BEFORE A BOARD OF INQUIRY NORTHERN …...illustrate the view from the three elements of the...

PO Box 3798, Auckland 1140 TELEPHONE +64 9 353 9700 FACSIMILE +64 9 353 9701 SOLICITOR ACTING: ALICE GILBERT [email protected] PARTNER RESPONSIBLE: BIANCA TREE

18240823 1 CMW Court

BEFORE A BOARD OF INQUIRY NORTHERN CORRIDOR IMPROVEMENTS PROPOSAL

IN THE MATTER of the Resource Management Act 1991 (RMA) AND IN THE MATTER of a Board of Inquiry appointed under s149J of the RMA to

consider notices of requirement and resource consent applications by the New Zealand Transport Agency for the Northern Corridor Improvements Proposal

STATEMENT OF EVIDENCE OF GEOFFREY ROBERT LAND

FOR KIWI SELF STORAGE LIMITED

ARCHITECT

DATED 1 JUNE 2017

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Table of contents

1. Executive Summary 2

2. Introduction 2

3. Code of Conduct 3

4. Scope of this evidence 3

5. Review method 3

6. Current visibility to the site 4

7. Impact on visibility 12

8. Conclusion 13

Geoffrey Robert Land 13

Appendices 14

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1. Executive Summary

1.1 This statement utilises photographs, the lodgement design drawings, and a 3

dimensional computer model to analyse the impact on visibility of the Kiwi

building from the existing situation, the lodgement design, and the

amendments sought to the design by Kiwi Self Storage Limited (Kiwi).

1.2 For the reasons set out in this evidence, I consider that the lodgement design

will completely block the view of the Kiwi buildings A and B from the motorway

travelling south and from the Exit 414 to Constellation Drive, and the Kiwi

solution (5.6m clearance and 5.34% gradient) will allow partial visibility of the

existing Kiwi building B.

2. Introduction

2.1 My full name is Geoffrey Robert Land.

2.2 I have a Bachelor of Architecture (Honours) from the University of Auckland.

2.3 I am currently self-employed as an architect and master planner and have held

that position since 2006, after 33 years as architect and master planner for

Stephenson & Turner New Zealand Ltd where I was a director for 20 years and

chair for 8 years.

2.4 My previous work experience includes designing buildings and preparing urban

design reports using 3D visualisations of buildings in the context of their

environment, preparing evidence for planning hearings and making

submissions on the then Proposed Auckland Unitary Plan on behalf of clients.

2.5 My role in relation to Kiwi’s submission on the six notices of requirement and

25 resource consent applications has been to illustrate the loss of visibility to

the Kiwi building from the motorway / off ramp that would result if the

lodgement design is constructed and to illustrate the relative improvement if

the Kiwi solution was constructed.

2.6 I have driven past the Kiwi’s site at 12 Holder Place, Rosedale, Auckland (Site)

on the motorway and off ramp exit 414 to assess the context and existing view

from the motorway and off ramp on 19 April 2017. I returned with a driver on 26

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May 2017 in order to photograph the view of Kiwi from the car whilst being

driven along the motorway and exiting to the off ramp, and again whilst driving

on the motorway past the site. The photographs were taken at a height of 1.2m

above the ground. They are illustrated in the evidence and were the basis of

selecting view points for the 3D visualisation of the existing context and the

comparative visibility study.

3. Code of Conduct

3.1 I confirm that I have read the Code of Conduct for expert witnesses contained

in the Environment Court of New Zealand Practice Note 2014 and that I have

complied with it when preparing my evidence. Other than when I state I am

relying on the advice of another person, this evidence is entirely within my area

of expertise. I have not omitted to consider material facts known to me that

might alter or detract from the opinions that I express.

4. Scope of this evidence

4.1 In my evidence I will discuss the following:

(a) Current visibility to the Site from SH1; and

(b) Impact on visibility to the Site from the NZTA proposal and the Kiwi

solution.

5. Review method

5.1 This assessment has been carried out by physical inspection, analysis of 2

dimensional drawings and by review of a 3 dimensional computer model. The

NZTA has provided 2 dimensional drawings and a 3D line model for reference.

Drawings appended include:

(a) A01 Key Plan. This is a composite aerial plan of the 3 dimensional

computer model of the existing motorway and the lodgement design,

overlaid with a 3 dimensional model of the Kiwi buildings and their

contours, overlaid onto an aerial photograph of the surroundings. Notes

indicate key points.

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(b) A02 Height Proof. This is a composite aerial perspective showing the 3

dimensional drawing of the flyover, shared path, and Kiwi buildings,

overlaid with the 2 dimensional cross section drawing provided by

Aurecon. The cross section is inserted into the 3D model across the

lodgement design, proving the 3 dimensional model is drawn to an

accurate scale of height and width. The pedestrians, buses and cars

can be seen in their correct relative positions. This also demonstrates

the closeness and enormous scale of the lodgement design which

clearly dwarfs and crowds the Kiwi building.

(c) A03 Cross Section. This cross section drawing of the lodgement design

provided by Aurecon gives heights and clearances between the Kiwi

building and the motorway. Land Architects Ltd have applied red lines to

illustrate the view from the three elements of the lodgement design,

flyover, busway and shared path. The view from the existing motorway

is clearly completely blocked by the earth embankment of the busway,

the view from Exit 414 is also blocked, and the view from the flyover is

into mid-air above the Kiwi roof. This is the drawing embedded into the

3 dimensional model as illustrated on A02 Height Proof.

6. Current visibility to the site

6.1 The Kiwi site has a wide frontage to the motorway and off ramp, is fully visible

from a moving vehicle driving both north and south on the Motorway, and is

particularly visible to local traffic taking the off ramp.

6.2 The Kiwi building has multiple signifiers for recognition of the brand, adopted

on all their buildings. The first item for brand recognition being the location. I

am advised by Mr Trautvetter of Kiwi that the sites of all their buildings are

selected as first preference on motorways, near to local off ramps. This is to be

visible to local and passing traffic. The buildings are designed as marketing

tools and have a distinct red and white colour palette. Each building also has a

corner feature of a 2 level fully glazed “penthouse” that clearly shows the

activity of storage by locating multiple small storage units on the mezzanine

balcony level and painting the individual doors bright red. Large signage also

advertises the company name and an even larger contact phone number.

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6.3 Photo driving north. The building and signage is legible from the left lane

driving north. The bright red corner penthouse and white Kiwi sign is visible.

The feature red garage doors are not visible as they are below the Armco

barrier. This photo was taken from the passenger seat through the driver’s

window.

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6.4 Photo 1 driving south, the building is visible from a distance. This photo is

taken out of the passenger window. This position is shown as Car 1 on

drawing “A01 Key Plan” next to the pond and comparative 3D views are shown

on drawing “A04 Car 1 – By Pond.”

Photo 1

IMPACT

Reference drawing A04 Car -1 by Pond

EXISTING VIEW

KIWI BUILDING B VISIBLE BUT DISTANT

SIGNAGE NOT VISIBLE

LODGEMENT DESIGN 6.1 VERTICAL CLEARANCE 5% GRADIENT

KIWI BUILDING B VISIBLE BUT DISTANT SIGNAGE NOT VISIBLE BUSWAY BLOCKS VIEW OF

CORNER MINOR IMPACT

KIWI SOLUTION 5.6 CLEARANCE

5.34% GRADIENT


SIGNAGE NOT VISIBLE BUSWAY BLOCKS LESS OF

CORNER MINOR IMPACT

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6.5 Photo 2 driving south, the building is more clearly visible. The feature glazed

corner and signature red storage doors are visible through the glass as is the

Kiwi logo above the double height glazing. The red garage doors and large

sign writing can be seen along the west elevation. This position is shown as

Car 2 on Drawing A01 Key Plan near the start of the proposed flyover and

comparative 3D views are shown on drawing “A05 – Start of flyover”.

Photo 2

IMPACT

Reference Appendix drawing “A05 – Start of flyover”.

EXISTING VIEW

KIWI BUILDING B FULLY VISIBLE NORTH AND WEST ELEVATIONS VISIBLE ALL RED DOORS ON NORTH SIDE VISIBLE CORNER FEATURE FULLY

VISIBLE SIGNAGE VISIBLE

LODGEMENT DESIGN 6.1 VERTICAL CLEARANCE 5% GRADIENT

KIWI BUILDING B MOSTLY BLOCKED WEST ELEVATION BLOCKED SIGNAGE NOT VISIBLE BUSWAY BLOCKS VIEW

OF CORNER MOST RED DOORS BLOCKED SUBSTANTIAL IMPACT

KIWI SOLUTION 5.6 CLEARANCE 5.34% GRADIENT

KIWI BUILDING B MORE VISIBLE WEST ELEVATION BLOCKED SIGNAGE VISIBLE MORE RED DOORS

VISIBLE BUSWAY BLOCKS VIEW OF CORNER FLYOVER BLOCKS VIEW

OF CORNER REDUCED IMPACT

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6.6 Photo 3 driving south, the north elevation of the building is clearly visible. The

large loading dock and canopy and signature red garage doors are fully visible

as is the “SECURE STORAGE UNITS” graphic above the doors. This position

is shown as Car 3 on Drawing A01 Key Plan and comparative 3D views are

shown on Drawing A06 titled “Car 3 – before Exit 414.”

Photo 3

IMPACT

Reference Appendix Drawing A06 titled “Car 3 – before Exit 414.”

EXISTING VIEW

KIWI BUILDING B FULLY VISIBLE NORTH AND WEST ELEVATIONS VISIBLE ALL RED DOORS VISIBLE

CORNER FEATURE FULLY VISIBLE SIGNAGE VISIBLE

LODGEMENT DESIGN 6.1 VERTICAL CLEARANCE 5% GRADIENT KIWI BUILDING B COMPLETELY BLOCKED WEST ELEVATION BLOCKED

SIGNAGE NOT VISIBLE BUSWAY BLOCKS VIEW OF BUILDING RED DOORS NOT VISIBLE MAJOR IMPACT

KIWI SOLUTION 5.6 CLEARANCE 5.34% GRADIENT KIWI BUILDING B SLIGHTLY VISIBLE WEST ELEVATION BLOCKED

TOP SIGNAGE VISIBLE RED DOORS NOT VISIBLE BUSWAY BLOCKS VIEW FLYOVER ALLOWS VIEW UNDER LANDSCAPING NOT

SHOWN SUBSTANTIAL IMPACT

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6.7 Photo 4 driving south on the motorway, looking across the off ramp, the upper

part of the west elevation of the building is visible. The feature penthouse and

internal red doors are clearly visible as is the “0800 4 - STORE” graphic. This

position is shown as Car 4 on Drawing A01 Key Plan and comparative 3D

views are shown on Drawing A07 titled “Car 4 – ALONGSIDE KIWI B.”

Photo 4

IMPACT

Reference appendix Drawing A07 titled “Car 4 – ALONGSIDE KIWI B.”

EXISTING VIEW

KIWI BUILDING B PARTLY VISIBLE

NORTH AND WEST ELEVATIONS VISIBLE ALL RED DOORS VISIBLE CORNER FEATURE MOSTLY VISIBLE SIGNAGE VISIBLE

LODGEMENT DESIGN 6.1 VERTICAL CLEARANCE 5% GRADIENT KIWI BUILDING B

COMPLETELY BLOCKED WEST ELEVATION BLOCKED SIGNAGE NOT VISIBLE BUSWAY BLOCKS VIEW OF BUILDING RED DOORS NOT VISIBLE MAJOR IMPACT

KIWI SOLUTION 5.6 CLEARANCE 5.34% GRADIENT KIWI BUILDING B

SLIGHTLY VISIBLE WEST ELEVATION BLOCKED TOP SIGNAGE VISIBLE RED DOORS NOT VISIBLE BUSWAY BLOCKS VIEW FLYOVER ALLOWS VIEW

UNDER

LANDSCAPING NOT SHOWN SUBSTANTIAL IMPACT

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6.8 Photo Exit 1 driving south from the motorway onto Exit 414 off ramp to

Constellation Drive. The north elevation of the building is clearly visible. The

large loading dock and canopy and signature red garage doors are fully visible

as is the “SECURE STORAGE UNITS” graphic above the doors. The feature

penthouse and internal red doors are clearly visible. This position is shown as

car EXIT 1 on Drawing A01 Key Plan and comparative 3D views are shown on

Drawing A08 titled “CAR EXIT 1 AT OFF RAMP”.

Photo Exit 1

IMPACT

Reference appendix Drawing A08 titled “CAR EXIT 1 AT OFF RAMP”.

EXISTING VIEW KIWI BUILDING B FULLY VISIBLE NORTH ELEVATION VISIBLE ALL RED DOORS VISIBLE

CORNER FEATURE MOSTLY VISIBLE SIGNAGE VISIBLE

LODGEMENT DESIGN 6.1 VERTICAL CLEARANCE 5% GRADIENT KIWI BUILDING B COMPLETELY BLOCKED WEST ELEVATION

BLOCKED SIGNAGE NOT VISIBLE BUSWAY BLOCKS VIEW OF BUILDING RED DOORS NOT VISIBLE MAJOR IMPACT


KIWI BUILDING B SLIGHTLY VISIBLE

WEST ELEVATION MOSTLY BLOCKED TOP SIGNAGE VISIBLE RED DOORS NOT VISIBLE BUSWAY BLOCKS VIEW FLYOVER ALLOWS VIEW UNDER

LANDSCAPING NOT SHOWN

SUBSTANTIAL IMPACT

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6.9 Photo Exit 2 part way along Exit 414 off ramp to Constellation Drive. The west

elevation of the building is clearly visible. The signature red garage doors are

fully visible as is the “0800 4-STORE” graphic above the doors. The feature

penthouse and internal red doors are clearly visible. This position is shown as

car EXIT 2 on Drawing A01 Key Plan and comparative 3D views are shown on

Drawing A09 titled “CAR EXIT 2 AT OFF RAMP”.

Photo Exit 2

IMPACT

Reference appendix Drawing A09 titled “CAR EXIT 2 AT OFF RAMP”.

EXISTING VIEW KIWI BUILDING B WEST ELEVATION PARTLY VISIBLE, BUILDING A PARTLY VISIBLE

RED DOORS VISIBLE CORNER FEATURE MOSTLY VISIBLE SIGNAGE VISIBLE

LODGEMENT DESIGN 6.1 VERTICAL CLEARANCE 5% GRADIENT KIWI BUILDING B COMPLETELY BLOCKED

WEST ELEVATION BLOCKED SIGNAGE NOT VISIBLE BUSWAY BLOCKS VIEW OF BUILDING

RED DOORS NOT VISIBLE MAJOR IMPACT



WEST ELEVATION MOSTLY BLOCKED TOP SIGNAGE VISIBLE RED DOORS NOT VISIBLE BUSWAY BLOCKS VIEW

FLYOVER ALLOWS VIEW

UNDER LANDSCAPING NOT SHOWN SUBSTANTIAL IMPACT

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7. Impact on visibility

7.1 The lodgement design consists of three elements that each impact on visibility

from the existing motorway towards the Kiwi site and building, these are the 1)

shared path, 2) busway, and 3) flyover.

7.2 Shared path. The east side of the shared path is supported by a retaining wall

rising above existing ground level from approximately 5.7m to 9.1m high

(Appendix A10 describes this calculation). The lodgement design has designed

the relative height and gradient of the shared path to be at the same level as

the adjacent Busway. This level being higher than the motorway adjacent,

blocks the view from the motorway toward the Kiwi site from the eye height of

occupants of a typical motor car. Although a few pedestrians and cyclists are

afforded a good overview of the Kiwi site, their number is likely to be small

compared to the number of passengers in vehicles on the existing motorway.

7.3 Busway. The lodgement design has the busway rising higher than the

motorway proposing a greater clearance to Constellation Drive than the

existing motorway. The 1m high concrete barriers and the additional height of

the busway as it passes Kiwi results in a complete blockage of view to Kiwi

from the motorway, and no visibility of the Kiwi building or its signage. Whilst

the passengers on the east side of the buses will have a fair view of the Kiwi

roof, they have no view of the garage doors due to the height and width of the

shared pedestrian / cycleway adjacent.

7.4 Flyover. The flyover rises from an earth embankment that completely blocks

any view from the motorway towards Kiwi, until the commencement of the

flyover bridge. From that position when travelling south, Kiwi would have been

visible under the over pass except the busway is higher than the motorway and

completely blocks any view towards Kiwi. Vehicles travelling up and around the

flyover have no view of Kiwi because of the solid barrier along the edge of the

flyover combined with the banking to the west. Consequently, even the

passenger in the left lane can only see sky above Kiwi.

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8. Conclusion

8.1 For the reasons set out in this evidence, I consider that the lodgement design

will completely block the view of the Kiwi buildings A and B from the motorway

travelling south and from the Exit 414 to Constellation Drive, and the Kiwi

solution (5.6m clearance and 5.34% gradient) will allow partial visibility of the

existing Kiwi building B.

Geoffrey Robert Land

1 June 2017

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Appendices

A01 Key Plan

A02 Height Proof

A03 Cross Section

A04 CAR 1 – By Pond

A05 CAR 2 - Start of flyover

A06 CAR 3 – Before Exit 414

A07 CAR 4 – Alongside Kiwi B

A08 CAR EXIT 1 – At off ramp 414

A09 CAR EXIT 2 – At off ramp

A10 Busway Headroom and Gradient Options – Estimate height of retaining wall adjacent to Kiwi

CAR 1

CAR 2

CAR 3

CAR EXIT 1

CAR EXIT 2

NORTHERN CORRIDOR IMPROVEMENTS PROPOSAL KIWI SELF STORAGE LIMITEDLAND ARCHITECTS LIMITED

[email protected]

029 993 4010

AMENDMENTS

KEY PLAN

IMPACT ON VISIBILTY1 JUNE 2017 A01

B

A

KIWI SELF STORAGE

BUILDINGS A & B

DRAWN BY LAND ARCHITECTS IN

3D SKETCHUP DIRECT FROM

BUILDING CONSENT PLANS

LOCATED ON 3 D CONTOUR

MODEL DRAWN FROM GEOMAPS

THE BUILDINGS HAVE FULL

FRONTAGE TO THE MOTORWAY

AND OFF RAMP AND ARE CLEARLY

VISIBLE FROM PASSING VEHICLES

CAR 4

MOTORWAY DRAWING PROVIDED BY

aurecon IN DWG. LINE FORMAT

CONVERTED TO 3D MODEL BY LAND

ARCHITECTS LTD IN SKETCHUPCARS DENOTED 1 TO 4

HEADING SOUTH ON THE

MOTORWAY SHOW

LOCATION OF 3D VIEWS

TOWARDS KIWI SELF

STORAGE BUILDINGS ON

DRAWINGS A04 TO A07

CARS DENOTED EXIT 1 AND

EXIT 2 TRAVELLING DOWN

THE OFF RAMP 414 TO

CONSTELLATION DRIVE

SHOW LOCATION OF 3D

VIEWS TOWARDS KIWI SELF

STORAGE BUILDINGS ON

DRAWINGS A08 TO A09

CONTOURS DRAWN FROM

AUCKLAND COUNCIL GEOMAPS

COINCIDE WITH 3D MODEL OF

EXISTING MOTORWAY PROVIDED

BY AURECON

N

HEIGHT PROOF for 3D MODEL

CROSS SECTION INSERTED TO SCALE IN 3D MODEL

PROPOSED TYPICAL SECTION PROVIDED BY aurecon12 HOLDER PLACE - KIWI SELF STORAGE (BUILDING B)


[email protected]

029 993 4010

AMENDMENTS

HEIGHT PROOF


KIWI SELF STORAGE

BUILDING B

CROSS SECTION DRAWING

JOINED AT MATCHLINE

BUSES ON BUSWAY

SHARED PATH / CYCLEWAY BUSWAY

PROPOSED SH1 TO SH18 FLYOVER

CARS ON

FLYOVER

CROSS SECTION INSERTED WITH RED ARROWS AND NOTES BY LAND ARCHITECTS

PROPOSED TYPICAL SECTION PROVIDED BY aurecon OF LODGEMENT DESIGN12 HOLDER PLACE - KIWI SELF STORAGE (BUILDING B)


[email protected]

029 993 4010

AMENDMENTS

CROSS SECTION


LODGEMENT DESIGN - CAR 1 BY POND

EXISTING MOTORWAY - CAR 1 BY POND


[email protected]

029 993 4010

AMENDMENTS

CAR 1 - BY POND


KIWI SOLUTION - CAR 1 BY POND

EXISTING VIEW


SIGNAGE NOT VISIBLE

LODGEMENT DESIGN

6.1 VERTICAL CLEARANCE

5% GRADIENT


SIGNAGE NOT VISIBLE

BUSWAY BLOCKS VIEW OF CORNER

MINOR IMPACT

KIWI SOLUTION

5.6 CLEARANCE

5.34% GRADIENT


SIGNAGE NOT VISIBLE

BUSWAY BLOCKS LESS OF CORNER

MINOR IMPACT

LODGEMENT DESIGN - CAR 2 AT START OF FLYOVER

EXISTING MOTORWAY CAR 2 AT FLYOVER ENTRANCE


[email protected]

029 993 4010

AMENDMENTS

CAR 2 - START OF FLYOVER


KIWI SOLUTION - CAR 2 AT START OF FLYOVER

EXISTING VIEW

KIWI BUILDING B FULLY VISIBLE

NORTH AND WEST ELEVATIONS VISIBLE

ALL RED DOORS ON NORTH SIDE VISIBLE

CORNER FEATURE FULLY VISIBLE

SIGNAGE VISIBLE

LODGEMENT DESIGN


5% GRADIENT

KIWI BUILDING B MOSTLY BLOCKED

WEST ELEVATION BLOCKED

SIGNAGE NOT VISIBLE


MOST RED DOORS BLOCKED

SUBSTANTIAL IMPACT

KIWI SOLUTION

5.6 CLEARANCE

5.34% GRADIENT

KIWI BUILDING B MORE VISIBLE


SIGNAGE VISIBLE

MORE RED DOORS VISIBLE


FLYOVER BLOCKS VIEW OF CORNER

REDUCED IMPACT

LODGEMENT DESIGN - CAR 3 BEFORE EXIT 414

EXISTING MOTORWAY - CAR 3 BEFORE EXIT 414


[email protected]

029 993 4010

AMENDMENTS

CAR 3 - BEFORE EXIT 414


KIWI SOLUTION - CAR 3 BEFORE EXIT 414

EXISTING VIEW



ALL RED DOORS VISIBLE

CORNER FEATURE FULLY VISIBLE

SIGNAGE VISIBLE

LODGEMENT DESIGN


5% GRADIENT

KIWI BUILDING B COMPLETELY BLOCKED


SIGNAGE NOT VISIBLE

BUSWAY BLOCKS VIEW OF BUILDING

RED DOORS NOT VISIBLE

MAJOR IMPACT

KIWI SOLUTION

5.6 CLEARANCE

5.34% GRADIENT



TOP SIGNAGE VISIBLE


BUSWAY BLOCKS VIEW

FLYOVER ALLOWS VIEW UNDER


SUBSTANTIAL IMPACT

LODGEMENT DESIGN - CAR 4 ALONGSIDE KIWI BUILDNG B

EXISTING MOTORWAY - CAR 4 ALONGSIDE KIWI BUILDING B


[email protected]

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AMENDMENTS

CAR 4 - ALONGSIDE KIWI B


KIWI SOLUTION - CAR 4 ALONGSIDE KIWI BUILDING B

EXISTING VIEW

KIWI BUILDING B PARTLY VISIBLE



CORNER FEATURE MOSTLY VISIBLE

SIGNAGE VISIBLE

LODGEMENT DESIGN


5% GRADIENT



SIGNAGE NOT VISIBLE



MAJOR IMPACT

KIWI SOLUTION

5.6 CLEARANCE

5.34% GRADIENT



TOP SIGNAGE VISIBLE


BUSWAY BLOCKS VIEW



SUBSTANTIAL IMPACT

LODGEMENT DESIGN - CAR EXIT 1 AT START OF OFF RAMP 414

EXISTING MOTORWAY - CAR EXIT 1 AT START OF OFF RAMP 414


[email protected]

029 993 4010

AMENDMENTS

CAR EXIT 1 AT OFF RAMP


KIWI SOLUTION - CAR EXIT 1 AT START OF OFF RAMP 414

EXISTING VIEW


NORTH ELEVATION VISIBLE



SIGNAGE VISIBLE

LODGEMENT DESIGN


5% GRADIENT



SIGNAGE NOT VISIBLE



MAJOR IMPACT

KIWI SOLUTION

5.6 CLEARANCE

5.34% GRADIENT


WEST ELEVATION MOSTLY BLOCKED

TOP SIGNAGE VISIBLE


BUSWAY BLOCKS VIEW



SUBSTANTIAL IMPACT

LODGEMENT DESIGN - CAR EXIT 2 ON OFF RAMP 414 ADJACENT TO KIWI BUILDING B

EXISTING OFF RAMP 414 - CAR EXIT 2 ON OFF RAMP TO CONSTELLATION DRIVE ADJACENT TO KIWI BUILDING B


[email protected]

029 993 4010

AMENDMENTS

CAR EXIT 2 AT OFF RAMP


KIWI SOLUTION - CAR EXIT 2 ON OFF RAMP 414 ADJACENT TO KIWI BUILDING B

EXISTING VIEW

KIWI BUILDING B MOSTLY VISIBLE

WEST ELEVATIONS VISIBLE

SOME RED DOORS VISIBLE


SIGNAGE VISIBLE

LODGEMENT DESIGN


5% GRADIENT

KIWI BUILDINGS COMPLETELY BLOCKED


SIGNAGE NOT VISIBLE



MAJOR IMPACT

KIWI SOLUTION

5.6 CLEARANCE

5.34% GRADIENT


WEST ELEVATION PARTLY VISIBLE

TOP SIGNAGE VISIBLE


BUSWAY BLOCKS VIEW



SUBSTANTIAL IMPACT

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