Before Independent Hearing Commissioners

At Whangarei

In the matter of Notice of Requirement for the Kowhai Dental

Between Jeff Calvin Joy, as Kowhai Dental

And Whangarei District Council, RMA

Statement of Evidence of Holly Maree Nichol, 21/11/2017

Statement of Evidence of Holly Maree Nichol

1.0 Introduction 1.1   My full name is Holly Maree Nichol

1.2   I am the director of HNLA Ltd. a Whangarei based landscape architectural office. The majority of my professional experience has been carried out in The Netherlands, Sydney and Auckland working on projects for Local Authorities and private developers for the past 10 years. HNLA Ltd. has been operating locally for three years.

1.3   I have a Bachelor of Landscape Architecture, from UNITEC Institute of Technology and I am a graduate member of the New Zealand Institute of Landscape Architecture (NZILA).

1.4   Although this matter is not before the Environment Court, I confirm that I have read the Environment Courts Code of Conduct for Expert Witnesses and confirm I will comply with that code.

1.5   As outlined in 1.3, I am a suitably qualified landscape architect and verify that matters within this statement are within my area of expertise. In depth site analysis and desktop research has been carried out to form professional opinions and I confirm HNLA Ltd. has not omitted to consider material facts known to me, that might alter or detract from the opinions discussed.

2.0   Scope of Evidence 2.1   HNLA Ltd. has been engaged by Jeff Joy of Kowhai Dental to provide

evidence in relation to a resource consent application for a new commercial building located at 63 and 65 Maunu Road, Whangarei.

2.2   Our involvement in this project to date, is background research, site analyse, review of all submissions and consultation for the proposed development. We have read and understood the Section 42A Hearing Report written by Melanie Donaghy, from the Whangarei District Council (WDC), dated 30/11/2017 and Urban Design Comments by Alicia Lawrie, dated 2/11/2017.

2.3   As a result of the Section 42A Hearing Report and Council comments HNLA Ltd. has adjusted the Planting Plan prepared by JD Landscape Architecture and prepared a Landscape and Visual Impact Assessment for submission to the Whangarei District Council.

2.4   We will present findings in the public hearing scheduled for the December 7, 2017.

2.5   My evidence addresses the following

3.0   Landscape and Visual Effects 4.0   Visual Effects 5.0   Cumulative Effects 6.0   Mitigation 7.0   Conclusion 8.0   Attachments: Photomontages, Planting Plan and Sections

(dated 21/11/2017)

3.0   Landscape and Visual Effects 3.1   In response to Section 42A, we have analysed the site and the proposal as an

independent consultant. We have reviewed architectural plans from Main 4 Architecture and the Planting Plan prepared by JD Landscape Architecture. The below points are from a professional opinion and summarise the Landscape and Visual effects on stakeholders as a result of this project going ahead.

3.2   Stake holders When assessing this site in terms of landscape and visual effects, there are three main vantage point and two main stakeholders;

Vantage points;

1.   Maunu Road, view west

2.   Maunu Road, view east

3.   North Street, view north

Stakeholders;

1.   Landowners 2.   Public

3.3   Landowners generally have a greater sentimental attachment to an area and are therefore more likely to be sensitive to modification.

3.4   We consider the most effected properties to be number 1 North Street, followed by Number 3 North Street.

4.0   Visual Effects 4.1   1 North Street

The single-story building (flats) at the south end of the commercial property are considered to be the most affected party, as they share a boundary with both 63 and 65 Maunu Road. In reference to their submission of opposition, their concerns of adverse amenity and character effects including: noise, visual character, light, shading, privacy and cumulative effects. Traffic impact safety including pedestrian safety along North Street and at the intersection with Maunu Road.

The northern, eastern and western façades are typically the most utilised in terms of outdoor recreation and in this instance the northern façade is utilised as a large carport and has an existing 1.8m high timber paling fence along the boundary. The western façade has no opening doors and is highly visible to North Street, therefore unlikely to be utilised for outdoor recreation by Flat A. The eastern façade is generally used for morning sun and is possibly used for outdoor entertainment by flat B, without seeing the configuration of the eastern façade of this building, it is difficult to make comment on use. The arrangement of buildings coupled with the existing 1.8m high timber fence suggests tenants would unlikely suffer from lack of privacy, especially internally.

Height in relation to boundary regulations are compliant and the southern end of the building has a chamfer to reduce height along the southern façade, therefore they will not be effected by light or shade.

In reference to noise, the Oral Health Clinic is operating from 0800hours – 1800 hours therefore any additional noise is considered less than minor.

I would consider the overall effect on number 1 North Street to be minor as a result of this development.

4.2   3 North Street The owners of this property are permanent residents on North Street and although they do not directly share the boundary with the developing sites they will have some degree of visual effect and loss of privacy, particularly on the upper level.

The existing house is a two-storey dwelling with what appears to be internal and external living space on the upper level of the northern façade. The effects are lessened due to proximity, as number 1 North Street separates the two properties.

The effects as a result of this development are considered minor.

4.3   Public stakeholders The proposed development will have less than minor impact on public stakeholders and will improve consolidation for local business owners on Maunu Road. Due to the visual absorption capability of the site, mixed-use character along Maunu Road, the well designed and well considered building and the community based nature of the business, any effects this building creates will in my opinion, be positive.

The Oral Health Care facility will improve visual amenity for the local community and members of the public, by removing the existing visually dominant and solid timber paling fence and replacing with gardens. The existing dwellings have been significantly affected by road changes in 2016, and suffered from loss of privacy and reduced outdoor recreational space. The houses would likely be removed and replaced, or tenanted, resulting in unknowns in terms of building type, social behaviour and level of maintenance.

4.4   Character – The character of both Maunu Road and North Street should be consider mixed.

Multiple existing buildings are traditional bungalows, with classic features such as, gable rooves, timber weatherboard, mixed colour, window details and/or awnings and verandahs. However, multiple buildings are of mixed age, shape and cladding including hard plaster, brick, composite materials and concrete.

I consider this building to be a blend of new, well considered architecture that compliments existing shape, especially through using a simple layout and the high-pitched gable roof.

4.5   Building shape - The proposed building has a gable roof, in-keeping with pitch and direction of pitch, from surrounding buildings especially on Maunu Road and the windows on the west are consistent in terms of scale with adjacent building on North Street. The building is a simple rectangle structure reducing visual bulk and promoting a simple space for car parking and vehicle manoeuvring.

4.6   Height – Most houses in this area are single storeyed, with exception to number 3 North Street and number 98 Maunu Road.

The existing houses on number 63 and 65 are single storeyed dwellings, however the current floor level is approximately 1m above existing ground level, and the roof pitch is approximately 45 degrees, the existing houses are approximately 5.5m-6m in height and located within1.5 m of the northern boundary fence.

The proposed building is 8m in height and located 14m back from Maunu Road, therefore perspective and location reduce visual dominance on the site.

4.7   Materials – North Street has a mixed style of housing and materials including timber weatherboards, brick, hard plaster and concrete block. Maunu Road is also diverse in building type and materiality, including hard plaster, timber weatherboards and brick.

The proposed building is concrete block on the lower level, and diamond metal cladding on the upper level, adding to the diversity of mixed use character,

Mirrored glazing is not permitted as the reflection will detract from the localized character.

4.8   Colour – The concrete block on the lower level will have a raw finish and diamond metal cladding on the upper level will be dark in colour. Both materials commonly used on modern residential buildings.

The surrounding properties are generally paint finished and colour varies as all other houses have been painted at the discretion of property owners.

The dark finish and raw concrete block is contrasting to surrounding buildings, however is consistent with the diverse character of Maunu Road and North Street. The selected colour will improve visual absorption capabilities within the site and by using dark non-reflective colours, the building will appear smaller in terms of bulk, scale and height.

4.9   Traffic and safety - Multiple submissions raise concerns of traffic movement and safety. Traffic and safety has been addressed by Dean Scanlen of Engineering Outcomes and his findings suggest the existing road and intersection is not currently operating at full capacity and increased vehicle movement is therefore supported. The design includes an entry from Maunu Road and exit on North street. This layout is consistent with other commercial properties within close proximity to the subject site, including the BP Service Station and Liquor King, both located on Maunu Road. This traffic model, in my opinion improves safety for pedestrian and other road users.

5.0   Cumulative Effects 5.1   The make-up of this community is considered ‘mixed-use’ as multiple

commercial properties are located along Maunu Road.

The proposed development is located between Kowhai Dental and the Skin and Vein Clinic, and other community based commercial practices are in close proximity, such as the West End Medical Centre, childcare facilities and an accountancy/taxation firm.

Due to multiple commercial sites and similar nature of community based businesses, the cumulative effects are considered less than minor. The small hub of commercial properties assists in consolidating commercial development and provides local residents with improved amenities.

6.0   Mitigation 6.1   The height of the building is compliant with building regulations, but at 8m, is

higher than most surrounding buildings (with exception to number 3 North Street). As a mitigation measure, the building has been set back 14m from Maunu Road to reduce the perception of height.

6.2   Soft landscaping – the planting plan originally submitted with this proposal has been amended to address Urban Design Comments by Alicia Lawrie, dated 2/11/2017 and comments by Melanie Donaghy Section 6.3.9 of the S42A Hearing Report, refer attachments dated 21/11/2017.

I agree that further mitigation measures will reduce visual effects from the west, as well as North Street. The amended planting plan is a combination of both WDC comments and the approach from JD Landscape Architecture.

The amendments take into consideration sight lines and security issues as suggested by JD Landscape Architecture but also reflects the Skin and Vein Clinic’s boundary treatment which is considered a more suitable model of landscape treatment by WDC.

Amendments include: •   A 1.2m high hedge, specified along the western boundary to reduce

visual impact from the west. The hedge will not reduce visual bulk, but will obscure and visually soften the carpark. The hedge is located 300mm in from kerbing allowing cars to ‘nose-over’, maximising parking space. Although the Oral Health Centre is only operating during daylight hours (0800hours – 1800 hours), the hedge will provide a visual barrier between headlights of cars from within the carpark, and cars travelling on adjacent roads.

•   3No. Titoki trees are specified intermittently within the western boundary hedge to help reduce the visual bulk of the proposed building. The trees will be implemented as large specimens with pleached trunks to ensure visibility along North Street. Note the trees will not hide the building, but will add a vertical element to visually soften the infrastructure.

•   On the northern boundary, 500mm-800mm high hedges run parallel with the carparks, located 300mm in from kerbing, allowing cars to ‘nose-over’ and maximise parking space.

•   The plants specified by JD Landscape Architecture will be used in a similar arrangement to the current planting plan as amenity plantings.

•   Note, vehicle entrances are to either remain clear or be planted with plants under 500mm for improved visibility.

7.0   Conclusion 7.1   Based upon my assessment and thorough site analysis, it is my opinion that

the actual and potential landscape and visual effects during building removal and construction can be managed to limit effects on neighbouring properties.

The proposed building in my opinion appropriately blends a commercial building with existing residential dwellings and is compliant with height in relation to boundary and building setbacks, and will therefore have less than minor effect on neighbours in relation to light and shade. In terms of building shape, visual bulk, materials, colour or loss of character, this building is more sensitive and more carefully considered than replacing the two-existing building with two new homes.

The nature of the business is in-keeping with other community focussed practices in the area and opening hours are limited, resulting in a less than minor impact on neighbouring properties between 1800 hours to 0800 hours.

The development in my opinion will improve visual amenity, as the existing timber paling fences will be removed and replaced with vegetation. The corner of North Street and Maunu Road will be ‘opened up’ and promote visual permeability.

Road changes in 2016 have significantly impacted the existing building located at number 63 and 65 Maunu Road, in terms of outdoor recreational space. The northern facade was significantly reduced and noise disturbance from Maunu Road increased as a result of highway changes, therefore these buildings are currently considered undesirable in terms of use and would most like be tenanted, or replaced, resulting in unknowns.

Furthermore, Whangarei is a developing city that will benefit from new buildings and upgrades. This will help encourage growth and promote improvements within close proximity to Whangarei CBD

8.0   Attachments 8.1   Photomontage 1 – View west from number 76 Maunu Road 8.2   Photomontage 2 – View east from Maunu Road traffic lights

8.3   Photomontage 3 – View north from North Street

8.4   Planting Plan by HNLA Ltd. Note, format and scale has been modified for this document, content is consistent with the original Planting Plan dated 21/11/2017

8.5   Sections by HNLA Ltd.

Note, format and scale has been modified for this document, content is consistent with the original Planting Plan dated 21/11/2017