape and visual effects and can be readily accommodated in this location. The architectural design of the building has reduced the bulk and scale of the building and addressed the site and surrounding area in a sensitive and appropriate manner. The building form and scale has been successfully broken down by articulation of the facades, variation in shape and mass and use of natural and recessive materials.

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7.6 Overall, I consider that the visual and landscape effects of the proposed development will be minor. The proposed care facility and serviced apartments could be visually accommodated within the landscape without adversely affecting the character, aesthetic value and integrity of the surrounding environment.

Rob J Pryor NZILA Registered Landscape Architect December 2016

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APPENDIX A: VISUAL EFFECTS MATRIX METHODOLOGY Use of a matrix offers one way in which the various facets of visual change - qualitative change, visual contrast etc. - can be pulled together and evaluated in a way which gives due weight to each. This matrix was designed to measure the scale of no or low visual effects through to high visual effects. The assessment matrix is broken into two stages. The first involves looking at the existing situation and assessing the visual quality and sensitivity of the present view to change. This is followed by an evaluation of the changes associated with the proposed development. Key issues or variables are addressed within each stage and ratings for these are eventually combined to provide a composite visual effects rating. Set out below is the basic structure, showing what these key variables are and how they are arranged: PART A - SENSITIVITY OF THE VIEW AND SITE TO CHANGE A1. Analysis of the view's Visual Quality is carried out on the basis that higher

quality views are more sensitive to potential disruption and degradation than poorer quality views.

A2. Analysis of the view's Visual Absorption Capability is an evaluation of the

degree to which a view is predisposed, or otherwise, to change by virtue of its land uses and/or screening elements and will either accommodate change or make it stand out from its setting.

A3. Analysis of Perceptual Factors. In this section the type and size of population

represented by the viewpoint, the viewing distance to the development site and other factors which indicate its sensitivity in terms of both viewing audience and the inherent exposure of the viewpoint to the site because of its physical character is assessed.

PART B - INTRUSION AND QUALITATIVE CHANGE B1. Analysis of Intrusion | Contrast: the degree to which a proposal's location and

specific structural content and appearance make it either blend into its surroundings or be made to stand out from them in terms of form, linearity, mass, colour and physical factors. Whether or not the proposal would intrude into existing views.

B2. Analysis of the proposal's Aesthetic Characteristics: exploring the degree to

which it would relate aesthetically and in terms of general character to its surroundings.

Ratings are combined for each viewpoint via a system of averaging and multiplying of ratings to progressively indicate each viewpoint's sensitivity, followed by levels of intrusion and qualitative change, and culminate in an overall visual effects rating.

Viewpoint 1: Looking towards the site from Freyberg Park

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Viewpoint 2: Looking west towards the site from Bute Road

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Viewpoint 3: Looking north towards the site along Beach Road

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Viewpoint 3A: Looking north towards the site from Beach Road | Argyle Road

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Viewpoint 3B: Looking north towards the site from Beach Road | Wilk Lane

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Viewpoint 3C: Looking north towards the site from Beach Road | Inverness Road

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Viewpoint 3D: Looking north towards the site from adjacent to 692 Beach Road