BEFORE THE ENVIRONMENT COURT IN THE MATTER of … · BEFORE THE ENVIRONMENT COURT IN THE MATTER of...

BEFORE THE ENVIRONMENT COURT

IN THE MATTER of the Resource Management Act 1991

AND IN THE MATTER of three appeals under section 120 of the Act

and three requests for inquiry under section

118 of the Act

BETWEEN Tairua Marine Limited and Pacific Paradise Limited

(ENV-2009-AKL-000314)

AND Guardians of Paku Bay Association Inc

(ENV-2009-AKL-000315) AND The Director-General of Conservation (ENV-2009-AKL-000320) Appellants

AND Waikato Regional Council and Thames-Coromandel District Council

Respondents

STATEMENT OF EVIDENCE OF STEPHEN KENNETH BROWN

Stephen Brown Environments Ltd 2

Introduction

1. My name is Stephen Kenneth Brown. I am giving evidence in these proceedings on behalf of the

Waikato Regional Council. I hold a Bachelor of Town Planning degree and a post-graduate

Diploma of Landscape Architecture. I am a Fellow of the New Zealand Institute of Landscape

Architects, an Affiliate Member of the New Zealand Planning Institute, and have practised as a

landscape architect for 28 years.

2. During that period I have specialised in landscape assessment and planning. This has included

undertaking the evaluation of the landscape effects associated with a wide variety of coastal

development proposals, including those of: Waitemata Harbour bridge / tunnel / causeway

options (for OPUS and NZTA), the Marsden Point port development (Northport), the Matiatia

Village proposal (for FR Partners), the Papamoa Gateway Project (for Tauranga City Council) and

the McGintys Visitor Accommodation development at Onetangi (for Auckland City Council). I have

also evaluated the effects of the proposed Te Arai Coastal Community Plan Change (for the

Auckland Regional Council) and the Omaha Park Special Zone proposed for the Takatu

Peninsula – which incorporates some 650has of development and conservation zoning (for

Omaha Park Ltd).

3. More strategically, I have undertaken and participated in many landscape assessments aimed at

identifying landscape values at the district and regional levels. Of relevance to the current

Appeal, this included the peer review of the Thames-Coromandel landscape assessment (2008). I

also undertook an assessment of the Auckland Region’s landscape (from 1982 - 1984), and

Waiheke Island in 1988. More recently, I was a key participant in the recent assessment and

identification of the Auckland Region’s outstanding landscapes (2001 - 2004) and last year my

practice completed a draft assessment of natural character values within the coastal environment

of the Auckland region. In 2006 I was also part of a team under the ‘umbrella’ of Urbis Ltd that

was awarded the (UK) Landscape Institute’s Strategic Planning Award for the “Landscape Value

Mapping Study of Hong Kong” for the Hong Kong Government. My contribution included

development of an assessment method and the evaluation criteria employed in that particular

study.

4. Appendix A to my statement provides a more detailed outline of my experience and major

projects that I have been associated with.

5. In relation to this appeal, I appear as a witness for the Waikato Regional Council, which originally

engaged me to assess the effects of the 2001 marina proposal. That proposal catered for a 253


berth marina development and covered approximately 18 hectares. It was followed by the Option

4 marina proposal in September 2002, which I also reviewed, then Option 5 in 2004 and now

Option 6 – which is essentially the current proposal. My brief throughout the review / auditing

process focused upon assessment of the landscape / amenity and natural character effects of the

proposed marina. Consequently, my statement addresses the following:

The proposal. Its landscape context. Natural Character - including additional reference to probable siltation within Paku

Bay.

Landscape / Aesthetic Values - the impact upon the Tairua Harbour landscape in

terms of its structure and the articulation of forms and elements that frame both it and

Paku Hill.

Residential Amenity - focusing upon visual access to the harbour and general

outlook, including the qualities inherent in that exposure.

Local Recreational Amenity - concentrating more specifically upon interaction with

the immediate harbour margins and the values that reside in that current contact

contrasting with those associated with a more ‘developed’ Paku Bay.

Relevant statutory matters.

6. I have read the Environment Court’s Code of Conduct for expert witnesses contained in the

Environment Court Consolidated Practice Note 2006 and agree to comply with it. I confirm that I

have considered all the material facts that I am aware of that might alter or detract from the

opinions that I express, and that this evidence is within my area of expertise.

The Proposal

7. The consented marina proposal that resulted from the hearing has slightly modified the

application from that which I assessed as part of that hearing in 2008. Specifically consents for

the bird roost on the outer side of the marina’s sheet pile walls were declined, as too was the

proposed realignment of Grahams Stream and the proposed outer breakwater. The decision as

granted would allow the applicant to reclaim part of the Paku Bay foreshore and inter-tidal area,

dredge the sea bed and construct marina berthage jetties on areas below MHWS. More

specifically, it involves:

A sheet pile retaining, and wave protection, wall along the marina boundary (outer

wall of 480 m and inner wall of 300 m) enclosing an area of 2.1 ha;


Two floating marina piers, associated finger jetties and gang ways, along with piles,

for the construction and eventual use of some 95 vessels;

Ancillary structures and facilities including the provision of utility services and a 30m

rock lined wall at the marina entrance;

Dredging and excavation of approximately 32,000m3 of material from the foreshore

and seabed for the formation of the Marina Basin;

Construction of a temporary coffer dam (utilising sand excavated from the site) which,

together with the breakwater, will enclose the site excavation and effectively impound

or contain 2.1ha of the CMA to enable construction work to be carried out;

To reclaim approximately 198m2 of the Coastal Marine Area to the landward side if

the inner sheet pile wall;

To deposit up to 10,000m3 of clean marine material on beaches within the Tairua

Harbour as part of the capital construction of the marina and the deposit of

approximately 5,000m3 as part of ongoing maintenance;

the provision of a new floating ferry terminal at the southern end of the Esplanade to

replace the current wharf;

To reclaim approximately 1,100m3 of foreshore and sea bed for open space and

picnic area; and

To reclaim approximately 400m2 of the Coastal Marine Area for the creation of a

beach at the northern edge of the marina.

8. To mitigate the effects of the marina development, John Goodwin states in his evidence

(paragraphs 36 & 37) that the applicant proposes to simplify the profile of the sheet pile walls and

colour them a matt brown to match the harbour bed. Furthermore, Mr Goodwin states (paragraph

38) that some of the dredged material would be mounded up against the outer edge of the sheet

piles, progressively reducing their profiles to approximately 0.95 metres at the marina’s north-

western corner.

9. It is notable, though, that this sand banking was not consented by the Waikato Regional Council,

nor was the decision to decline it appealed. Consequently, the sort of mitigation described by Mr

Goodwin is reliant upon staying within the bounds for ‘deposition’ of 1000m3 as a Controlled

Activity. For the purposes of my assessment, I have therefore assumed that such deposition will

occur, but it will remain restricted to the northern side of the marina and around its north-western

corner – as suggested in correspondence from Watts Group to the Waikato Regional Council on

March 25. This will face across Paku Bay towards Manaia Drive and Paku Drive. In views from

those quarters, I have therefore assumed that the extent of marina walling visible will remain the


top 1.0m or so – regardless of the tide level. However, at high tide, the proposed deposition will

itself either largely or wholly disappear from view.

10. I have also reviewed Trish Bartleet’s proposals for the inside perimeter of the actual marina, and

the walkway around the existing reclamation. I consider that the pohutukawas, Muehlenbeckia

and other underplanting incorporated in those proposals would help to soften the profile of the

marina development as whole and establish a degree of linkage with the pohutukawas at the foot

of Paku Hill.

11. However, unlike previous versions of the marina which, extended that planting to the edge of

Paku Drive, wrapping around the car park proposal that was declined by Thames Coromandel

District Council, there appears to be no planting against, or near, Paku Drive as part of the current

application. Furthermore, Mr Goodwin’s updated montages are devoid of such planting. As such,

it is difficult to apprehend the exact nature of long-term development and mitigation in close

proximity to Paku Drive.

Landscape Context

12. The area potentially affected by the marina development comprises the shallow inter-tidal area of

Paku Bay at the northern end of Tairua Harbour. It is directly flanked - to the north - by Paku

Drive and sits almost literally in the shadow of nearby Paku Hill. In fact, the proposed reserve

and a new beach would be located next to a narrow neck of land - geologically a quite narrow

‘spit’ landform - that connects Paku Hill with the rest of Tairua. This neck, or spit, is presently

dominated by residential development off Paku Drive, the other side of which is defined by

Tairua’s ocean beach - facing the open seas of the Pacific Ocean.

13. The western reaches of the site area are flanked by Grahams Stream and a line of residential

development, next to Manaia Rd, that is fronted by a coastal reserve. Indeed, apart from

Grahams Stream and the open waters of Tairua Harbour, the subject site faces residential

development to the north, east and west. It also lies in close proximity to the marine services

centre on a small promontory at the base of Paku Hill which extends out into the harbour,

enclosing the eastern margins of the marina site.

14. It therefore has a close physical and visual connection with Tairua Township, one of the

Coromandel Peninsula’s more historic coastal settlements. It has, over many decades, witnessed

the interplay between the coastal environment that first attracted inhabitants to Tairua and the


suburban development that has emerged around its harbour - at the back of the Ocean Beach

and on the slopes of Paku Hill. More recently this pattern of development has been

complemented by development on the Pauanui Peninsula and around Pauanui Waterways.

15. In looking at Tairua as a whole it would be fair to say that it is typical of many New Zealand

coastal settlements, in so far as most of its coastal margins, including the lower flanks of Paku Hill

(extending towards Tokaroa Point) are covered in housing, while the main commercial area is

rather isolated from the coast. A tonsure of grass and sporadic tree planting denotes a sequence

of reserves that follow much of the coastline, demarcating the edge of both Tairua Harbour and

the nearby ocean beach. The small marine services centre, at the base of Paku, briefly interrupts

this sequence, while Pauanui, and its suburban edge faces back across the harbour estuary

towards Tairua.

16. Nevertheless, Tairua's character remains defined by its coastal setting, in particular the interplay

between the Coromandel Peninsula's dramatic, largely bush covered, terrain and the open, often

turbulent, expanse of the Pacific Ocean. Assessed from a wide variety of standpoints, the key

physical features that contribute to the appeal, character and overall value of Tairua therefore

comprise:

the main harbour and its tidal waters;

a number of stream tributaries (often flanked by associated salt marsh and other littoral

vegetation) that feed into Tairua Harbour, including Grahams Stream and Pepe Stream -

branching off the inland arm of the harbour near Tairua’s commercial centre and golf

course;

Paku Hill;

the ocean beach north of Paku Drive;

the Coromandel Range west of Tairua - focusing upon the twin peaks of Tanehua and

Ruahine; and

the Pauanui Peninsula and Tairua Hill.

17. Additionally, there are a number of more ephemeral features and elements that contribute to the

perceived character and ambience of the locality. The more tangible of such qualities include the

physical conditions and moods created by tidal sequences, the weather and times of day in

relation to both the harbour and sea. In a related vein, much of Tairua’s day-to-day amenity is

also probably derived from the tranquillity and relative absence of noise and activity experienced

within and around most of the harbour - perhaps apart from over the Summer school holidays.


18. The intermixing of these various components of the Tairua landscape means that much of the

local area has a ruggedly scenic appeal, and the town itself is caught at the confluence of a

dramatic sequence of hills and forests with both the harbour / estuary and ocean. Although the

town imparts its own cultural dimension to the wider landscape, its array of housing and much

more limited commercial development has had to mould itself to accommodate both the local

terrain and coastal interfaces.

19. Having made this point, it is also recognised the resulting interplay between town and harbour,

even between the town and its terrestrial margins (including parts of Paku Hill), creates an

inevitable tension between the cultural and more natural components of the general landscape.

Nowhere is this more evident than on Paku itself which, although a signature feature of Tairua,

has had much of its natural value substantially eroded by the creep of residential development

across its slopes. Even so, the landscapes basic landform and coastal ‘building blocks’, together

with the more sensory qualities already described (such as the relative tranquillity of much of the

harbour and its margins), remain important in relation to the overall character and appeal of

Tairua.

20. In 2008 I was engaged by TCDC to review LA4’s landscape assessment of the Coromandel

Peninsula (2006). In particular I was asked to address:

whether the method employed by LA4 represents ‘best practice’ and whether it has been

employed appropriately in terms of:

compartmentalisation of the Peninsula into 61 landscape units and 17 landscape

categories: is this resolution appropriate?

classification of 5 main sensitivity classes: two categories of outstanding landscape, areas

sensitive to changes, regionally significant landscapes and significant landscapes;

conclusions drawn from the assessment;

recommendations arising from the assessment and contributing to a Variation to the

operative district plan.

20. My review recommended a number of amendments and refinements to the findings of LA4’s

assessment. Of relevance to this appeal, Sheet 7 of my review, encompassing Coromandel’s east

coast between Te Karo Bay and Opoutere (Annexure 1), did not identify any Outstanding

Landscapes near the proposed site and did not identify it as displaying Outstanding Natural

Character value. I did, however, identify Tairua Harbour, Tairua’s ocean beach (extending as far


south as Te Huruhuru Point), the summit of Paku Hill, Pauanui Beach, and Pauanui Hill as

Amenity Landscapes.

21. The TCDC received the LA4 assessment of the Peninsula in late 2007 and the findings of my

review on 16 September 2008; however, it has yet to embark on landowner and community

consultation in relation to those findings. As such, whilst both the LA4 assessment and my

subsequent review provide a more refined overview of the Tairua landscape’s values than the

operative Thames-Coromandel District Plan, they do not carry any statutory weight.

The Site’s Visual Catchment & Audiences

21. Annexure 2 shows the approximate extent of the physical catchment that would be directly

exposed to the marina development. Apart from the actual harbour, most effects associated with

the proposed development would impact upon views from:

the harbour margins of Tairua;

the estuarine margins of Pauanui near Royal Billy Point and the adjacent boat ramp;

more elevated residential development around the northern end of Tairua Heights (south of

Pepe Stream) - climbing towards Ridge Rd and Tairua Heights Rd;

similarly elevated, but much closer, residential development on the western side of Paku

Hill;

the esplanade margins around Manaia Rd and Tairua Wharf / Petley Parade;

the existing reserve directly abutting the subject site off Paku Drive;

Paku Drive itself;

Manaia Rd as its crosses Grahams Stream; and

The marine services centre and current jetty.

22. Although this catchment is extensive and embraces a wide range of audiences, much of Tairua

township remains substantially screened from the subject site because of the enclosed, low lying

nature of Paku Bay and its additional physical containment by housing off Manaia Rd and Paku

Drive. These factors, plus a sequence of rapidly rising dunes, would also preclude any

opportunity to see the marina from the nearby ocean beach - a Christmas-time magnet for large

numbers of holiday-makers.


23. Even so, those potentially affected by the development would still cover a broad spectrum of local

residents, including those living in the 11 properties that directly abut Paku Bay south of Paku

Drive. Other audiences include those clambering up and down the steep crest of Paku Hill, those

using the boat launching ramps on both sides of the harbour, and boaties within the harbour itself.

Naturally, the proposal would also be experienced from the adjoining harbour margins and, in

particular, the line of coastal reserves and residential properties that flank both Paku Drive and

Manaia Rd. Others who swim or recreate in Paku Bay - perhaps more frequently over the

Summer - would clearly be exposed to the proposal, while visitors to the area would see it when

travelling to and from Paku Hill, Tokaroa Point and the ocean beach. They would also, perhaps,

briefly glimpse the proposed marina development when travelling over the one lane bridge that

traverses Pepe Stream at the southern ‘gateway’ to Tairua’s commercial centre. Across the

harbour mouth, those visiting and living near Royal Billy point – at the northern tip of Pauanui –

would also be exposed to the marina.

24. Consequently, the array of audiences and number of locals and visitors alike that would be

exposed to the marina remains significant. Although sitting almost literally in the shadow of Paku

Hill, it would not be concealed or substantially screened by that prominent feature.

25. Annexure 2 also shows the viewpoints that I originally employed - in 2001, 2002 and 2004 - to

assess the implications of the original marina proposals (1A and 1B, then the Option 4 and 5

derivatives). These 8 key vantage points are:

1. eleven properties on the harbour side of Paku Dr - Annexure 3 2. properties on Paku Headland (Motuhoa Rd) – Annexure 3 3. Paku summit track – Annexure 4 4. Grahams Stream overbridge (Manaia Rd) – Annexure 4 5. Manaia Rd esplanade reserve (and residential area) – Annexure 5

6. Ridge Rd (Tairua Heights) – Annexure 5 7. Tairua Wharf (Tui Terrace) – Annexure 6 8. Pauanui Esplanade Reserve (and residential area) – Annexure 6

Effects Analysis

26. To date, I have, in effect, evaluated five different versions of the Tairua Marina concept:

the 2001 proposal;

the Option 4 variation (2002);


the Option 5 proposal (2003);

the Option 5 variation (2004); and

the ‘Base’ and ‘Options’ proposals presented at the most recent hearing (2008).

Past Applications & Reviews

22. In my review of the original (2001) marina proposal I concluded that the physical extent of the

proposed marina, including its coverage of all of Paku Bay and its effective capture of Grahams

Stream’s mouth and tidal channel, would result in significant effects that could not be adequately

mitigated or ameliorated. Subsequently, after reviewing the marina application presented at the

2008 hearing, which reduced the extent of the marina and its impacts on Paku Bay, I reached the

following conclusions:

The Base Proposal is a rather functional development proposal that incorporates little in the way of amelioration or mitigation beyond its location next to the existing marine services centre and reclamation, and configuration which reinforces both the connection with existing marine based development and its sense of visual containment, perhaps even isolation from most of Paku Bay and Tairua Harbour. The Options Proposal adds a significant layer of visual mitigation to the Base Proposal, in particular related to its sand replenishment proposals, bird roosting area, beach margins clean-up and planting. These would appreciably reduce the impact of the marina on:

the interface of the marina with Paku Bay and Tairua Harbour; and

views across both Paku Bay and Tairua Harbour; However the impact of these initiatives on the sedimentation of Paku Bay, loss of shellfish habitat and avifauna feeding grounds would create significant impacts on the natural character and amenity values of the bay.

23. The subsequent decision in favour of the application by independent commissioners granted

consent for the realignment of Grahams Stream through the eastern margins of Paku Bay, but

declined the proposed bird roost along the proposed marina’s outer sheet pile walls.

24. At the 2008 Council hearing, I identified the sedimentation of Paku Bay arising from the then

proposed realignment of Grahams Stream, and the related creep of coastal vegetation onto these

‘sediment fields’, as one of the main natural character effects associated with that proposal. In

reaching these conclusions I relied substantially on the hydrological assessment of Dr Pickett, a

coastal processes expert appearing for the Waikato Regional Council, who determined that the

diversion of the Graham’s Creek channel further away from Paku Bay’s coastal edge would lead

to increased sedimentation of the northern part of the Bay. Moreover, conclusions reached by

Wildland Consultants, regarding the colonisation of the Bay’s intertidal flats by species such as

saltwater paspalum (Paspalum vaginatum) and mangrove (Avicennia marina subsp. australasica)


reiterated concerns about the physical changes that would result from pushing the stream further

to the south-west.

25. However, evidence was also presented at the hearing that also illustrated the historic alignment of

Grahams Stream’s through Paku Bay’s eastern margins prior to its diversion to the south in the

early 1990’s. The alignment subsequently consented by the hearing panel would generally follow

that historic alignment and, as discussed in the current evidence of Dr Pickett, the consented

realignment of Grahams Stream around the eastern margins of the Bay would significantly

improve the transportation of sediments out of the Bay. As a result, sedimentation of Paku Bay

would be greatly reduced and the potential for colonisation by coastal vegetation across its

intertidal flats would, in turn, be reduced.

26. The reinstatement of Grahams Stream to its historic alignment would also serve to partly restore

the integrity and intactness of Paku Bay, allowing Grahams Stream to naturally meander through

the Bay’s eastern margins and migrate across the intertidal flats in response to the natural ebb

and flow of the tidal environment. Although the Bay’s southern margins would remain modified

and, in terms of natural character values, compromised by the marine services area and

reclamation, the reintroduction of Grahams Stream to the near-shore part of Paku Bay (close to

Paku Drive) would also heighten one’s awareness of coastal processes and tidal flows within its

main body – as opposed to being diverted immediately out into the main harbour as it emerges

from below the Manaia Rd bridge.

27. On the other hand, the proposed bird roost would have created a more natural edge along the

northern edge of the marina’s main breakwater – facing Paku Bay – largely hiding and otherwise

softening its sheet pile walls. This would have reduced the marina’s intrusion into views of Paku

Bay and its water surface. It would also have assisted with its integration into the foot of Paku Hill.

28. In addition to substantially reducing the perceived visual contrast between the marina’s sheet piles

and walling and the much more natural profile of both Paku Bay and main harbour, the proposed

roost and associated mounding would have also been sympathetic to the natural processes and

landforms evident within the surrounding inter-tidal areas. At the very least, it would have softened

the outline of the rigidly constructed wall ‘formwork’ anticipated at the time of the 2008 hearing.

29. The recent decision to again decline the bird roost on the outer sheet walls as part of the current

application again raises the similar concerns to those that I covered in my assessment of Option 4:

Although Option 4 reduces both the extent of the marina’s footprint and its encroachment into the tidal reaches around Grahams Stream, the fundamental change


in outlook, view content and natural character values associated with the proposal - including interference with the wider harbour outlook and views of other natural features from localities closer to the subject site - remains unresolved. In this context, views from around Paku Drive - affecting a mixture of residents, road users and those utilising the local reserve - remain of concern: more so, as much of Tairua Harbour is not readily viewed / accessed from local roads (due to residential properties backing onto esplanade reserves) and Paku Drive offers a significant point of community contact with the harbour. The near harbour is also a significant part of the ‘frame’ or foundation for views of Paku Hill - both from the road corridor and from the vicinity of the Grahams Stream bridge.

Assessment of the Current Proposal

30. In response to the increased exposure of the sheet pile walls, conditions were attached to the

consent that addressed their visual appearance. In particular the walls are now to be finished in a

colour that mimics that of the Paku Bay sands and have their surfaces bonded with sand from the

Bay itself. Moreover, the applicant has further refined the materials that would be used – reducing

the faceted profile of the proposed walling – and, as already indicated, intends to mound sand up

against the outer sheet pile wall, in a similar manner to that of the declined bird roost, albeit on a

smaller scale.

31. Focusing specifically on natural character effects, a number of key issues need to be addressed in

relation to the current proposal and its effects:

Displacement of Paku Bay’s water area;

Intrusion into key views of Paku Bay, Paku Hill and other local features;

Interference with Grahams Stream;

Disruption of views to Tairua’s ocean beach and the Pacific Ocean;

Reduction in contrast between settlement and harbour; and

Change in harbour ambience.

32. In the following sections, I outline my findings in relation to these matters:

33. Displacement of Paku Bay’s Water Area: The proposed marina would result in quite limited

displacement of Paku Bay’s surface water area, although this would be more apparent when

viewed from elevated locations around the Harbour, for example on Tairua Heights. More close-up

views from around the Tairua town centre, Manaia Esplanade, and even Paku Hill are more

restricted due to flat viewing perspectives, intervening terrain and vegetation, but would still reveal

some displacement of Paku Bay’s water area, albeit to much more varying degrees. However, the

manner in which the current proposal wraps around the existing marine services promontory,


would limit such displacement to a maximum of 46 metres from the existing coastal edge and all

‘infill’ would occur immediately adjacent to the more modified part of Paku Bay’s and Hill’s

environs. Emerging therefore as an extension of the existing promontory, the effects associated

with this ‘displacement’ would be quite limited.

34. Intrusion Into Key Views of Local Features: The top of Tairua Hill and heights affords quite

spectacularly open panoramas across Tairua to Paku Bay and Hill, over viewing distances of

between 1.3 and 2.0km. These also capture expansive views of Tairua Harbour, the settlement’s

ocean beach and the Pacific Ocean, so that the proposed marina would be viewed within a much

wider landscape setting and context than is the case when looking from Paku Hill or the immediate

surrounds of Paku Bay. However, the actual detail of the marina would tend to be subsumed and

reduced by the extent and complexity apparent in more panoramic perspectives.

35. It would have little – if any – direct impact on views to Paku Hill, so that the broad profile and

essential character of the main body of the hill would remain much as at present, although there

might be some slight diminution of its spit-island form. While such views would clearly show the

line of constructed pile walls extending across the Paku Bay’s foreground, and it would be clearly

distinguishable from the tidal flats and waters framing the marina, they would remain relatively low

lying and, in most instances, reasonably recessive. As a result, while readily apparent, the sheet

walling would not disrupt or obstruct views across the Harbour and Paku Bay to Paku Hill.

36. In views from the vicinity of Paku Drive and Manaia Esplanade – the new marina, and its walling,

would become much more clearly apparent in its own right, pressed up against the base of Paku

Hill, the eastern end of Paku Drive and the reclamation and development around the existing

marina services area. Yet, the marina would largely merge with the existing promontory at that

end of Paku Bay and would not intrude into or block any views across the harbour or any views of

Paku Bay and other local landforms or features.

37. Even so, it would create a relatively hard ‘junction’ with the natural beach and intertidal landforms

near Paku Drive when viewed from close up – from within, or near, that road corridor.

Consequently, even though this particular effect has little to do with views to, and of, both Paku

Hill and the Tairua Harbour, it is considered that the marina would generally appear more

compatible with its immediate surroundings if planting – employing species similar to those

proposed elsewhere by Ms Bartleet – were to be employed at the junction of the beach and

marina near Paku Drive.


38. The Realignment of Grahams Stream: The new – but also historic – alignment of Grahams

Stream would not alter the essential composition or character of Paku Bay. Although its alignment

would be different from at present, it would retain a sinuous profile and course that meanders,

seemingly naturally, across the expanse of Paku Bay. Consequently, even though local residents

would be acutely aware of the change in its path, a realigned Paku Stream would not greatly alter

or adversely affect the natural drainage patterns of the Bay, and the interplay of water and

landforms within it.

39. Reduction In Contrast Between Tairua’s Settlement and Harbour: The marine services area

with its boat haul out facilities, marine repair building, Ngoiro ferry restaurant, plus the adjacent

Paku Villas and motel, are already clearly apparent at the eastern end of Paku Bay and the foot of

Paku Hill. The addition of the marina development to this mix will further reduce the contrast

between Tairua’s area of settlement and the adjoining harbour - with the marina extending these

facilities out into Paku Bay.

40. Yet, the intensity of development associated with the marina would be similar to that currently

associated with the likes of the Paku Villas, and would generally be in keeping with the existing

marine services operations already on site. In effect, the new marina would have an incremental

impact on perception of the wider harbour and would subtly reduce the attractive counterpoint

between the less modified harbour and its more modified margins. But, it would not generate a

fundamental shift in the balance between those, more natural, and more modified, parts of the

harbour coastline. Rather, it would reinforce a well established pattern of urban / suburban

concentration focusing upon the main harbour area (on the Pauanui side as well as around

Tairua), Tairua’s commercial centre and the ocean beach.

41. Change in Harbour Ambience: The Tairua Harbour is well used by those who access it via

various launching ramps, including the Tairua boat ramp, Pauanui boat ramp and Pauanui

Waterways development. Others access the harbour via existing moorings within the main body of

the Harbour. The proposed marina would increase the level of boating activity experienced within

Paku Bay very considerably, yet the current moorings, boat ramp and marine services area have

already created a certain expectation and anticipation that such activities will occur. Boat

movements, loading and unloading, cleaning down, etc are already part and parcel of the local

environment, to the extent that activities associated with marina represent an incremental

‘addition’ to the Bay / Harbour environment, and would not greatly change or degrade its wider

character and ambience.


Findings

42. Having reviewed all of Mr Goodwin’s material, including the U6 photomontages which accompany

his evidence and other specialist evidence of relevance to the proposal’s natural character and

landscape effects, I therefore find myself largely in support of his findings. I acknowledge the

iconic nature of Paku Hill for the Tairua community and the highly focal nature of Paku Bay for

those who either live around it or on the near side of Paku Hill. Even so, I consider that the

impacts on the profile of Paku as a distinctive spit-island landform, as well as on most of Paku Bay

and Grahams Creek, would typically remain at the Moderate to Low end of the impact spectrum.

43. In this respect, the clear consolidation of development around the existing reclamation, marine

services area and margins of Paku Drive, as well as across parts of Paku Hill itself, contributes

very significantly to such overall ratings. In particular, boating activities would be confined to part

of the Bay and Harbour that is already substantially affected by, and strongly associated with,

boating use, maintenance and repair.

44. The natural character effects identified would not be as significant as those identified in relation to

earlier marina proposals and would generally be compatible with the natural character values of its

coastal setting because of:

the peripheral nature of the proposal - tucked in against the eastern edge of Paku Bay,

Paku Hill and the existing reclamation.

its reinstatement of Grahams Stream’s historic alignment.

its consolidation within an area that is already significantly compromised - in terms of

natural character values - by existing residential development, reclamation and the marine

service area.

its effective separation from the recreation reserve and housing along Paku Drive (between

the harbour and Tairua’s ocean beach)

the proposed softening of the sheet walls.

45. In arriving at these conclusions, I accept that the proposed mounding against the outer sheet pile

wall is likely to be more limited than originally proposed; however, the deposition still likely to

occur, together with the matt colouring and less facetted wall structure proposed, would still

appreciably soften the marina’s profile and aid its integration into both the wider Bay and the foot

of Paku Hill.


46. I also acknowledge that these mitigation measures would be much less effective in relation to

close-up views from Paku Drive, adjoining residential properties and the Bay’s esplanade reserve.

In light of this, it is considered that the level of mitigation depicted in the photomontages prepared

for Mr Goodwin is somewhat sparse. Without planting or mounding to reduce impacts in relation to

neighbours near Paku Dr and on the slopes of Paku Hill itself, it is therefore considered that a

condition should be added to the consent that requires a landscape concept, planting plans and a

maintenance schedule to be prepared that addresses the marina-Paku Drive interface.

47. In addition to softening the profile of the marina and its outer walling when viewed from Paku Drive

– on the northern approach to both the marina and marine services area – such planting should

also achieve a degree of long term integration with the pohutukawa dominated planting adjacent

to he present road corridor (which is particularly prolific on the hill side of Paku Drive). To achieve

this would require a sizeable massing of coastal trees and underplanting between the edge of the

marina and The Esplanade – subject to approval by Thames Coromandel District Council.

Landscape Effects

48. In looking at the wider landscape / amenity implications of the proposal, at least in terms of visual

exposure and prominence, the bulk of effects associated with the proposal would be concentrated

around:

the near reaches of Tairua Harbour,

Manaia Rd,

Paku Drive (and associated residential areas),

the west-facing slopes of Paku (together with further residential development), and

around the marina services centre.

49. Although the marina would be visible and discernible from as far away as the Tairua Heights

subdivision and King Billy Point, it would have much less immediacy or presence in such views.

As indicated in relation to other relatively remote views - from the vicinity of Tairua Wharf and

Pauanui’s estuarine inner margins - much of the proposal’s detail would be lost, and it would be

both framed and partly subsumed by the wider urban / suburban matrix that it lies within and next

to. This existing development would also sit partly in front of the marina when viewed from the

vicinity of Tairua Heights Rd and Ridge Rd, on elevated land to the south-west. Consequently, as

with natural character, the ‘averaged’ level of exposure from various parts of the marina’s visual

catchment would actually be quite low.


50. Yet, the marina site is also located in a strategically important part of the harbour coastline. It lies

within the general ‘frame’ of views that embrace the head and mouth of the harbour; it sits in front

of Paku Hill when viewed from the main part of Tairua township and Manaia Rd promenade, it lies

next to the main route out to Paku, and it can be seen when using Manaia and Beach Roads -

going to and from the town’s ocean beach.

51. In addition, because most of the harbour margins have been effectively privatised, or at least shut

off from, public roads and most areas of significant public activity by housing, it occupies one of

the very few stretches of Tairua’s harbour coastline that is directly exposed to a major road and

public reserve. Consequently, anyone travelling out to Paku, or back from it, enjoys views across

Paku Bay:

embracing the wide expanse of the middle and outer harbour, stretching across to

Royal Billy and Pleasant Points on the fringes of Pauanui;

down the length of Tairua Harbour past Pauanui Waterways in the general direction of

Hikuai; and

back to both the town centre and its Ruahine / Tanehua backdrop.

52. Only Tui Terrace and Petley Parade, near Tairua Wharf, offer a comparable level of contact with

the harbour and its margins, although they are somewhat ‘off the beaten track’ and are a much

less obvious target for visitor / tourist use. Its residential catchment and level of everyday use is

also much more limited.

53. Returning to the marina site’s strategic location in other respects, I believe that anyone living at, or

visiting, Tairua would be struck by the commanding location and presence of Paku. Further, if one

can set aside Paku Hill’s somewhat compromised natural character values, it remains (as I have

already indicated) a signature feature that is all the more expressive because of the narrow,

perhaps in times past much more tenuous, physical spit that links it with the coastal terraces which

most of Tairua sits on. The profile of Paku Hill is, indeed, all the more dramatic and iconic

precisely because of both the peak’s looming presence and up-thrust from the coastal edge, and

the visually tenuous nature of its connection with the ‘mainland’.

54. The previous versions of the marina had proposed to in-fill sizeable parts of Paku Bay and would

have diminished this tension, and the quality that it lends both Paku in its own right and the wider

landscape of the outer harbour. The latest proposal has greatly reduced the marina’s footprint,

particularly adjacent to Paku Drive, and would be tucked in against the existing reclamation and


marine services area. The marina would also be set back approximately 26 metres from Paku

Drive by a new public open space.

55. By consolidating the bulk of the marina against the reclamation and services area, the

juxtaposition of landforms and elements that benefits the wider landscape is largely retained and

the semi-island nature of Paku Hill would remain, for the most part, unmodified – particularly when

approaching the ocean beach across the Grahams Stream Bridge. While it is acknowledged that

the proposal would still increase the bulk of the reclamation and services area, the relationship

between Paku, its ‘causeway’ and Tairua Harbour would nevertheless, in my opinion, remain

intact.

56. As with natural character, the proposed mitigation would soften the proposals structural elements

whilst the lighter structures of boat masts, rigging and those associated with the mooring of boats

would be layered up against the existing reclamation and marine services area. As such I believe

that the marina’s effects on landscape character and values would be Moderate at low tide

reducing to Low / Moderate at full tide.

Amenity Effects

57. My previous assessments of the proposal’s natural character effects took into account some of the

effects that the marina development would have in respect of local residents’ views to, and of,

Tairua Harbour. Additional, to these ‘big picture’ changes to the Harbour, however, approximately

20 residential properties directly abutting Paku Bay, or facing it from the vicinity of Manaia Drive,

would experience a new form of encroachment into their immediate ‘back yard’.

58. More than just seeing new berths, yachts, launches and other maritime paraphernalia, these

residents would experience noise and activity within an environment that has, until now, been

enjoyed and appreciated precisely because of its relative peace and quiet, its harbour outlook,

even its contrast with Tairua’s nearby town centre. The very nature and ambience of the coastal

foreground would be changed by such effects, from the wind slap of halyards to the noise of cars

using the boat ramp and cleaning of outboard engines (while recognising that such effects could

be quite localised and small scale in isolation). Furthermore, they would relate to the construction

of the marina as well as its on-going use. Inevitably, they would compound the feelings of

encroachment into Tairua Harbour that are already addressed as part of my natural character and

landscape analyses.


59. Although, in my opinion, it is crucial that mitigation addresses these interface issues, and should at

least buffer or filter Paku Drive and adjoining residences from such effects, there remains

considerable uncertainty over the real nature and efficacy of proposals in this respect.

60. In my description of the marina’s landscape setting and Tairua, I also described a number of

‘ephemeral’ characteristics of the area that, although part of the general landscape character, are

perhaps more consciously appreciated by the residents who see them day in, day out - from

season to season. These include the tidal movement of waters across Paku Bay and other

harbour margins, changes in the moods of the harbour related to Coromandel’s often volatile

weather patterns, and the everyday emergence and setting of the Sun. These facets of

perception cannot be readily captured and objectively assessed, but they nonetheless remain part

of the ‘local knowledge’ of the area and contribute very appreciably to its ambience. Such

qualities are not as evident in terrestrial, more wholly rural or even suburban, environments, which

do not enjoy sunlight reflecting off water or the repeated exposure and covering of inter-tidal flats.

61. The significant reduction of the proposed marina and its containment against the existing

reclamation and marine services area means that its effects would be less dramatic than those

previous versions previously assessed. Nevertheless, it is anticipated that the current proposal

would still degrade – to a perceptible degree – the amenity and aesthetic values of Paku Bay, as

enjoyed by local residents at present.

Recreation Use & Amenity

62. Paku Bay lies within 100m of Tairua’s only ocean beach, accessed via both Paku Drive and

Ocean Beach Rd. That surf beach offers a natural focus for swimming, surfing, picnicking and

other summer-time activities. The dynamic nature of the beach is, indeed, the mainstay of its

appeal. However, for families with young children, I understand Paku Bay offers a more passive

and safe alternative. Its recreation reserve, combined with the beach margins provides a base for

surveillance of those in the water, while the shallow, physically contained, nature of the bay - well

away from the main harbour channels - provides an ideal environment for children (and their

parents) to paddle about in, and to safely use canoes, boogy boards, floating mattresses and

other paraphernalia that would be inappropriate in inexperienced hands at a surf beach.

63. Clearly related to such activity is the perception of Paku Bay as a safe place for family recreation.

Moreover, it has an appealing sand fringe and relatively clear waters that enforce the appreciation

of it as a clean, regularly flushed, aquatic environment. Although Grahams Stream empties into

the Bay, its mouth occupies one corner of the current embayment and its stream channel through


the inter-tidal flats is well away from the main focus for swimming and other activities closer to the

recreation reserve near the base of Paku Hill.

64. That said, large areas of the Bay are currently revealed at low tide and young families often

migrate to the beach in front of The Esplanade to swim in the channel at such times. With boat

and vehicle traffic likely to increase in that area, the realigned Grahams Stream would provide a

safer alternative for swimming and paddling at low tide. Dr Pickett has also identified the improved

tidal flushing that would result from the realignment of Grahams Stream.

65. Although the realignment of Grahams Stream may well alter some perceptions of the Bay’s utility

and safety, by bringing its course closer to the Esplanade, its northern reaches would remain

isolated from the main stream channel. This part of the Bay enjoys a high level of passive and

public surveillance, with easy access via The Esplanade. Furthermore, the realignment of

Grahams Stream would, as already described, aid in providing a clean environment for swimming

and paddling, through its enhanced flushing. This would potentially enhance Paku Bay’s status as

a safe and clean destination for young families and children to enjoy.

66. Taking into account all of the above, it is my opinion that the marina proposal would not

significantly impair the recreational value of Paku Bay.

Statutory Matters

67. As the bulk of proposed marina development and associated reclamation sits within the Coastal

Marine Area, I have mainly assessed the proposal against the provisions of the operative Waikato

Regional Policy Statement and the operative Waikato Regional Coastal Plan. The following are

extracts from those documents that are particularly pertinent to the current application, together

with brief comments in relation to both them and the proposal:

The Operative Regional Policy Statement

68. This document lays the foundation for detailed assessment of the marina proposal in the Regional

Coastal Plan through the identification of Natural Character and Coastal Process issues in Section

3 of the Policy Statement:


3.5.4 Natural Character and Coastal Processes Objective: Preservation of the natural character of the coastal environment,

including the physical and ecological processes which ensure its dynamic stability.

Principal Reasons for Adopting: Section 6(a) of the RMA requires as a matter of national importance that the preservation of the natural character of the coastal environment (including the coastal marine area), wetlands, and lakes and rivers and their margins, and the protection of them from inappropriate subdivision, use and development be recognised and provided for. The preservation of natural character is also a major focus of the New Zealand Coastal Policy Statement (NZCPS).

A wide range of factors can contribute to the degradation of coastal areas. Modification of the coastal area can result from the way the area is used. For example, vehicle and pedestrian traffic, dredging, harvesting of marine species, stock access, removal of vegetation, coastal subdivision, developments and associated infrastructure.

Policy One: Protection of Significant Areas

Through a consultative process, identify and protect significant areas, features, processes, and the range and diversity of species and their habitats in the coastal environment, including:

a. natural character of the coastal environment b. outstanding landforms and landscapes ………..

The Operative Regional Coastal Plan

69. Building upon sections 6(a) and (b) in the Resource Management Act and Policies 1.1.1 through

1.1.5 in the NZ Coastal Policy Statement, the following strategies, policies and assessment criteria

summarise the range of natural character, landscape and amenity issues pertinent to evaluation of

the Tairua Marina proposal:

3.1 Preservation of Natural Character 3.1.1 Policy - Protection of Representative Features Identify regionally significant and/or representative landscapes, seascapes, landforms and geological features and protect them from the adverse effects of use and development.

3.1.2 Policy - Protection of Other Natural Features Ensure that any use and development avoids or remedies adverse effects on those natural features, landscapes, seascapes and landforms that define natural character.

3.3 Amenity and Heritage Values 3.3.1 Policy - Amenity Values Maintain existing amenity and recreational values, including open space qualities and coastal recreation opportunities. Seek to enhance areas where amenity and recreational values have been compromised or require improvement.

4.1 High Water Quality Maintained 4.1.1 Policy - Maintaining or Enhancing Water Quality Characteristics Identify the characteristics for which coastal waters are valued, and manage these waters to ensure that those characteristics are maintained or enhanced by


avoiding, remedying or mitigating the adverse effects of activities on water quality.

5.1 Development, Maintenance and Removal of Structures Objective: Any development, maintenance and removal of structures in the CMA carried out in a manner which protects natural character and amenity values, and avoids adverse effects on the environment (including cumulative effects) and on natural processes, does not constitute a hazard to navigation and takes into account other uses of the CMA and adjacent land.

5.1.3 Policy - Appropriate Structures Ensure only those structures for which a coastal location is necessary are situated in the CMA, and that any structure that is located in the CMA as far as practicable avoids adverse effects (including cumulative effects) on natural character and amenity values, and avoids adverse effects on natural processes. Where complete avoidance is not practicable, the adverse effects should be mitigated and provisions made for remedying those effects to the extent practicable.

9.1 Maintenance and Enhancement of Public Access Objective: Public access to and along the CMA maintained and enhanced, while recognising the need to protect some areas.

9.1.3 Policy - Pressures on Public Access Require mitigation measures that maintain or enhance public access where it is adversely affected by subdivision, use and development or cumulative pressures.

70. More specifically pertinent to the current marina proposal, Section 16 of the Regional Coastal Plan

dealing with Implementation and the Marina Zone 1 identified for Tairua Harbour by the

Environment Court – which stretches across Paku Bay to the harbour mouth – states the following

in relation to any application for the Tairua Harbour:

16.4.9A Marina Structures within Tairua Marina Zone l (Restricted Discretionary Activity) Unless otherwise restricted by any of Rules 16.4.12, 16.4.14, 16.4.16 or 16.8.1, the erection, placement, use of and occupation of space by any structure in the CMA for the purpose of providing marina berthing and mooring facilities within the Tairua Marina Zone l is a restricted discretionary activity provided it complies with the standards and terms stated in this Rule. If any part of the activity that would otherwise be assessed under this Rule is also described by Rule 16.4.12, 16.4.14, 16.4.16, or 16.8.1 it is a discretionary activity and a restricted coastal activity assessed under Rule 16.4.9B.

Standards and Terms i. The marina structures shall be designed, constructed and

maintained to withstand such coastal processes and storm events, as are relevant to the location and the layout of the marina basin and its wave protection system.

ii. The marina structures shall be maintained in a structurally sound and safe condition at all times.

iii. The Hydrographic Office of the Royal New Zealand Navy, and the Maritime Safety Authority shall be given written notice of the details of the marine structures and layout before they are erected.


Extent of Discretion

The matters to which the Regional Council will restrict the exercise of its discretion are: iv. The location of the marina structures and their alignment and

relationships with adjacent land based activities v. The extent and nature of the effects of the structures on water

quality and biota vi. The extent to which public access is provided or managed

within the marina acknowledging the overall requirement for security and safety

71. Assessed relative to these objectives and policies, and related criteria, it is my opinion that:

Those parts of Tairua Harbour potentially affected by the proposal retain recognisable

natural character value despite the developed nature of its margins. Viewed from a range of

perspectives, the subject site lies within a focal part of Tairua that embraces the key natural

features of Paku, Tairua's Ocean Beach and Grahams Stream - in addition to the actual

harbour. Another notable feature is the spit / causeway form that extends out to Paku and

provides part of the landscape frame for both that highly important headland / Paku Hill

feature and the main body of the harbour which is central to most residential and

recreational perspectives.

The proposal would generate effects in relation to 'natural values including biota,

landscapes, seascapes and landforms, and the community values including scenic,

amenity, recreational and historical, in the vicinity of the proposed activity' and, to some

extent, areas of residential development (plus several reserves) that gain much of their

value from both the focal nature of the harbour margins, and their very contrast with the

settlement fringing Tairua Harbour.

In relation to broader landscape and amenity issues, the proposal would not diminish the

combined spit-island form of Paku and the Paku Drive ‘causeway’. Setting aside natural

character values, which are already compromised, to a degree, by development on and

approaching Paku, the fundamental configuration of these landforms, and their relationship

with the harbour and sea would not be adversely affected by the proposed development.

Amenity values, including the coherence of character found in views across Paku Bay from

residential properties in its more immediate vicinity would be diminished. Although much of

this impact would relate to the imposition of the marina in views to and across Tairua

Harbour, another layer of intrusion would arise from the on-going use and activities within

and around the marina and their related noise effects.


Amenity values related to the recreational use and enjoyment of Paku Bay would benefit

from the realignment of Grahams Stream, due to the increased transportation of sediments

out of Paku Bay and all-tide access to Grahams Stream for swimming and paddling.

Although counterbalanced to a degree by the greater ‘danger’ associated with this

proximity, the Bay’s recreational values should be little affected by the marina proposal

overall.

72. The proposal has been located and designed in a manner that would see it lie, literally at times, in

the shadow of Paku Hill. Its effects would focus upon an area that is already substantially

modified, in places compromised, by existing development, and it would remain generally

subservient to the dominant ‘structural features’ of its setting: Tairua Harbour (as a whole), Paku,

and the nearby ocean coastline. Indeed, it would have no real impact on Tairua’s main ocean

coastline. In addition, the majority of Paku Bay would retain its basic form and sense of connection

with the harbour proper.

The Thames-Coromandel District Plan

73. I have also looked at relevant provisions in the proposed Thames-Coromandel District Plan.

Perhaps its most notable feature is the identification of the entire Coromandel Peninsula coastline

as an Outstanding Landscape, which provides little guidance in respect of the current proposal

apart (possibly) from suggesting a precautionary approach in relation to all coastal development.

74. Following on from a broad range of issues and objectives that generally follow on from the

Regional Coastal Plan, Objective 219.3 and subsequent Policies 219.4.1 to 219.4.7 of the District

Plan are slightly more specific in raising concerns about the potential effects of development within

and near harbours, estuaries, wetlands and their margins.

75. However, the proposed District Plan’s Objective 213.3.1, addressing ‘Settlements and Amenity

Values’, sets out to: “maintain and enhance the amenity values, landscape character and

coherence of the District's towns and settlements”. In my assessment, the marina proposal is not

entirely consistent with this objective, as it would have an adverse impact on part of the Tairua

landscape that exerts appreciable influence over the character of the settlement and the

relationship of the established town to Tairua Harbour.


Conclusions

76. Although located in close proximity to both the main body of the Tairua Harbour and an iconic

(albeit, less than outstanding) Paku Hill, the current marina proposal would also substantially

occupy the Tairua Marina Zone 1, which has been specifically identified for occupation by such

structures and activities. It would also be located next to the existing marine services centre, with

its boat haul out facilities, marine repair building, Ngoiro ferry restaurant, plus the adjacent Paku

Villas and motel. These already form a cluster of structures clearly visible at the base of Paku Hill.

In effect, the new marina would be both co-located next to those existing developments and would

not greatly expand their ‘sphere of influence’. It would also sit within part of Tairua that is framed

by long established residential development.

77. In terms of Policy 1.1.1 of the NZ Coastal Policy Statement, therefore, the new marina would

effectively consolidate development within part of the CMA and coastal environment that is

already significantly modified. As a result, I consider that its natural character effects are ultimately

manageable in conjunction with the sort of mitigation discussed by Mr Goodwin in his statement.

While the proposed ‘deposition’ must still be applied for as a Controlled Activity, it would merge

seamlessly with the existing sequence of sand and mud flats found within Paku Bay at present,

and would generally help to reduce the profile and structural appearance of the outer edge of the

marina. At high tide, the actual deposition would be less obvious in its own right, but there would

also be less need for it, with the marina revealing a commensurately lower profile to Paku Bay and

its surrounds.

78. I have, however, also concluded that:

The marina would have an adverse impact on the amenity value experienced by the

residential community in its more immediate vicinity, especially around Paku Drive and

the northern end of Manaia Rd. In addition to changing the content and character of

part of the Bay, the proposal would inevitably cause a degree of nuisance and

intrusion, related to its use and the noise associated with marine activities.

The absence of any proposed planting or bunding on at least part of the reclamation

and adjacent reserve area, despite the fact that mitigation is, in my opinion, important in

terms of reducing the very effects that I have just described - for Paku Drive and Paku

Hill residents especially.

79. In relation to these points, I remain concerned about the marina’s proposal without additional

mitigation designed to address close-up views from Paku Drive. As such, I consider that any


resource consent for the marina project should incorporate a condition which addresses the need

for planting near Paku Drive, extending to the edge of the marina – as outlined in my paragraph

47. In the recent consent order, and an advisory note on p.1, the area likely to be subject to such

planting is identified as the former carpark site, which is now to be employed for ‘open space’.

Mitigation planting within it may simply require an addition or amendment to the final bullet point

under the advisory note, which presently refers to the Tairua Marina Walkway Landscape Concept

Plan prepared by PM Bartleet dated March 2010.

80. On balance, however, the much reduced profile of the marina, its low wall profile, ‘Paku Sand’

colour, deposition and realignment of Grahams Stream would appreciably reduce the impact of

the marina on:

the interface of the marina with Paku Bay and Tairua Harbour;

the related character and appearance of Paku Bay;

that Bay’s water quality and related recreational appeal;

views across both Paku Bay and Tairua Harbour; and

the coastline’s more ephemeral qualities related to the presence of bird life.

81. Taking these factors into account, together with the likely permitted baseline effects of any marina

development within the Tairua Marina Zone 1 (excluding Controlled Activities within it),I therefore

consider that the current proposal is acceptable in respect of its natural character, landscape and

amenity effects.

Stephen Brown BTP, Dip LA, Fellow NZILA, Affiliate NZPI

March 2010


APPENDIX A.

Stephen Kenneth Brown

Academic Qualifications: Bachelor of Town Planning 1978 (Auckland University)

Diploma of Landscape Architecture 1981 (Lincoln University) Professional Qualifications: Fellow & Past Vice President of the NZ Institute of Landscape Architects Affiliate Of The NZ Planning Institute Professional Experience: Auckland Regional Authority 1982 - 84 Travers Morgan Planning (London) 1984 - 86 Brown Woodhouse Landscape Architects (owner) 1987 - 88 LA4 (part owner & director) 1988 - 98 Stephen Brown Environments Ltd 1999 onwards

Awards:

Landscape Value Mapping of Hong Kong (2001 – 5): development of the methodology and assessment criteria for the ‘landscape values and sensitivity mapping’ of Hong Kong undertaken by Urbis Ltd for the Hong Kong Government – awarded the Strategic Planning Award by the (UK) Landscape Institute in 2006.

Strategic Assessments: Otorohanga District Landscape Assessment (2008): evaluation of the District’s landscape and identification of its Outstanding

Landscapes, Amenity Landscapes and its coastal environments and lake / river margins that display high Natural Character values – for Otorohanga District Council

Thames Coromandel Landscape Review (2007 / 2008): peer review of the Thames Coromandel landscape assessment leading to a complete re-assessment of the Peninsula, identification of its Outstanding and Amenity Landscapes, as well as coastal environments displaying high to outstanding natural character values – for Thames Coromandel District Council.

Kawhia Aotea West Coast Assessment (2006): assessment of the landscape and natural character values of the catchments around Kawhia and Aotea Harbours, including the identification of the area’s outstanding landscapes, visual amenity landscapes and parts of the coastline displaying high natural character – for Environment Waikato and the Waikato, Waipa and Otorohonga District Councils.

Whangarei District Landscape review / Assessment (2005): assessment of landscape values across Whangarei District to identify its Outstanding Landscape and Visual Amenity Landscapes, involving use of past public preference research, public consultation, identification of natural character values, landscape heritage values - in conjunction with Beca Carter Hollings & Ferner Ltd for Whangarei District Council.

Assessment of the Auckland Region's Landscape (2001-4): responsible for a review of landscape assessment methodologies appropriate for re-assessment of the Auckland Region's landscape, including literature search and organisation of workshops to review theoretical options - designed to address identification of Auckland's outstanding /


iconic landscapes; followed by Q-Sort testing of public attitudes to landscape, and mapping of the Auckland Region’s Outstanding Landscapes - for the Auckland Regional Council.

Hauraki Gulf Islands District Plan - Plan Change Reviews (2003): detailed reviews of Plan Changes 23 (Subdivision), 24 (Earthworks), 25 (Indigenous Vegetation Clearance) & 26 (Lot Coverage) involving detailed assessment of the Waiheke and Great Barrier Island landscapes in respect of their capacity to accommodate changes to the relevant thresholds for permitted and discretionary activities and assessment criteria leading to recommendations in relation to each Plan Change - for Auckland City.

Auckland Urban Coastline Assessment: Waiheke Island Coastal Landscape Assessment: Great Barrier Island Coastal Landscape Assessment: (1993-5): Assessment of the VALUE, VULNERABILITY and overall SENSITIVITY of each of these coastal areas -

involving their breakdown into landscape units, description and discussion of landscape character types and preparation of preliminary policies for landscape management - for the Auckland Regional Council.

Hawkes Bay Region Landscape Assessment: East Manukau Assessment: Whangarei District Landscape Assessment Far North District Landscape Assessment: (1993-6): responsible for managing / overseeing assessment of the VALUE, VULNERABILITY and overall

SENSITIVITY of each of these strategic landscape studies - involving their breakdown into landscape units, description and discussion of landscape character types and preparation of preliminary policies for landscape management - for the Hawkes Bay Regional Council, Manukau City Council, Whangarei & Far North District Councils.

Mahia Peninsula / Wairoa Coastal Strategy (2003): assessment of the landscape and natural character values of the Mahia Peninsula and nearby coastal areas, including Mahanga and Opoutama, to provide input on both conservation and strategic development strategies for the Wairoa District Coastal Strategy Study - for Beca Carter Hollings & Ferner and Wairoa District Council.

North Shore City Significant Landscape Features Assessment (1998-2001): identification, analysis and description of all significant landscape features within the Albany, Greenhithe, Paremoremo and Long Bay / Okura parts of North Shore City - for North Shore City Council.

East Tamaki Catchment Management Study (2001): analysis of landscape and open space values in the East Tamaki catchment leading to recommendations in relation to future open space provision and park acquisition - for Beca Carter & Manukau City Council.

Whangarei District Coastal Management Study (2003): assessment of the landscape values and ‘carrying capacity’ of settlement areas down the eastern Whangarei coastline leading to recommendations about future development and conservation strategies - in relation to: Oakura, Moureeses Bay, Woolleys Bay, Matapouri, Pataua South & North, Ocean Beach, Urquharts Bay, Taurikura, Reotahi and McLeods Bay - for Beca Carter & Whangarei District Council.

Waitakere City Northern Strategic Growth Area Study (2000 - 2001 & 2003): Analysis of existing landscape features, character areas and resources within the Whenuapai / Hobsonville / Brighams Creek catchment as the basis for evaluation of future growth options. This work includes the identification of key landscape sensitivities within the catchment, the identification of development constraints and opportunities in relation to the local landscape and the preliminary assessment of effects associated with shifting Auckland's MUL in the subject area - for URS New Zealand Ltd and Waitakere City Council (Eco Water). In 2003 this work was extended to cover Herald Island and the Red Hills area - for Landcare Research.

Franklin District Rural Plan Change Study (current): responsible for re-evaluating most of Franklin District - in relation to landscape values, sensitivities and residential development potential / appeal - to determine areas that present opportunities for residential growth, rural areas that should be specifically excluded from rural-residential development and generic features that should be conserved throughout the District - for Franklin District Council.

Assessment of the Auckland Region's Landscape (1983-4): region-wide appraisal of both the aesthetic quality and the visual absorption capability of different parts of Auckland's extra-urban landscape (covering 425,000 has). This study involved breaking the Region down into 633 landscape units and incorporated a public preference study with over 1100 public participants. It has enabled planners to come to terms with both public perceptions of landscape value and the relative vulnerability of different parts of the Region to development - for the ARC.

Whangarei District North-eastern Coastal Settlements Assessment (1996): assessment of key landscape features and elements that should be conserved to help define the margins of urban growth around Whangarei District's north-eastern coastline - from Ocean Beach in the south to Oakura and Whangaruru - for Whangarei District Council.

Volcanic Cone Sightlines Review (1997 - 2003): appraisal of current sightlines to Auckland’s volcanic cones leading to suggestions about the addition, deletion and location of sightlines, and the specification of controls in relation to each - for the ARC and Auckland City Council.


Project Impact Assessments:

Project Central Wind (current): evaluation of the landscape, natural character and amenity effects of a proposed 51 turbine wind farm proposed for the southern margins of the North island’s Volcanic Plateau near Taihape and SH1, including a sub-regional assessment of alternative locations – for Meridian Energy Ltd

Project Hayes (2007): evaluation of the regional and sub-regional landscape setting (from Dunedin to Lake Dunstan and the Waitaki River to the Clutha River) for the proposed wind farm and assessment of the potential to employ alternative sites for a project similar in scale to Project Hayes – for Meridian Energy Ltd

Project West Wind (2006): assessment of the strategic, regional implications, of the Project West Wind wind farm relative to the Wellington region and the southern halves of the Wairarapa and Manawatu coastlines – for the NZ Wind Energy Association

Turitea Wind Farm (2006 – 8): preliminary assessment of the landscape and amenity effects of a proposed 80 turbine wind farm on the Tararua Ranges near Palmerston North – for Might River Power

Awhitu Wind Farm (2005): evaluation of the strategic landscape and natural character effects of a 21 turbine wind farm proposed by Genesis Energy for the coastal margins of the Tasman Sea and Awhitu Peninsula near Waiuku, south of Auckland – for the Auckland Regional Council

Eden Park 2001 Redevelopment 2006-7): assessment of the anticipated visual / landscape / streetscape effects of the partial and complete redevelopment of Eden Park and the stadium surrounds, particularly in relation to Mt Eden’s residential amenity and heritage values - for the Eden Park Trust Board.

Matiatia Village (2003-4): evaluation of he landscape, natural character and amenity effects associated with a comprehensive commercial village development (18,000m2), together with car parking and transport interchange at the ‘gateway’ to Waiheke Island - for Waitemata Infrastructure Ltd.

Waitemata Harbour Crossing Options Assessment (2002/3): Evaluation of the visual and amenity effects of 9 harbour crossing options, including bridges, tunnels, submerged tubes, reclamations, ventilation and service structures, trenches and motorway interchanges - for Opus International and Transit NZ

Coca Cola Amatil Plant Expansion (2005): assessment of the amenity effects associated with an $80 million expansion of Coca Cola Amatil’s plant at Mt Wellington, abutting two arterial roads and a large residential community - for Coca Cola Amatil.

Weiti River Crossing Review (2000): review of the effects of a proposed bridge over the Weiti Estuary and the coastal environment - for the Auckland Regional Council.

ALPURT B2 Waiwera River Crossing Review (1999): review of the effects of a proposed bridge and related roading developments on the Waiwera and Puhoi Estuary coastal environs - for the Auckland Regional Council.

Sylvia Park Commercial Centre Assessment (1999): detailed assessment of the implications of a plan change to accommodate 150,000 sq metres of retail, office, and residential development at Mt Wellington, including community facilities, a railway station and new access road - for Kiwi Property Management Ltd.

Marsden Point Port Impact Assessment (1997 & 2002): responsible for assessment of the visual and amenity implications of a major new port facility covering some 37 ha.s and associated infrastructure development - including preparation of proposals for amelioration & enhancement around Blacksmith's Creek, followed by assessment of the effects of additional berths in 2002 - for the Northland Port Corporation / Northport.

Southdown Power Station Assessment (1995): detailed assessment of the likely visual and amenity implications of a co-generation power station within the industrial/coastal environment of Southdown – for Mercury Energy / Transalta.

Dominion Rd Transport Designation Assessment (2000): detailed analysis of the amenity and visual implications of proposed transport corridor designations, including road widening and LRT corridor deviations off Dominion Rd - for Auckland City.

Glenfield Rd Designations Review (2004): review of the effects of implementation of three Outline Plans Of Work and resource consent applications related to the widening of Glenfield Rd, an arterial route within North Shore City, including evaluation of impacts in respect of amenity, streetscape and open space values - for North Shore City .

Lake Rd Designations Assessment (2002): detailed analysis of the effects associated with widening of Lake Rd, including impacts upon residential amenity, streetscape and open space values; and appraisal of mitigation measures - for North Shore City .


Omokoroa Roading Options Study (2001): evaluation of route options and effects as part of an Assessment of Environmental Effects (in association with Beca Carter Tauranga) - for Western bay of Plenty D. C.

Tauranga Northern Arterial Review & Arbitration (2000): evaluation of the proposed northern arterial's implications utilising assessments prepared by LA4 and Priest Mansergh, followed by site visits, and provision of recommendations to Transit NZ, the Bay of Plenty Regional Council and Western Bay of Plenty District Council about the landscape mitigation measures that should be employed in conjunction with development of the arterial corridor - for Transit NZ, the BOP Regional Council and WBOP District Council.

Eastcliffe On Orakei (Bastion Point) Housing Project Assessment (current): analysis of the visual and amenity implication of an 86 unit housing development next to Takaparawha reserve at Bastion Point & development of landscape concepts / detailing as part of the overall development proposal – for Protac Investments & Ngati Whatua.

Eden Park Floodlighting & North Stand Assessment (1996/7): evaluation of a proposal for floodlighting of the No.1 ground and a new north stand; and design of landscape treatment in front of the north stand - for the Eden Park Trust Board.

Spencer On Byron Hotel (1998): assessment of the visual effects of a 22 storey hotel proposal for Byron Ave in Takapuna – for Manawanui Trust.

St Josephs Convent Redevelopment Assessment (1995/6; 2001): analysis of the visual implications of replacing an existing convent with a combined retirement home / convent / chapel in St Marys Bay, including development of landscape concept for the main grounds and courtyards - for Little Sisters of the Poor.

Brightside Hospital Assessment (1995/6): analysis of the visual and amenity implications of replacing an existing hospital with a new hospital facility in central Epsom, including development of landscape proposals for the historic grounds - for Southern Cross.

South-western Interceptor Assessments (1992; 1996-7): detailed assessment of the proposed route for the South-western Interceptor AEE - covering a route from Homai Stream to Puhinui Rd (the eastern airport Access road) via the Matukutururu Stonefields, Puhinui Inlet and Puhinui Reserve - for the AEE. Followed up in late 1996 with development of an amelioration strategy - for WaterCare Services Ltd

North Harbour Gas Pipeline (1995-6): three stages of involvement in the planning process covering: evaluation of broad ‘corridor’ options for routing of the pipeline and identification of three preferred routes; detailed assessment of the landscape and amenity implications of the preferred route option; and preparation and presentation of evidence about the proposal and its effects for the North Shore City Council hearing - for Enerco.

Auckland International Airport Eastern Accessway Impact Assessment (1989 / 1991): appraisal of a new entry route and bridge options across Pukaki Inlet for Mangere International Airport and development of broad guidelines for the design of the entry road and its immediate surrounds - for the Auckland International Airport Company Ltd.

A.R.C. Reservoir / Bulk Water Supply Options Study (1988): responsible for detailed evaluation of eight different dam and/or river extraction options for supplying Auckland with water into the 21st century - for the Water Dept of the Auckland Regional Authority.

Sky Tower Assessment (1991): assessment of the Sky Tower proposal for upper Symonds St, Grafton, and presentation of evidence at the Planning Tribunal in relation to its effects - for Auckland City Council & the Auckland Regional Council.

Mt Ruahine Mast assessment (1999): evaluation of the effects of a proposed 24 metre mast and shed on top of Mt Ruahine at the southern end of Great Barrier Island - for the Maritime Safety Authority.

Light Rail transport Evaluation (1990): evaluation of the visual and aesthetic implications of a light rail system running into and through central Auckland and providing recommendations for its integration into Queen St - for NZ Railways.

Bayswater Marina, Okahu Bay Marina & Goldsworthy Bay Marina and Tourism Development Studies (1987-90): evaluation of all 3 marina proposals and presentation of design recommendations for each - for Wilkins & Davies Ltd, Beca Carter Hollings & Ferner Ltd and L. Sutherland.

Pine Harbour Marina Extension Assessment (1990): visual impact appraisal of a 250 berth extension at Pine Harbour - for the Department of Conservation.

Site Selection Studies for P.W.R. Stations at Trawsfynydd and Wylfa - North Wales (1984-6): evaluation of a wide range of different siting options for two power stations proposed for North Wales based on landscape/visual impact criteria - for the (U.K.) Central Electricity Generating

Channel Tunnel Railway Connections Study (1986): evaluation of route options and landscape impacts associated with provision of railway connections to the Channel Tunnel immediately north-west of Folkestone - for the United Kingdom Department of Transport.


Peer Reviews of Impact Assessments: Genesis Power Station – Kaipara (2008): review of the effects that the proposed power station would have on the landscape,

amenity and natural character values of the Kaukapakapa River valley and its rural environs.

Waikato Wind Farm Project (current): review of the landscape, natural character and amenity implications of a 235 turbine wind farm proposed for the Tasman Sea’s coastal hinterland between Port Waikato and Raglan, covering a site some 34kms long and up to 8kms wide – for the Waikato and Franklin District Councils.

Waikato Wind Farm Project (current): review of the landscape, natural character and amenity implications of a 235 turbine wind farm proposed for the Tasman Sea’s coastal hinterland between Port Waikato and Raglan, covering a site some 34kms long and up to 8kms wide – for the Waikato and Franklin District Councils.

Te Uku Wind Park (2007): peer review and assessment of the landscape, amenity and natural character effects of a 28 turbine wind farm proposed for the Te Uku Ridge / Wharauroa Plateau by WEL Networks – for Waikato District Council.

Te Arai Coastal Community Review (2005 - 2006): evaluation of the landscape and natural character effects of a proposed 1400 lot development at northern Pakiri Beach (north-eastern Rodney District), incorporating a commercial / community centre, golf course, wetlands / lakes and coastal reserve - for the Auckland Regional Council.

St Emilion Comprehensive Housing Development (2005 - 2006): evaluation of the landscape and amenity implications of a ‘gated community housing project, containing 144 residential units and a recreation centre - for Rodney District Council.

Swanson Structure Plan (2005): analysis and review of Waitakere City’s proposed Swanson Structure Plan for an area on the margins of both metropolitan Auckland and the Waitakere Ranges, as the basis for an Environment Court Appeal - for the Auckland Regional Council.

Project West Wind (2005): detailed peer review of the West Wind proposal and Peter Rough Associates’ assessment of the proposal’s landscape and visual effects - for Meridian Energy Ltd.

Awhitu Wind Farm (2004 - 2005): evaluation of the strategic landscape and natural character effects of Genesis Energy’s proposed wind farm at the southern end of the Awhitu Peninsula - for the Auckland Regional Council.

Millbrook Quarry Review (2005): assessment of the landscape effects of a proposed 30 year expansion to the current Wharehine Quarry near Mt Tamahunga and southern Pakiri (north-eastern Rodney District) - for Rodney District Council.

Mountain Landing Coastal Residential development (2004-5): assessment of the landscape effects of a proposed 40 lot subdivision, involving extensive ecological restoration, next to Marsden Cross in the northern Bay Of Islands - for Blue Water Holdings and The Environmental Defence Society.

Tairua Marina (2002 - 5): review of the natural character, landscape and amenity effects of a proposed marina (150 berths) at Tairua on the Coromandel Peninsula, as the basis for hearing recommendations , then appeal evidence - for Environment Waikato,

The Warehouse Gisborne (2003): one of four commissioners responsible for hearing the resource consent application into a proposed 10,500 sq m / 372 car park development proposal for Gisborne city’s Amenity Commercial zone - for Gisborne District Council.

Tairua Marina (2002 / 3): detailed review / analysis of the natural character implications of three marina proposals for Tairua Harbour and recommendations - for Environment Waikato.

Telstra Clear Telecommunications Network Review (2002): evaluation of the assessments undertaken as part of 4 applications for the staged 'roll out' of an overhead cable network within Auckland City - for Auckland City Council.

277 Broadway Review (2002-3): responsible for reviewing the visual and urban design components of proposal for the redevelopment of the "277" sites in Newmarket - for City Planning.

88 The Strand (1999): independent review of the visual effects of the proposed twin tower residential development at 88 The Strand, Parnell - for Auckland City.

Weiti River Crossing Review (2000): review of the effects of a proposed motorway bridge over the Weiti Estuary and the coastal environment - for the Auckland Regional Council.

ALPURT B2 Waiwera River Crossing Review (1999): review of the effects of a proposed bridge and related roading developments on the Waiwera and Puhoi Estuary coastal environs - for the Auckland Regional Council.

O'Shea Subdivision Review - Great Barrier Island (1999 - 2000): evaluation of a proposal for a 17 lot subdivision at Awana on the basis of protection of a Special Environmental Feature leading to participation in the Council hearing and current Environment Court proceedings - for Auckland City Gulf Islands.


McGintys Visitor Accommodation Review - Waiheke Island (1998-9): appraisal of proposals for redevelopment of the McGintys' hotel site on Onetangi Beach - including the development of a restaurant / bar and 46 residential units resulting in participation in the Council hearing and in Environment Court proceedings - for Auckland City Gulf Islands.

Environmental Impact Audits: Sandspit, Whitianga, Paihia and Okahu Landing Marina Proposals (1988-91): auditing of visual impact assessments to ensure the technical adequacy of each assessment and to independently evaluate their findings - for the Dept. of Conservation, Northland Regional Council and Americas Cup Planning Authority.

Structure Planning: Cardona Village (2006-7): development of concepts for a comprehensive village development, including visitor accommodation,

commercial and residential development, a pedestrian ‘main street’, plazas & integration with both the Cardrona River & historic pub – for Brooklynne Properties

Remarkables Park: development of concepts for the residential, retail, school and reserve components of a wider master plan that includes a new village centre and conference centre, in conjunction with landscape concepts and detailing for all components of the Remarkables Park development – for Remarkables Park Ltd.

Omaha Park Development (2006): preparation of concepts and development strategies for the development of 650ha.s of rural land on the Takatu Peninsula near Tawharanui Regional Park and Omaha South, including accommodation of: a medium / high density seaside village with up to 850 residential units (apartments to semi-detached houses) and a commercial centre; a golf course and 31 independent houses in clusters; a 200 bed hotel; a 50 bed lodge; 11 rural lifestyle lots; areas for water supply and effluent disposal, and nearly 240ha.s of conservation land - for H. Hauser & the Porter Group

Pebble Bay (2006 -): site analysis of 250ha near Ruby Bay in Tasman District, leading to preparation of concepts for 7 coastal large lot properties, a coastal village (44 units), a 10,000m2 conference centre and commercial development set among lakes and a native wetland forest (to be re-established), a hotel and visitor village (62 units), a country village (38 units, 80ha vineyard and winery - for A Trent.

Cardrona Village (2006 - ): development of concepts for a 15ha alpine village and residential development, incorporating a pedestrian mainstreet flanked by 2 - 4 storey hotels, apartment and commercial development, connections to the historic Cardrona Pub, a riverside promenade, provisions for over 500 car parks and development of a nearby residential community (220 units) across Soho St - for Brooklynne Holdings Ltd.

Weiti Forest Park (2005): detailed land analysis and preparation of structure plan concepts to provide the basis for determining future planning strategies for a 900ha block of forest covered coastal land near the Weiti River and Hauraki Gulf; also providing the basis for land compensation costings in relation to a future road link across the Weiti Estuary to the Whangaparaoa Peninsula - for Rodney District Council

Matiatia Village Development (2002 & 2004): development of concepts for the development of a new maritime village ‘gateway’ to Waiheke Island, incorporating three main plazas, a coastal promenade and connections with the Waiheke ferry terminal, two to three storey retail development, potential visitor accommodation and conference centre, education facility, parking (the majority under the village core) for up to 500 vehicles, and an extensive wetland area combined with stormwater ponds, revegetation and recreation areas - for Waitemata Infrastructure Ltd.

Long Bay Structure Planning & Design (1998 - 2005): design team leader for preparation of development concepts for approx. 400 ha.s of land that is to be urbanised – encompassing: residential development designed to accommodate approximately 2000 households, a commercial / community centre, a comprehensive roading network, walkways, connection with & extension of Long Bay Regional Park, new reserves, and an extensive stormwater management system – for the Long Bay Structure Plan Group (representing North Shore city Council, the Auckland Regional Council, Durafort Investments & other local landowners).

Whangarei District Coastal Management Study (1996 & 2003): assessment of the landscape values and ‘carrying capacity’ of settlement areas down the eastern Whangarei coastline leading to structure planning recommendations in relation to future development and conservation strategies - for: Oakura, Moureeses Bay, Woolleys Bay, Matapouri, Pataua South & North, Ocean Beach, Urquharts Bay, Taurikura, Reotahi and McLeods Bay - for Beca Carter & Whangarei District Council.

Rotokauri Structure Plan (2001): Appraisal of the landscape features, character areas and resources found within the Rotokauri area (in the north-western corner of Hamilton City's boundaries) contributing to the development of different urban growth scenarios for this area. This work includes the design / preparation of those scenarios, including the identification of areas appropriate for different forms and density of residential, commercial and open space development, together with roading and a comprehensive stormwater management network _for Beca Carter Hollings & Ferner and Hamilton City Council

Albany, Greenhithe and Okura Structure Plans (1996-8): detailed analysis of the landscape character and values of all three catchments providing input about development constraints and opportunities for each, as a foundation for structure plan options; involvement in the development of more detailed neighbourhood unit plans addressing land use distribution, roading, reserve and stormwater management networks – for North Shore City Council.


Patumahoe North Structure Plan (1997-8): preparation of land use development scenarios for discussion with town residents as a basis for expansion to the town’s urban limits and provision of a range of housing and lifestyle options – for Franklin District Council

Katikati & Omokoroa Structure Plans (1999): responsible for the development of an urban design framework to guide future urbanisation at both locations – incorporating a range of residential densities and housing types (from multi-unit to large lot), commercial and industrial development, community facilities, roading, stormwater reserves and recreation reserves – for Western Bay of Plenty District Council.

Harbour View Development (1993-2000): responsible for preparation of concept plans for the development of 106 ha.s of land overlooking the Waitemata Harbour - incorporating residential development, restoration of a major wetland on coastal flats, reserves & open spaces - for Surelight Development Ltd (Hong Kong / China). In 1997 engaged by Waitakere Properties Ltd to prepare detailed design for the streets and open spaces of Stages 1 to 5.

Weiti Station Development (1996- 1999): preparation of a structure plan and concept for rural-residential development on a 400 ha farm in southern Rodney District, including the identification of areas for a community centre, and equestrian centre, cluster housing (approx 160 units), roading & walkways, stormwater ponds and wetlands, re-vegetation and retention of some grazing - for Green & McCahill Ltd.

East Tamaki Catchment Management Plan (2000 -1): assessment of landscape values throughout future urban catchment & identification of potential open space nodes, evaluation of potential open space corridors and preparation of indicative costings for rehabilitation of those corridors - in conjunction with Beca Carter Hollings & Ferner for Manukau City Council.

Albany Civic Centre Development (1997-8): development of design concepts for staged development of the Civic Centre Lake Reserve area and Civic Crescent, incorporating multiple lakes and water features, pedestrian plazas and terraces, recreation areas, parkland, and potential civic and commercial development sites - for North Shore City Council.

Viaduct Basin Development Concepts (1989 - 94): preparation (with Clinton Bird) of the initial concepts for the Viaduct Basin including reformation of the existing basin, rearrangement of the fishing fleet berthage, two international hotels, 20,000 sq metres of space for retailing, entertainment, commercial activity, accommodation, plazas and a park: providing the basis for the special zone applied to the Viaduct Basin area - for the Ports of Auckland Company, Fletcher Challenge Developments and Turners and Growers Ltd; Auckland City Council in 1993-4.

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