THE CHURCH OF JESUS CHRIST OF LATTER-DAY SAINTS TRUST BOARD
TEMPLE VIEW
STAKE CENTRE DEVELOPMENT
LANDSCAPE AND VISUAL
ASSE...
This report has been prepared by Mansergh Graham Landscape
Architects Ltd on behalf of The Church of Jesus Christ of Latte...
Contents
INTRODUCTION .......................................................................................................
Visual Appropriateness; .....................................................................................................
INTRODUCTION
This report has been prepared by Mansergh Graham Landscape Architects (MGLA) on behalf of the Church of
Jesus...
METHODOLOGICAL APPROACH
A standard assessment approach has been used to identify the existing character of the site and it...
LANDSCAPE AND URBAN CONTEXT
Landscape character is the expression of natural and cultural elements, processes and patterns...
e) Hamon Bush.
The juxtaposition of these key landforms and elements result in a recognisable landscape, and it is at this...
typically the road corridor is defined by a delineating element such as a low masonry curtilage wall of uniform
cream colo...
In the south western portion of the campus, a solitary specimen tree sits within an expanse of grass that
continues up a s...
The Temple of The Church of Jesus Christ of Latter Day Saints
The heritage values of this area are derived from the combin...
THE APPLICATION SITE
The Stake Centre Development extends over two main areas;
a) The Tuhikaramea Road corridor, from the ...
Figure 1. View East from Tuhikaramea Road towards the GRB Building and Kai Hall.
Figure 2. View West from outside the Kai ...
Figure 3. View South from outside the Kai Hall toward the GRB Building and Temple.
Figure 4. View East from the Teacher Ho...
PROPOSED ACTIVITY
The applicant is seeking consent to construct the Stake Centre Development which encompasses three disti...
entrances identified with return gables. The Temple View Stake Centre has been designed as a specific response
to the land...
d. The construction of approximately 120m metres of road way to service the Stake Centre, 134 car parks and
pedestrian and...
ASSESSMENT OF VISUAL AND AMENITY EFFECTS
With regard to the potential for the site to absorb the proposed development, the...
Visual Absorption Capability
One of the main factors that will influence a development's effect existing landscape/urban c...
Visual absorption capability rating, a summary of potential effects and effect ratings for all view locations are
containe...
VISUAL EFFECTS OF THE DEVELOPMENT
The following description outlines the salient visual effects of the proposed developmen...
Stake Centre.
Within View location 2 & 3, the proposed Stake Centre location on the eastern side of Tuhikaramea Road is
vi...
more views beyond the Stake Centre area. This will shift the character of the site from being introspective to more
open a...
between the two. Low level planting surrounds the pond creating a more naturalistic setting. A board walk
provides a trans...
Photographs have been taken from view locations 1-8. Photomontages depicting the changes likely to occur as a
result of th...
ANALYSIS OF THE URBAN DESIGN EFFECTS ARISING FROM THE STAKE CENTRE DEVELOPMENT
Urban design effects arising from the Stake...
implications on either amenity from within the subject site (e.g. removal of existing Teacher Housing to
accommodate the l...
character8 . In this case it is important that for neighbouring Residential Zone residents and residents of the
Temple Vie...
Overall Urban Amenity;
On analysis, when the factors that contribute to the urban amenity are considered separately, it is...
RELEVANT PLANNING MATTERS
Planning documents that have been taken into consideration include the Resource Management Act a...
f) Enable additions and alterations to be made to buildings and curtilage wall where they will be
consistent with the char...
Due to the scale of the development, it cannot reproduce the spacing between the existing dwellings; however
the eastern e...
constructed as part of Church College.
The Rule Statement also identifies that:
The Character Area will not preclude devel...
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
Appendix 6   visual assessment reports - urban design assessment - mansergh graham landscape architects
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Transcript of "Appendix 6 visual assessment reports - urban design assessment - mansergh graham landscape architects"

  1. 1. THE CHURCH OF JESUS CHRIST OF LATTER-DAY SAINTS TRUST BOARD TEMPLE VIEW STAKE CENTRE DEVELOPMENT LANDSCAPE AND VISUAL ASSESSMENT PREPAREDBYMANSERGHGRAHAMLANDSCAPEARCHITECTS TEMPLE VIEW HAMILTON NEW ZEALAND
  2. 2. This report has been prepared by Mansergh Graham Landscape Architects Ltd on behalf of The Church of Jesus Christ of Latter Day Saints as part of an application for resource consent. All work has been undertaken and/or reviewed by a Registered NZILA Landscape Architect. Michael Graham : B Sc, BLA, Registered NZILA Landscape Architect Director. Registered Member of the New Zealand Institute of Landscape Architects. Version: R2/230813 Date: August 2013
  3. 3. Contents INTRODUCTION ............................................................................................................................... 4  METHODOLOGICAL APPROACH ....................................................................................................... 5  LANDSCAPE AND URBAN CONTEXT ................................................................................................. 6  Wider Context ........................................................................................................................................ 6  Temple View Urban Character ................................................................................................................. 7  Church College Character Area ............................................................................................................... 7  The Road Corridor .................................................................................................................................. 7  The Former Church College of New Zealand Campus ............................................................................... 8  Teacher Housing Area on Tuhikaramea Road ........................................................................................... 9  The Temple of The Church of Jesus Christ of Latter Day Saints ................................................................ 10  THE APPLICATION SITE .................................................................................................................. 11  PROPOSED ACTIVITY ..................................................................................................................... 14  The Tuhikaramea Road Upgrade ........................................................................................................... 14  The Stake Centre ................................................................................................................................. 14  Legacy Park ......................................................................................................................................... 15  ASSESSMENT OF VISUAL AND AMENITY EFFECTS ........................................................................... 17  Visual Catchment ................................................................................................................................. 17  Visual Absorption Capability .................................................................................................................. 18  Viewer Type and Distance ..................................................................................................................... 18  VISUAL EFFECTS OF THE DEVELOPMENT ........................................................................................ 20  Tuhikaramea Road ............................................................................................................................... 20  Stake Centre. ....................................................................................................................................... 21  Legacy Park. ........................................................................................................................................ 22  More Distant View Locations ................................................................................................................. 23  The Combined Effect ............................................................................................................................ 23  ANALYSIS OF THE URBAN DESIGN EFFECTS ARISING FROM THE STAKE CENTRE DEVELOPMENT ..... 25  Urban Integration .................................................................................................................................. 25  Urban Amenity Factors ......................................................................................................................... 25  Permeability; ........................................................................................................................................ 26  Spatial Variety; ..................................................................................................................................... 26  Legibility; ............................................................................................................................................. 26  Robustness; ......................................................................................................................................... 26  Temple View Stake Centre Development: Landscape and Visual Assessment R1 2 of 77
  4. 4. Visual Appropriateness; ........................................................................................................................ 26  Richness; ............................................................................................................................................ 27  Environmental Responsiveness; ............................................................................................................ 27  Overall Urban Amenity; ......................................................................................................................... 28  Urban Design Panel Review .................................................................................................................. 28  RELEVANT PLANNING MATTERS .................................................................................................... 29  Resource Management Act 1991 ........................................................................................................... 29  Hamilton City Operative District Plan (HCODP) ....................................................................................... 29  Appendix One: Methodological Flow Chart........................................................................................ 39  Appendix Two: MGLA Plan Set ......................................................................................................... 40  Appendix Three: Zone of Theoretical Visibility (ZTV) Map ................................................................... 52  Appendix Four: View Location Map .................................................................................................. 54  Appendix Five: View Locations and Visual Effect Ratings................................................................... 56  Appendix Six: Visual Absorption Capability Ratings .......................................................................... 63  Appendix Seven: Landscape and Visual Amenity Effect ‐ Rating System ......................................... 64  Appendix Eight: View Location Photographs and Photomontages ...................................................... 65  Appendix Nine: Urban Amenity Assessment Factors ......................................................................... 76  Appendix Ten: References ............................................................................................................... 77  Temple View Stake Centre Development: Landscape and Visual Assessment R1 3 of 77
  5. 5. INTRODUCTION This report has been prepared by Mansergh Graham Landscape Architects (MGLA) on behalf of the Church of Jesus Christ of Latter Day Saints (The Church) to review the likely effects of the proposed Stake Centre, Legacy Park development and Tuhikaramea Road upgrade, (referred to in combination as the Stake Centre Development), on existing character, landscape and urban amenity values. The Stake Centre Development includes Tuhikaramea Road and an area to the east of Tuhikaramea Road, bounded by internal roads (Mission way) to the east and to the south (entrance to ‘North Temple’), and by existing Teacher Housing and a proposed roadway (a continuation of Foster Road) to the north. This report identifies the potential urban and visual effects of the proposed Stake Centre, Legacy Park and adjoining road corridor development. Consideration has been given to the effects of the proposed development on the existing receiving environment within the context of Hamilton District Plan. The Stake Centre and adjoining road corridor have been reviewed within the context of current “best practice” in urban design and landscape architecture and within the context of the existing Temple View Township and character area. Effects on amenity have been assessed with regards to existing residents of Temple View, and visitors to Temple View, and the Temple itself (culturally significant). The key factors considered within this report are: a. The existing character of the site and its place in the local and regional context. b. The urban and visual effects of the proposed development from typical viewer locations. c. An assessment against the relevant criteria contained within the Hamilton City Operative District Plan. Temple View Stake Centre Development: Landscape and Visual Assessment R1 4 of 77
  6. 6. METHODOLOGICAL APPROACH A standard assessment approach has been used to identify the existing character of the site and its surroundings, and to assess the potential effects of the proposed development on existing visual character and urban amenity. A combination of desk top analysis and field assessment has been undertaken to identify the potential visibility of the proposed development from surrounding areas. In broad terms, the assessment consists of the: a) Identification of the key elements or attributes of the proposed development; b) Identification of the landscape values and character; c) Identification of relevant assessment criteria within the context of the relevant statutory instruments, ‘Best Practice’ and Urban Design Guide; and d) Assessment of the effects of the proposed Stake Centre area on existing visual character and urban amenity. A combination view shed analysis, using GIS1 software, and field assessment has been undertaken to identify the potential visibility of the proposed buildings, from surrounding areas. By considering the above, the likely effects of the proposed development are able to be identified and rated. A methodological flow chart is contained in appendix one. Scope of Assessment This assessment has assumed that the three components of the Stake Centre Development have been completed being; a) The Tuhikaramea Road Upgrade; which consists of the introduction of three roundabouts, carriageway realignment and changes to berm configuration, planting and street furniture; b) The Stake Centre (a two storey 3715 m2 building containing chapel, meeting rooms and offices, with external courtyards and outdoor plaza area), access road and an associated a 134 car park area; and c) Legacy Park; a passive recreation reserve with a network of water features, board walks, ecological and ornamental plantings.                                                              1  Geographic Information System  Temple View Stake Centre Development: Landscape and Visual Assessment R1 5 of 77
  7. 7. LANDSCAPE AND URBAN CONTEXT Landscape character is the expression of natural and cultural elements, processes and patterns in a particular area. The distinctive combination of these attributes gives an area its distinctive identity or genius loci. Wider Context The proposed Stake Centre Development is located within Temple View, a small village, located approximately 7 km southwest of central Hamilton, and separated by 1.8 kilometres of rural land from the urban fringe. The landscape containing the application site is typical of this part of the Waikato Basin and characterised by a combination of its topography and land use. Subtle changes in elevation and undulation in landform, associated with the transition between the flat peat lands found in the low lying areas of the basin, and undulating ridge lines that contain them, are clearly evident due to the existing land use patterns. Temple View is situated on one such low lying undulating ridgeline. Rural land use surrounding Temple View influences the character and visual amenity of the area. Pastoral and horticultural development is the predominant land use and imparts the wider landscape with a largely open spatial character. A degree of compartmentalisation is provided by hedgerows, (e.g. Hawthorne) and exotic shelter planting, (e.g. Poplar, and Willow) on property and paddock boundaries, which enclose views to the broader landscape from some locations. It is noted that a number of the shelter trees in the surrounding landscape are deciduous. As such, during the winter months, the landscape has a more open character than when trees are in leaf. This landscape also contains several small peat lakes, which are typically surrounded with indigenous lake margin vegetation. The organic form of these peat lakes juxtapose the geometric patterns associated with the regular pastoral blocks within the surrounding rural landscape and subdivision within Temple View Village. A matrix of perennial and ephemeral water courses and constructed water races further dissect the landscape, feeding into the peat lakes, and the Waipa and Waikato Rivers and their tributaries. The relationship between the major geographical features contained within this landscape and the human modifications that have occurred upon them are important factors to consider when assessing how the proposed development will influence existing amenity values and the character of the surrounding urban and rural environment. The key landscape features that influence perceptions of overall character of the wider landscape surrounding the subject site include: a) The low lying topographical features of the Waikato Basin; b) Peat lakes and wetlands; c) Pastoral land use; d) Temple View Village, including: i) The former Church College buildings and associated structures; ii) The Hamilton New Zealand Temple, temple grounds, and visitor centre and accommodation facility. iii) Existing residential development. At a broader scale, these features are also influenced by land use, land management and development patterns including: a) Road networks, including State Highway 1, 3 and 23; b) The urban fringe of Hamilton; c) Scattered clusters of rural and rural residential houses along public roads within the peri-urban and rural landscape; d) Koromatua School; Temple View Stake Centre Development: Landscape and Visual Assessment R1 6 of 77
  8. 8. e) Hamon Bush. The juxtaposition of these key landforms and elements result in a recognisable landscape, and it is at this wider scale that perception of “the landscape” is most significantly influenced. Temple View Urban Character Temple View originally developed as a discrete and separate entity from Hamilton City and was administered by the Waikato County Council up until 1989, and then Waipa District Council up until 2004 before being included within Hamilton City District. The village developed as a corollary to the works undertaken by the Church for the construction and management of a Temple and college facility on land owned and administered by the Church. The adjacent residential component, comprised of residential development based on multiple individually owned lots, evolved separately through a variety of subdivision controls that applied over the intervening decades. This has resulted in the original lot configurations being substantially subdivided since they was first developed in the 1950s. The resulting character is one of comparably fine grained residential development with highly variable form, material, colour and spatial resolution. The difference in land tenure, development type and management has resulted in a notable division of character within Temple View. This has been highlighted in the Operative District Plan with the identification of the Church College Character Area and the Temple Heritage Precinct, comprised predominantly of land under church administration, as areas of particular character. The balance of Temple View residential development has not been attributed any special character status. Church College Character Area The present day distinctive character of Church College Character Area is a combination of the built and landscaped environment. It contains a highly variable building vernacular due to the differing development phases that have occurred as a consequence of the site planning, opportune incremental development, and the removal, remodelling and repurposing of different buildings over time under management by the Church of Jesus Christ of Latter Day Saints. The application of a limited colour palette to the wide range of buildings types and styles within the Church College Character Area, provide a sense of coherence to structures which would otherwise appear markedly different. This sense of coherence is reinforced by a consistent quality of maintenance of the surrounding landscape; tidy groomed planting and specimen trees contained within a wider matrix of manicured lawn. In combination these factors lend the former CCNZ campus and Teacher Housing an ostensibly coherent character in spite of the differences in architectural form. Although the present appearance allows the Church College Character Area to be perceived as a whole, the area can be usefully divided into three sections which contribute significantly to the perceived character of the area (refer to figure 6); a) The Road Corridor. b) The former Church College Campus, (which includes areas currently within the Waipa District Boundary). c) 'Teacher Housing' Area adjacent to Tuhikaremea Road. A fourth component, the Temple Precinct, is also discussed as a significant contributor to the perceived character of the area and Temple View itself; d) The Temple Precinct The Road Corridor The character of the road corridor is informed by a degree of consistency and repetition of the elements within a linear corridor when compared to a typical residential street. Although the combination of elements varies, Temple View Stake Centre Development: Landscape and Visual Assessment R1 7 of 77
  9. 9. typically the road corridor is defined by a delineating element such as a low masonry curtilage wall of uniform cream colour, metal balustrade atop a retaining wall or round timber bollards. These delineating elements typically contain some permutation of the simple combination of footpath, lawn, street trees and the road carriage way of Tuhikaramea Road. At the northern entrance to Temple View, the sweeping driveway into the former CCNZ creates an atypical entrance node with a broad swath of grass separating the development from the road corridor. This then returns to the more typical configuration of street trees, grass and footpath. However the absence of a delineating element, combined with the curvature of the roadway, presents a less defined edge to the corridor. As a result a more expansive experience is obtained with the character being augmented by more lawn, palm trees and the stepped curtain wall which forms part of the covered walkway beyond. Where present, the stature of the street trees and extent of their canopy is such that when viewed from along the road alignment they form an unbroken visual element, which restricts views out and reinforces the corridor experience. Elements to either side are partially visible beneath or above the canopy, but are only readily seen when viewed perpendicular to the alignment of the street trees. The road is wide with a painted central median and no parking on either side. The alignment passes through Temple View, from north to south, over the brow of the hill which marks the entrance to the village, through two gently cambered curves which lead into the long straight past the entrance to the Temple. The current priority given to traffic on Tuhikaramea Road and lack of legible transitions or changes within the road corridor provide little incentive or visual cues to slow traffic. Consequently the road functions as an effective north south transportation conduit through the village. With little reduction in speed from the open road limit, the road impedes east west movement across Tuhikaramea Road. The Former Church College of New Zealand Campus The character of the former Church College of New Zealand (CCNZ) Campus is informed by the distribution of built form over elevated topography within the wider park like campus. The buildings are generally of similar institutional scale, one to two storey rectilinear form of a variety of construction materials. The majority reflect the combination of planned and opportune incremental development that occurred during the initial construction period (which spanned the 1950’s till the late 1970's). The application of a limited colour palette and tended landscaping provides a sense of consistency to these quite disparate structures. A series of covered walkways, both screened and unscreened, pathways and a network of interconnecting roads and car parks link the many buildings. Within the former campus, buildings are predominantly concentrated on the elevated land to the north, either adjacent to Tuhikaramea Road or on the terrace overlooking the campus sport fields. Contrary to current urban design best practice, the majority of the buildings adjacent to Tuhikaramea Road do not address the road (the Matthew Cowley Administration Building and the Wendell B Mendenhall Library being the exception to this rule). As a result, when viewed from Tuhikaramea Road the buildings, in combination with the curtain wall, the permeable masonry structure which screens the covered walkway of the former campus, convey the character of an institutional but introverted development. When approaching Temple View from the north, the former CCNZ campus appears as a cluster of large buildings dominating the ridgeline with groups of specimen trees in the fore ground. The largest of these (the David O McKay building) appears as a three storey complex with only limited windows but expansive blank walls. This building is flanked by an ordered array of similar coloured single and double storied buildings. Although the buildings address the open space, with the playing field in the foreground providing a balance to the bulk of the buildings, the elevated position, limited windows and the expanse of surrounding open space convey a sense of introversion. Toward the south of the campus, the buildings are more widely distributed and tend toward more pragmatic sheds and warehouse type structures (with the notable exception of the G.R Biesinger building and Kai Hall), generally painted in the familiar cream livery. Temple View Stake Centre Development: Landscape and Visual Assessment R1 8 of 77
  10. 10. In the south western portion of the campus, a solitary specimen tree sits within an expanse of grass that continues up a small embankment to the cherry tree lined service lane and the rear of the Teacher Housing on the eastern side of Tuhikaramea Road. Toward the south and south east, beyond the Kai Hall, the GRB Building and a loose cluster of ancillary buildings, are stands of mature trees predominantly Kahikatea with some Titoki. These include three stands of significant trees scheduled under the District Plan (being T62, T63 and T64). To the south, these trees become contiguous with the stands of trees within the Temple Precinct. To the east, the campus extends beyond the stands of trees, to pasture containing scattered specimen trees and the site boundary delineated by a water race. Extensive views of the wider pastoral environment are afforded from this area of the site. To south, the boundary of the former CCNZ campus adjoins the Temple Precinct area, with the expanse of lawn continuing over a shallow depression which then grades into the Temple hill. A planted grove of young Kahikatea afford mark the transition into the Temple Precinct. The southern portion of the campus conveys a more open space character when compared with the northern portion, with expanses of open grass and a lower density of structures. This openness also creates a stronger connection with the rural landscape and the open areas of the Temple Precinct to the east. The consistent maintenance of the surrounding landscape, with tidy groomed planting, individual specimen trees and stands of trees contained within a wider matrix of manicured lawn, provide a degree of consistency to the development. In combination, the application of a limited colour palette and tended landscape, provide a sense of coherence to disparate structures which might otherwise appear markedly different. Overall the former CCNZ campus conveys a coherent albeit introverted character, in spite of the differences in architectural form, of large to medium scale buildings contained within an institutional park like setting. The former CCNZ Character Area contains 5 buildings listed as a Heritage Item under the District Plan being the David O McKay Building (H106), the GRB Building (H107), the Wendell B Mendenhall Library (H109), Kai Hall (H134), and the Block Plant (H135) House. These buildings are not registered with the Historic Places Trust but are valued because of their association with the former CCNZ. Teacher Housing Area on Tuhikaramea Road The Teacher Housing Area, whose character is protected under the HCODP, is an area that is straddles Tuhikaramea Road and encompasses the former Teacher Housing that was constructed as part of the Church College. The Teacher Housing area is closely associated with the road corridor and is characterised by a level of spatial consistency and repetition of residential scale architecture, materiality and colour. In addition to a consistent architectural vernacular, albeit with a degree of variation in architectural form, the Teacher Housing is positioned in a consistent manner relative to their setback from Tuhikaramea Road corridor and with some regularity in the spacing in-between. The buildings themselves are relatively modest in size being mainly one storey, some with basements, but varying in configuration with both single dwelling and duplex configurations present. The buildings are oriented toward Tuhikaramea Road with modest gates and simple direct pathways leading from the street to the houses. The Teacher Housing character area contains a number of features which are considered contrary to current good urban design. On the western side of the road, toward the north, a significant difference in elevation results in houses sitting well below the road level of Tuhikaramea Road. These houses face the retaining wall which supports the road with pedestrian access afforded by a series of steps down the face of the retaining wall. While pedestrian access is afforded from Tuhikaramea Road, no parking is available on Tuhikaramea Road for the residents of these dwellings; garages and vehicular access are obtained only from the ‘rear’ of these properties. Demarcation between individual properties is very limited and for the most part achieved through soft landscaping. The Teacher Housing Character Area contains one building listed as a Heritage Item under the District Plan being the First House /George Biesinger House (H133). This building is not registered with the Historic Places Trust. Temple View Stake Centre Development: Landscape and Visual Assessment R1 9 of 77
  11. 11. The Temple of The Church of Jesus Christ of Latter Day Saints The heritage values of this area are derived from the combination of the built and landscaped environment immediately surrounding the Hamilton New Zealand Temple of the Church of Jesus Christ of Latter Day Saints, and the significant role that the church has played in the physical, spiritual and social development of the local community and further afield. The Temple itself was the first in the southern hemisphere and is the focal point of the Church of Jesus Christ of Latter Day Saints in New Zealand. The siting, design and landscape treatment of the Temple emphasise the vertical proportions of the building and create an impression of a monument. Other buildings within the area include the Visitor’s Centre, which has a strong visual relationship with the northern elevation of the Temple, and the central parking area, the Temple President’s House which is visually connected by the walled car parking area to the south of the Temple, and the Dormitory Accommodation on the eastern side. Much of the character of this area is due to the open space with a notable relative absence of other buildings, particularly when viewed from Tuhikaramea Road. Consequently, landscaping and the tree planting emphasise the dramatic and dominant position of the Temple in the local landscape. This tree planting includes trees that mark periods of occupation and development of the site by the Church. The Temple of the Church of Jesus Christ of Latter Day Saints (H108) is listed as a Heritage Item under the District Plan. This building is not registered with the Historic Places Trust but is valued because of its historic, cultural and architectural qualities. This area contains one tree, a Bunya-bunya tree (T65) scheduled under the District Plan as being significant. Temple View Stake Centre Development: Landscape and Visual Assessment R1 10 of 77
  12. 12. THE APPLICATION SITE The Stake Centre Development extends over two main areas; a) The Tuhikaramea Road corridor, from the north and including the intersection with Cowley Drive, south to the entry into the Hamilton New Zealand Temple; b) The Campus portion of the development, which encompasses an approximately triangular shaped area of land including the 7 southern Teacher Houses on the eastern side of Tuhikaramea Road. The Stake Centre Development Area is currently characterised by the existing Tuhikaramea Road corridor, a portion of the teacher-housing development (on the western side Tuhikaramea Road from Fosters Road south), and the southern portion of the former CCNZ campus including the GRB and Kai Hall buildings, expanse of lawn and the stands of mature native trees. As previously described, the road corridor is characterised by a consistent repetition of the landscape elements within it. Spatially, it is defined by one of a number of different types of delineating elements along its edge. These include features such as the low masonry curtilage wall (a uniform cream colour along its entire length), the metal balustrade atop a retaining wall or round timber bollards and containing some permutation of the simple combination of footpath, lawn, street trees and the road carriage way of Tuhikaramea Road. The character of the Campus portion of the Stake Centre Development is twofold as it embraces areas of distinctly different urban grain, being both the Teacher Housing character; with its consistent setback and repetition of residential scale architecture, materiality and a limited colour palette, and the character of the southern portion of the former CCNZ campus. The latter area maintains the limited colour palette, but conveys a more open space character, with larger expanses of open grass, a lower density of larger scale structures and a stronger connection with the rural landscape to the east and the open areas of the Temple Precinct. The following series of photos, illustrate the existing character of the receiving environment. Temple View Stake Centre Development: Landscape and Visual Assessment R1 11 of 77
  13. 13. Figure 1. View East from Tuhikaramea Road towards the GRB Building and Kai Hall. Figure 2. View West from outside the Kai Hall, across to the Teacher Housing fronting Tuhikaramea Road. Temple View Stake Centre Development: Landscape and Visual Assessment R1 12 of 77
  14. 14. Figure 3. View South from outside the Kai Hall toward the GRB Building and Temple. Figure 4. View East from the Teacher Housing Service Road toward the GRB Building. Temple View Stake Centre Development: Landscape and Visual Assessment R1 13 of 77
  15. 15. PROPOSED ACTIVITY The applicant is seeking consent to construct the Stake Centre Development which encompasses three distinct but related components: a) The Tuhikaramea Road Upgrade; which consists of the introduction of three roundabouts, carriageway realignment and changes to berm configuration, planting and street furniture; b) The Stake Centre (a two storey 3715 m2 building containing chapel, meeting rooms and offices, with external courtyards and outdoor plaza are), access road and an associated a 134 car park area; and c) Legacy Park; a passive recreation reserve with a network of water features, board walks, ecological and ornamental plantings, and interpretative signage and features recording the contribution of the Labour Missionaries to the area. The Tuhikaramea Road Upgrade The Tuhikaramea Road upgrade is a key component of the overall enhancement of Temple View, with improvements to the functionality of the road in terms of safety for road users, including cyclists and pedestrians alike, a legible speed environment, improved connectivity between the former campus and existing residential development, enhanced lighting and the introduction of specifically design street furniture elements which reference the genius loci of Temple View. Traffic calming measures, including the creation of traffic deviations and the development of three roundabouts, road side parking and also provide the opportunity for the rationalisation of infrastructure. One leg of the roundabout proposed for the Fosters Road intersection provides an access road to the Stake Centre. The present road environment encourages high speed along Tuhikaramea Road which creates a barrier to pedestrian and vehicular movement from east to west. The Tuhikaramea Upgrade proposes the introduction of three roundabouts, traffic islands, pedestrian blisters, flush pedestrian thresholds and car parking along the road side as traffic calming measures. In addition the geometry of the road way will be altered to discourage high speeds while improving visibility at the roundabouts. In combination these measures are intended to create a slower speed environment, enhance east west linkages and encourage pedestrian connectivity and integration between the Stake Centre development and adjacent residential development. While the upgrade of Tuhikaramea Road is predominantly for enhanced safety and traffic management, the changes will alter the existing ground contour resulting in the loss of street trees and the necessity to replace the curtilage walls and pathways. As a result opportunities have been taken to express the sense of place through the introduction of design details and the consistent use of colour and materials into boundary walls, pavement treatment, street furniture and street plantings. These elements often replace existing components that are dilapidated, or absent. Where practical, consideration has been given to replicating the spatial arrangement of the existing elements. (Tuhikaramea Road Plans and design details and photomontages are appended to this report). The Stake Centre The intent of the Stake Centre is to provide church facilities and passive recreation opportunities to replace and enhance the facilities that were temporarily housed in parts of the former Church College buildings. The building will sit astride an embankment and is split level, with a single storey elevation addressing Tuhikaramea Road to the west and a two storey elevation addressing an associated car park to the east. The Stake Centre will respond to the grain of surrounding development with particular consideration given to elevations which address public edges. The overall form, materiality and colour of the building draws on key buildings within the vicinity, such as the W.B. Mendenhall Library and The Temple itself, expressing its own identity within the hierarchy of wider development. The Temple View Stake Centre will represent a marked departure from the standard Stake Centre typology, which requires a flat site, and produces long and low linear buildings with a strongly gabled frontage with Temple View Stake Centre Development: Landscape and Visual Assessment R1 14 of 77
  16. 16. entrances identified with return gables. The Temple View Stake Centre has been designed as a specific response to the landform, character overlays, functional requirements and proximity to the Temple itself. The building will be comprised of a series of stepped and offset rectilinear shapes articulating a large central volume. The elevations will feature sections of vertical glazing, layered with strong horizontally projecting roof lines and canopies. The northern elevation will present a dramatic two storey glazed frontage, while a lower articulated western elevation addresses Tuhikaramea Road with a single storey, providing an appropriate scale to the adjacent residential development. The eastern elevation will respond to the change in contour across the site by presenting a two storey structure to address the car park and Legacy Park. Within the Stake Centre details, explicit references will be made to patterns and finishes of surrounding buildings in a contemporary form. Both the northern and southern ends of the building will contain enclosed courtyards. The northern courtyard enclosure will be introspective and reflect on the chapel exterior, while the southern courtyard will be externally focussed and embrace the vista across the water feature toward the Temple. Materials proposed for the building and exterior walls will include masonry block and limestone cladding, using a colour palette which complements the livery of key buildings in the vicinity. The proposed car park has been designed to service both the main entrance to the Stake Centre and the repurposed Kai Hall and GRB Buildings. These Heritage buildings will be refurbished in the future under a separate resource consent process. It will also provide access to Legacy Park and the Temple grounds. In combination, multiple users are anticipated to create frequent activity in the area. An open plaza area adjacent to the car park provides a passive pedestrian area and linkage between the Stake Centre, Kai Hall, GRB Building and Legacy Park. This space is anticipated to accommodate a range of activities and events intended to cater for a wide range of uses, extending beyond simply the Christmas Lights. Legacy Park Legacy Park will create a passive recreation setting for the Stake Centre, incorporating boardwalks, developing and restoring watercourses, utilising existing stands of Kahikatea and additional indigenous planting, contrasted and complemented by other areas of ornamental plantings to create an aesthetically and ecologically responsive setting. In addition, Legacy Park is intended to strongly reference the legacy of the early missionary labour force, which in a very real sense built Temple View. The Legacy Park layout provides an appropriate back drop for two heritage buildings built by missionary labour, Kai Hall and the George R Beisinger Building. These buildings are currently being restored and repurposed. The park will include the development of interpretation panels and viewing shelters which draw on the narrative of the labour missionary experience. Overall Legacy Park is intended to provide a coherent framework to appropriately integrate existing heritage structures and the Stake Centre development with the adjacent Temple grounds and Temple. The integrated development of the Stake Centre, Legacy Park and Tuhikaramea Road will create quality exterior spaces that encourage public use. The overall development incorporates the principles of CPTED2, maintaining high levels of passive surveillance, clear visibility, multiple pathways and high light levels. All three components have been designed to reflect the existing materiality, colour palette and spatial configuration where appropriate. Where safety considerations, functionality, legal requirements or best practice required alternate approaches, consideration of the integration of the required design with the overall character of the area has been used as a touch stone for the development. Key components of the application that have the potential to affect urban character and visual amenity include: a. The construction of three roundabouts and a realigned carriageway including pedestrian thresholds and kerb side parking bays; b. The construction of shared use footpaths, street lights and replacement curtilage walls; c. The replacement of specimen tree planting within the berms;                                                              2  Crime Prevention Through Environmental Design  Temple View Stake Centre Development: Landscape and Visual Assessment R1 15 of 77
  17. 17. d. The construction of approximately 120m metres of road way to service the Stake Centre, 134 car parks and pedestrian and plaza area; e. The construction of the Stake Centre Building including outdoor courtyards and water feature (requiring the removal of 9 dwelling units ( 2 being duplexes) associated with the former teacher houses); and. f. The development of Legacy Park as passive recreation facility including ecological and ornamental plantings, board walks, interpretation facilities and storm water detention ponds. Plans of the proposed development, prepared by MGLA, are contained within appendix two (Refer: Plan 2-A010 - SCLP T3). Temple View Stake Centre Development: Landscape and Visual Assessment R1 16 of 77
  18. 18. ASSESSMENT OF VISUAL AND AMENITY EFFECTS With regard to the potential for the site to absorb the proposed development, the following factors were evaluated during the assessment. Visual Catchment The visual catchment from within which the proposed Stake Centre will be potentially seen has been identified by a combination of field investigation and GIS viewshed analysis, based on the interrogation of a digital elevation model produced from 1m contour data for the study and surrounding landscape. Existing vegetation immediately surrounding the subject site (700m) and the proposed height of the Stake Centre building was taken into account. The screening effects of buildings within this distance have not been taken into account. Analysis of the view shed ZTV3 map4 indicated that views of the Stake Centre building will be afforded predominantly from the east and west of the site. However, site inspection revealed that existing built development surrounding the subject site will significantly screen the proposed development from view. Although the topography to the east is relatively flat and therefore in theory the site is potentially highly visible, limited publicly accessible opportunities means that views from the east are restricted to a few locations in excess of a kilometre from the site. Site inspection identified that the visual catchment surrounding the site is influenced by topography and land cover in the following way: a) The location of the subject site, on a low saddle between two small hills within Temple View, elevates the surrounding landuse such that the Temple View residential development, the balance of the former CCNZ buildings and the Temple precinct largely restrict views into the area from the north, south and west. b) Close proximity views are accessible from the Tuhikaramea Road but other publicly accessible views from other directions are predominantly either screened by topography and development or reduced to small components of larger vistas due to distance. c) Vegetation, both within the site and in the surrounding area, which consists of amenity/shelter planting and significant stands of existing trees immediately to the south and east of the study area will restrict views of the development from the south and east. d) The application site extends from the residential character of Temple View to the institutional character of the former CCNZ Campus. It is noted that mature native and exotic ornamental planting, hedgerow and shelterbelt vegetation, both on the site boundary and internally, currently obstruct views of the site from many peripheral locations. If this vegetation is removed, a greater extent of the site would be visible from surrounding locations.                                                              3  Zone of Theoretical Visibility  4  Refer appendix three  Temple View Stake Centre Development: Landscape and Visual Assessment R1 17 of 77
  19. 19. Visual Absorption Capability One of the main factors that will influence a development's effect existing landscape/urban character and visual amenity is the visual absorption capability of the surrounding landscape/urban area. This is the ability of the landscape to integrate a development, or feature, into its existing visual character without significant change. Each view location has been rated in terms of its visual absorption capability (VAC). Factors considered in determining the sites VAC rating include: a) The degree to which the development is visible; b) Visual and physical links with other similar elements or activities in the landscape; c) The level of modification to the surrounding landscape (short and long term); d) Appropriateness of size; e) Distance; and f) Backdrop. The site’s ability to visually absorb the change (VAC) associated with the proposed development ranges from poor to very good. Very good VAC ratings were typically recorded for view locations where a combination of intervening topography, vegetation, development will prevent clear views of the application site, while surrounding development provides relevant context. These included view locations 6, 7 & 8. Good VAC ratings were typically recorded for locations at intermediate proximity, where a combination of vegetation and existing development screened a significant portion of the site from view and existing development, within the view, including the former CCNZ campus, the Temple and the residential component of Temple View, contribute relevant context. These included view locations 1, 4 & 5. Poor VAC ratings were recorded for view locations 2 & 3. These locations are at close proximity and provide relatively unimpeded views to the Stake Centre site due to a combination of lack of topographical screening, moderate foreground vegetative screening and a paucity of back drop elements. Viewer Type and Distance Notable views of the subject site are generally restricted to within one kilometre of the site. Views of the site from locations in excess of this distance diminish to the point at which they become negligible within the wider vista or are less frequent due to intervening vegetation or topography. A number of potential view locations were investigated during the preparation of this report. Eight view locations were selected for review, on the basis of existing views, viewing frequency, viewer types, the availability of the view from public property, viewer distance and the viewing time and framework available at the time of study. These view locations fell into three general categories representative of the visual catchment, as follows: a) Views from close proximity on Tuhikaramea Road; b) Views within Temple View Village; c) Views from the wider surrounding area. These represent the views of: a) Existing residents of Temple View. b) Visitors to Temple View Village and the Temple itself. c) Road users who utilise Tuhikaramea Road as commuting link from SH1, SH 3 and SH 39. These view locations are shown on the View Location Map in appendix four of this report. It is noted that a higher level of effect will be experienced temporarily during the site preparation and construction phase. A higher level of temporary effect is typically considered to be more acceptable if continued progress towards completion is perceived. Temple View Stake Centre Development: Landscape and Visual Assessment R1 18 of 77
  20. 20. Visual absorption capability rating, a summary of potential effects and effect ratings for all view locations are contained within appendix five of this report. Visual absorption and landscape and visual rating definitions are contained within six and seven of this report respectively. Temple View Stake Centre Development: Landscape and Visual Assessment R1 19 of 77
  21. 21. VISUAL EFFECTS OF THE DEVELOPMENT The following description outlines the salient visual effects of the proposed development (in its entirety). These are predominantly focussed around close proximity views as, in this instance; these are the views that reflect the nature of the effects of the change. An effects assessment table, identifying the key effects on landscape/urban character and visual amenity from each view location is contained within appendix five of this report. The following sections assess the effect of the three main components of the development on visual amenity, separately and jointly. Tuhikaramea Road Tuhikaramea Road is the primary foreground component within close proximity views. Subject to viewer orientation the existing carriageway extends past the Stake Centre site as a wide expanse of asphalt contained between comparatively narrow grassy berms. A narrow footpath separates the grassy berms from the cream curtilage walls. The curtilage walls are of low but variable height and state of repair, stepping irregularly to accommodate the change in elevation along the road edge. Breaks in the wall provide gateways to service the adjoining housing. The curtilage wall provides an edge to the road corridor and contributes to its visual linearity, however it is the specimen trees which align the road corridor that visually dominate it. Within the view from View Locations 2 & 3, the street trees provide a repetitive vertical element which in combination with the carriageway; define the spatial volume of the road corridor. The evergreen nature of the trees and their canopy provide extensive screening and, when viewed parallel to the carriage way, generally limit views beyond. In combination the elements of the road corridor create a slightly worn tree lined linear character containing a visually unrestrained speed environment. The proposed road upgrade retains the above elements but rearranges and augments them. The carriageway is slightly narrowed to accommodate widened footpaths and berms, but widens to accommodate roundabouts with planted central areas and splitter islands. Parking bays align the western side of the road and are paved so as to be visibly different to the road surface. Flush pedestrian thresholds cross the carriage way, introducing a visible textural difference to the road surface. In a similar fashion the widened pathways and curtilage wall incorporate contrasting feature elements, drawing on architectural cues from the surroundings. The curtilage wall appears more coherent due to its more consistent height. On the eastern side of the road, in front of the Stake Centre, sections of the curtilage wall have foreground planting, providing variety and interest to the extended length of unbroken wall. Specimen trees, although of a different form, continue to provide a repetitive vertical element and define the spatial volume of the road corridor. The trees will be located slightly closer together, due to the widened pathways and berms, subtly reducing the apparent volume of the road corridor but maintaining its visual integrity. It is only at the roundabouts where a change in the rhythm of the street trees, in combination with the traffic islands, and the new access road vary the corridor character. By forming an appropriate response to the altered road configuration, this variation remains consistent with the character of the road corridor. The introduction of flush pedestrian thresholds and parking bays alters elements within the road corridor, creating increased visual diversity and potential traffic impediments, and assists in creating a visually more restrained speed environment. In addition, the replacement curtilage wall and enhanced pavement and the introduction of amenity planting combine to create a more 'street' like character which de-emphasises the north south vehicle priority and introduces a range of pedestrian priorities. Overall the upgrade of Tuhikaramea is anticipated to have little change to the character of the area but result in an enhanced amenity. Temple View Stake Centre Development: Landscape and Visual Assessment R1 20 of 77
  22. 22. Stake Centre. Within View location 2 & 3, the proposed Stake Centre location on the eastern side of Tuhikaramea Road is visually occupied by the existing Teacher Housing in the mid ground. Subject to viewer location the existing Teacher Housing and associated residential planting extends across the mid ground, and in combination with the road side specimen trees, largely restrict views beyond. Where glimpses of the view beyond are attained, they typically contain elements of the groups of specimen trees and open lawn within the former CCNZ Campus, or distant views of the residential development within Temple View. The Teacher Houses appear as austere single storey masonry dwellings, of a consistent utilitarian architecture, almost mono-toned in cream, save for the contrasting dark brown roof tiles and dark green barge boards. The houses are oriented to face Tuhikaramea and appear aligned at a consistent offset and even spacing. This combination of similar orientation form, colour and repetition of spacing ostensibly conveys a high level of consistency. This impression is reinforced when seen in combination with the matching cream coloured curtilage wall and the presence of similar housing on the other side of Tuhikaramea Road. On closer inspection however the houses appear slightly dilapidated with little presence of activity within the houses and limited amenity planting within the front yards. Further the level of consistency and repetition is belied by the presence of duplexes within the alignment and varying spacing between buildings. When viewed from Tuhikaramea Road the orientation of the view and the fore ground street trees results in only one to two adjacent houses being clearly visible with much of the consistency being inferred from the glimpses of the other houses attained between the street tree canopies, curtilage wall and residential shrub plantings. The uniform setback, modest spacing and height of the houses results in them being a secondary focal element within the view creating a second tier of visual containment along Tuhikaramea Road. When viewed in combination with the Teacher Housing on the western side, this second tier visual containment forms part of the 'gateway' effect, which visually frame portions of Tuhikaramea Road. The overall character is one of institutional residential character where the consistency of building colour and form, and lack of personalisation through planting or modification to the structures infers a uniform approach to building development and maintenance. When viewed at close proximity from the north, the proposed Stake Centre building and associated access road will visually occupy the mid ground. The access road will be glimpsed in the foreground with relatively open views across the mid ground to open lawn and walled northern courtyard of the Stake Centre, and beyond to the groups of specimen trees within the former CCNZ Campus. The Stake Centre itself will appear as a large building comprised of a series of stepped and offset rectilinear shapes articulating a large central volume (Refer photomontage from View Location two). The buildings footprint, including exterior courtyards, will overlay four of the existing seven southern Teacher Houses. Beginning at the second most southern house it extends some 140 metres north and 55 metres east. The elevations of the Stake Centre feature masonry and stone tiled walls, similar in colour to the Teacher Housing. The elevations are detailed with sections of vertical glazing and contrasting with strong horizontally projecting roof lines and canopies. The Stake Centre's form, materiality colour, the language of the architecture and details provide a sense of consistency and coherence with existing architecture within the vicinity, such as the Wendell B Mendenhall Library and the Temple. The overall effect results in a building that appears as a contemporary addition to existing key structures within the area but shifts the grain of development from one of several residential units to the coarser grain of larger community facilities development. Due to the roading configuration, the northern elevation of the Stake Centre will be visible on the corner across an expanse of lawn and presents a dramatic two storey masonry and glazed frontage. The western elevation will also be visible, transitioning from the larger central volume via an intermediate volume to a series of lower single storey volumes which address Tuhikaramea Road and reflect the scale of the adjacent residential development. These single storey volumes articulate the western elevation of the building and emulate the spatial patterning and offset of the Teacher Housing aligning with the First House. A band of shrub planting sits immediately against the building, with lawn filling between the planting and the curtilage wall. Toward the south, a row of specimen trees partially screen the southern courtyard. The access road off the roundabout and the position of the Stake Centre on the corner, change the character of this portion of the site, creating a more open grain and allowing Temple View Stake Centre Development: Landscape and Visual Assessment R1 21 of 77
  23. 23. more views beyond the Stake Centre area. This will shift the character of the site from being introspective to more open and inclusive. When seen within close proximity from the south, the proposed Stake Centre building and a portion of Legacy Park occupy the mid ground. The Stake Centre will be seen across a foreground water feature and low planting that forms part of Legacy Park. The glazed southern elevation of the Stake Centre opens onto the stepped southern courtyard with a series of formal ponds which link back to the naturalistic water feature in the foreground. The stepped courtyard wall, intermediate planting against the Stake Centre, specimen trees and lawn will infill the view between the Stake Centre and the curtilage wall. The two storey eastern component of the Stake Centre, which addresses the eastern car park is screened by the existing trees within the Temple Precinct and former CCNZ Campus. The Stake Centre building itself does not extend as far south as the Teacher Housing. When viewed from Tuhikaramea Road, the Stake Centre will rarely be viewed in its entirety, the orientation of the view and the fore ground street trees limit the extent clearly visible, with the articulation of western elevation confounding the apprehension of the size of the building. Although the north and south elevations convey in part the bulk of the building, the western elevation will typically only be partially seen between the street tree canopies, curtilage wall and band of shrub plantings. The Stake Centre will be aligned with the First House setback, emulating the Teacher Housing setback, creating a second tier of visual containment along Tuhikaramea Road and maintaining the 'gateway' effect, described within the HCODP. This effect is diminished slightly to the south as the Stake Centre does not extend as far south as the Teacher Housing, however this is partially offset by the introduction of a row of specimen trees which extend the effect but in a different medium. Although the Stake Centre maintains the gateway effect, and the residential scale along the Tuhikaramea Road, and the buildings colour, form, materiality and design link it with its surroundings, the bulk of the building is clearly of a different size than the buildings previously occupying the site. As a consequence, it is considered that the character of the site shifts marginally, from one of institutional residential character to one of institutional character. It is not is considered that this character shift affects the key attributes of the receiving environment as it is consistent with its surroundings and continues to maintain the spatial qualities of the gateway effect of the Teacher Housing. The additional planting and water features are anticipated to enhance the amenity of the area. Legacy Park. The Legacy Park site occupies the expanse of pasture and groups of remnant Kahikatea Trees that are located to the east of the Teacher Housing, before and beyond the GRB building and Kai Hall. It also incorporates the broad band of grass to the south of the Teacher Housing and adjacent to the Temple Precinct. This band extends to Tuhikaramea Road and forms a small part of the view obtained from view location three. The lawn presently appears as a swale within the view and indicates the path of a section of the Koromatua Stream which has been undergrounded some 80 metres to the east. The extensive area of lawn between the Teacher Housing and the GRB and Kai Hall is predominantly screened by a stand of juvenile Kahikatea which are in the foreground located within the Temple Precinct. The overall effect of the broad grass swale is as an extension of the existing lawn that extends across the foreground, to the swale and beyond, providing a sense of openness and separating the Temple Precinct within the view through absence of other elements. The other components of the proposed Legacy Park site visible within the view are the significant stands of remnant Kahikatea. These trees are visible from most other locations that afford views to the general area of the site and from more distant locations are frequently the only elements of the development site visible. Within the view obtained from view location three, these trees appear in the background to the far right. Although these Kahikatea are of a significant size, due to the diminishing effect of perspective they are predominantly screened by the foreground stand of juvenile Kahikatea which are located within the Temple Precinct. The proposed Legacy Park retains the above elements and introduces new ones. The most notable of these being the proposed detention pond which will be created through the day-lighting of the piped section of Koromatua Stream and earthworks to deepen and widen the existing shallow swale. The pond extends to the base of the formal ponds attached to the Stake Centre's southern courtyard and provides a visual connection Temple View Stake Centre Development: Landscape and Visual Assessment R1 22 of 77
  24. 24. between the two. Low level planting surrounds the pond creating a more naturalistic setting. A board walk provides a transition between the low level planting and the manicured lawn associated with the Temple Precinct. Where the boardwalk connects with Tuhikaramea Road, the curtilage wall is recessed into Legacy Park to provide a formal entry into the park. Additional planting of Kahikatea occurs in and around the detention area which extends back toward the east of the site. Extensive board walks, ornamental plantings, earthworks, viewing structures and sculptures populate the balance of the site but are generally considered to be clearly visible from locations within the park. Overall the effect of the Legacy Park elements are considered to enhance the character of the view, introducing formal and informal elements which assist with the legibility of wider components of the view, and providing increased amenity to the area. More Distant View Locations As previously stated, due to the surrounding context of the site, publically accessible view locations that are not in close proximity to the Stake Centre site along Tuhikaramea Road quickly lose many of the finer grained aspects within the view. These are the 'gateway' effect, the relationship of the Stake Centre to the adjacent Teacher Housing, and the presence of the strong linearity of the road corridor itself. What remains from western locations is the visibility of the upper portion of the Stake Centre amid existing development, (particularly the Temple and Wendell B Mendenhall Library), vegetation and topography, set against the backdrop of the stands of Kahikatea. Crucially the Temple is elevated relative to the Stake Centre and therefore retains its visual primacy. From these locations the context of built form integrates the development such that where visible it appears as a minor change in the ratio of existing elements within the view and is considered to have a low to very low effect on the character of the view. From eastern locations these views are considered to be predominantly screened or at a distance. The Combined Effect Although the visual change as a result of the Stake Centre Development is overt, the change to the character of the view is considered to be relatively small as: a) The topography of the surrounding area, residential development within Temple View and the buildings within the former CCNZ campus, restrict views of the development location; b) The presence of amenity and shelter planting around and within the site provides screening from surrounding locations; c) The presence of existing development, including the buildings within the former CCNZ Campus and the Temple, means that the proposed removal of the Teacher Housing and the replacement with the Stake Centre building will represent a change in the ratio of existing elements in the area, rather than the introduction of an element not already present within the area; d) The location of the Stake Centre site on the urban /institutional transition within the former CCNZ Campus and adjacent to the Temple site results in the size of the Stake Centre being compatible with surrounding development. e) The nature of the changes along Tuhikaramea Road are not inconsistent with general roading improvements and generally replace elements that are already in existence with more contemporary versions and add increased amenity through planting. f) Critical spatial relationships within the road corridor and adjoining Teacher Housing corridor are addressed and maintained albeit with a single larger structure. g) The nature of the Stake Centre and other structures draw heavily on the existing character of the study area for their materiality, form and colour providing a strong visual connection and integration with the surrounding area. h) The development of Legacy Park enhances the amenity of the existing environs both from an aesthetic and ecological perspective. As a result of the above, it is considered that the proposed development will have a moderate-low positive effect on the landscape/urban character and visual amenity of the surrounding area. Temple View Stake Centre Development: Landscape and Visual Assessment R1 23 of 77
  25. 25. Photographs have been taken from view locations 1-8. Photomontages depicting the changes likely to occur as a result of the construction of the proposed development are shown from view locations 2 and 3. These view location photographs and photomontages have been included in appendix eight of this report. Temple View Stake Centre Development: Landscape and Visual Assessment R1 24 of 77
  26. 26. ANALYSIS OF THE URBAN DESIGN EFFECTS ARISING FROM THE STAKE CENTRE DEVELOPMENT Urban design effects arising from the Stake Centre Development have considered. As part of this process, the Stake Centre Development has been considered within the context of potential future development at a broad scale, the nature of the intended activities, their distribution and how they inter-relate with the surrounding existing and proposed activities. As such consideration has been given to the effect of the Stake Centre Development and its coherent integration into the surrounding architectural grain in terms of its overall exterior design, scale, form and character and appropriate integration with its location. These factors are considered important by the national guidance policies contained in the New Zealand Urban Design Protocol5. Of particular relevance to this proposed development are those aspects relating to the context and connection. (In particular, that quality urban design has a strong spatial dimension and optimises relationships between buildings, places, spaces, activities and networks). Further it responds by creating the following: ...good connections between activities and with careful placement of facilities benefit from reduced travel times and lower environmental impacts. Where physical layouts and activity patterns are easily understood, residents and visitors can navigate around....easily . In evaluating the effect of the proposed development; a number of urban design factors were considered. Of primary concern are those factors that consider how the Stake Centre Development integrates with the existing character of Temple View village and its surrounding context. Urban Integration Integration between Temple View village (existing) and development surrounding the site is dependent on a number of factors. These include: a. Consistency in the general road network pattern, road reserve width and road reserve treatment between old and new areas; b. Ensuring appropriate connections to existing and future roads; c. Accommodating safe traffic speeds and sightlines for all road users (pedestrians, cyclists and motorists). d. Providing sufficient width to safely accommodate all road users, parking, footpaths, cycle ways, amenity landscaping and compliance with Council’s Development Manual. e. Enabling safe pedestrian and cycle linkages to be created to the existing Temple View community; f. Consistency in the general design to achieve high amenity values; g. Being aesthetically coherent and reinforcing good urban design, utilising a variety of architectural elements consistent with the Temple View character. h. Responding to the sites existing landform, vegetation, views, water courses (for the purposes of stormwater runoff) and areas of public open space; Urban Amenity Factors Urban amenity is a function of the environment’s visual expression; that is the elements that contribute to its appearance, and the use and circulation patterns which occur within it. The urban amenity of the site includes the degree of permeability, spatial variety, the legibility of the elements within the environment, the extent to which these elements provide for alternate uses, the human attributes or values applied as visual appropriateness, richness and environmental responsiveness6. These factors are considered in terms of their effects on the amenity of existing residents of Temple View and future residents within the Stake Centre development area. Some design interventions will have noticeable                                                              5  NZ Urban Design protocol  6  Refer to appendix nine for a description of the amenity factors    Temple View Stake Centre Development: Landscape and Visual Assessment R1 25 of 77
  27. 27. implications on either amenity from within the subject site (e.g. removal of existing Teacher Housing to accommodate the larger Stake Centre). Other interventions, such as the provision of extensive proposed planting will have clear benefits for those both within and surrounding the subject site. These factors are used to identify attributes of the urban fabric which help to identify urban amenity values. They are not used to grade the particular environment but rather to identify the effect of a particular change on that environment. An increase in a particular attribute is considered to be an improvement, a decrease a degradation of a given environment with a corresponding reduction in amenity. Permeability; The Tuhikaramea Road up-grade component of the development offers the most explicit improvement to the areas permeability, both in terms of the introduction of the Stake Centre access road development, a new road for the area, and the enhancement to Tuhikaramea road in respect to the shared cycle /pedestrian ways and pedestrian thresholds. In combination these improve east west movement and enhance the opportunity for a range of modes of transport while extending the existing road network of Temple View in a logically consistent manner. In addition the creation of Legacy Park and the associated system of boardwalk and pathways further increase the number of routes publicly accessible throughout the development area. Spatial Variety; While the Stake Centre itself introduces a change in the ratio of the existing spatial variety, Legacy Park offers an explicit improvement to the overall spatial variety and range of experiences available within the area, introducing a range of passive recreational experiences including the boardwalks, detention ponds, viewing structures, mounds and interpretive signage. Further the additional planting, both native and exotic, complementary to and enhancing the existing protected stands of Kahikatea. In addition the exterior courtyards and plazas associated with the Stake Centre, and the Stake Centre itself, further increase the variety and number of experiences within the area. Legibility; A key aspect to the upgrade of Tuhikaramea Road is the improvement to the legibility of the road in terms of the speed environment, being the shift from the open road environment into the Village environment. This is facilitated through both the inclusion of larger elements such as the roundabouts, and smaller components such as the pedestrian thresholds. The location of the Stake Centre itself, on the corner of a key intersection, further contributes to the legibility of the environment, by distinguishing the roundabout from others in the village and acting as it own identifier, as a landmark 7 building within Temple View Village. In a similar manner, Legacy Park, and the associated water detention ponds and entry nodes from Tuhikaramea Road to the boardwalk, signify the presence of the park and entry to the passive reserve, while discretely separating the Temple Precinct from the Stake Centre's exterior private spaces, such as the southern courtyard. These elements enhance the overall legibility of the development. Robustness; While the Stake Centre itself is a purpose built building, albeit with a wide range of potential uses internally, the associated car park also is located and designed to relate to the repurposing of the heritage buildings of the Kai Hall and the GRB Building and their potential need for car parking. Visual Appropriateness; Visual appropriateness is embedded in the idea of creating immersive environments. Immersive environments are defined by the selection and arrangement of all the components that together comprise a particular type of environment. Each environment (or transect zone) is comprised of elements that keep it true to its locational                                                              7  Responsive Environments  Temple View Stake Centre Development: Landscape and Visual Assessment R1 26 of 77
  28. 28. character8 . In this case it is important that for neighbouring Residential Zone residents and residents of the Temple View village that the visual character of the subject site integrates appropriately with the existing character of the Church College Character Area and the Temple Heritage Area. This component of the development is most explicitly expressed in the design and siting of the Stake Centre. Within a community with strong ties to the Church of Jesus Christ of Latter Day Saints, it is considered the location of the Stake Centre on a visible centrally located junction within Temple View is highly appropriate. The land on which the Stake Centre is proposed to be sited was originally developed as part of the former CCNZ campus and as such the proposed Stake Centre has drawn heavily on design elements, materiality colour and form for the building itself. While the proposed Stake Centre Area design includes natural elements which will break up views of the proposed Stake Centre, given the critical interface within the Teacher Housing and the need to respond at a residential scale to Tuhikaramea Road, careful consideration has been given to each elevation. As a result, while the western elevation responds to adjacent residential architecture through building articulation and lower roof levels, the northern, eastern and southern elevations appropriately express the nature of the building, its approaches and its organisation through glazing and materiality. The use of a palette of materiality, colour, form, scale and road setback will allow integration with the existing transition from residential character to the more institutional character of the former CCNZ Campus and Temple. Similarly, other elements of the development generally replace elements that are already in existence within the study area, such as the curtilage wall, pathway and planting, with more contemporary. They also Centre and other structures draw heavily on the existing character of the study area for their materiality, form and colour providing a strong visual connection and integration with the surrounding area. As such it is considered that this development enhances the visual appropriateness of the area. Richness; Throughout the development an additional layering of visual cues and narrative has been added to components through design. Aspects such as the stylised grid circle emblem drawn from the architecture of the Temple have been repeated in glazing patterns within the Stake Centre and as an inserted detail in the curtilage wall, through to the explicit inclusion of text blocks within structures and features within the external courtyards. In addition the development of Legacy Park and its interpretation of the Labour Missionaries experience, through sculpture, text and memorials and materials contribute to this richness. On a different level the development of Legacy Park itself as a passive recreation reserve makes accessible a wide range of ecological environs into the development area. Overall the Stake Centre Development is considered to enhance the overall richness of the area. Environmental Responsiveness; The Stake Centre Development incorporates a wide range of environmental responsiveness beyond the use of storm water detention ponds to enhance the ecological quality and amenity of the existing stands of Kahikatea. This includes the creation of swales internal to the car park, the introduction of enrichment planting to the stands of Kahikatea, the day lighting and ecological planting of the piped section of the Koromatua Stream. It also incorporates developments that support walking and physical activity to promote healthy communities. Interdisciplinary research has determined that communities with a mix of uses and good connectivity, block structure, public spaces, and transit proximity have residents who are more likely to walk, are less likely to be overweight and have greater social and community interactions. As discussed above, the creation of a street network with a high degree of permeability, which reduces travel distances, and provides pedestrian links to features and reserves is crucial to encouraging walking and cycling. As a result the Stake Centre Development is considered to increase environmental responsiveness.                                                              8  Immmersive  Environments  Temple View Stake Centre Development: Landscape and Visual Assessment R1 27 of 77
  29. 29. Overall Urban Amenity; On analysis, when the factors that contribute to the urban amenity are considered separately, it is evident that the Stake Centre Development provides an increase relative to each one and therefore will result in an improvement in the net urban amenity of the site. However it should be noted that these factors are not experienced in isolation but rather in combination, in this instance the whole is greater than the sum of its parts. The combination of improvements in factors such as permeability, legibility, spatial variety and visual appropriateness result in an overall improvement in the quality urban design. The Stake Centre Development is consistent with good urban design as it will encourage walking, includes the creation of safe, attractive and secure pathways and links between centres, landmarks and neighbourhoods, and has green networks that link with public and private open space, improved accessibility to public services and facilities, and includes the treatment of streets as positive spaces with multiple functions. Overall it is considered that the cumulative effect of the Stake Centre Development will result in a noticeable increase to the urban amenity consistent with the character of the Temple View. Urban Design Panel Review The positive evaluation of the proposed development urban amenity effects has received external validation through comments received as a result of the presentation of the Stake Centre Development to the Hamilton City Urban Design Panel. On review of the development, the Urban Design Panel commended;  the applicant ... for addressing the urban design issues in a holistic manner  LDS's investment in improving the streetscape of Tuhikaramea Road as an integral part of the project, representing a win-win for LDS and the community at large  and stated that; no fundamental issues were identified  the panel were pleased to see landscape and streetscape design principles were considered well beyond the proposed Stake Centre.  the visual impact of the proposed Stake Centre were considered from both Tuhikaramea Road and from the proposed extension to Foster Road as well as from the proposed Stake Centre car parking area. ... the panel were generally pleased with the visual treatment from these perspectives..  The design of stormwater flows and retention on site is commendable...  The redevelopment of Tuhikaramea Road within the vicinity of the proposed Stake Centre is welcomed. Traffic -calming design features in particular appear to be essential to the success of the Stake Centre and Legacy Park...  ...the design of the Stake Centre building had been uniquely tailored to the site and context. The layering of the built form, and the articulation of the facades greatly assist in visually breaking down the overall form into discreet (sic) elements; and the single storey frontage to Tuhikaramea is beneficial in terms of building mass. The Urban Design Panel recommended some fine tuning of the proposal to address issues in respect to pedestrian connections and cycleway design which were undertaken and are incorporated into the Stake Centre Development Design assessed within this report. Temple View Stake Centre Development: Landscape and Visual Assessment R1 28 of 77
  30. 30. RELEVANT PLANNING MATTERS Planning documents that have been taken into consideration include the Resource Management Act and The Hamilton City Operative District Plan. Resource Management Act 1991 The development must meet the requirements of this Act, and it is therefore important that the assessment of visual, landscape and amenity effects addresses the requirements of Part 2, of the Act. In particular: 6 Matters of national importance (b) the protection of outstanding natural features and landscapes from inappropriate subdivision, use, and development: 7 Other matters (c) the maintenance and enhancement of amenity values: With regard to section 6(b), the application site is not contained within or adjacent to any identified outstanding natural features or landscapes. With regard to section 7(c), as previously identified an earlier section of this report, the adverse effects of the development on existing landscape character and urban amenity will range between negligible and moderate. Hamilton City Operative District Plan (HCODP) Under the HCOPD, the subject site is contained within a Community Facilities Zone and subject to a Heritage Precinct Overlay, Heritage Items Overlay, Significant Trees Overlay, Significant Archaeological, Historic and Cultural Sites Overlay, Environmental Protection Overlay and the Church College Character Area. The subject site also includes Teacher Housing. The surrounding landscape, to the west and south of the subject site is contained within a Future Urban Zone. The HCOPD contains a suite of rules, objectives and policies pertaining to landscape amenity (both directly and indirectly). These include Policy 7.1. (Built Heritage), Policy 7.6 (Church College Character Area), Rule 2.7 (Church College Character Overlay), Policy 3.1 (Natural Values), Objectives 3.1.3 Indigenous Vegetation Remnants, Rule 2.1 (Environmental Protection Overlay), Rule 2.2 (Significant Trees Overlay), 7.2 (Sites of Archaeological, Historic and Cultural Significance), Rule 2.3 Heritage Items Overlay, Rule 2.4 Heritage Precincts Overlay, Rule 2.5 Significant Archaeological, Historic and Cultural Sites Overlay. Policy 7.1 Built Heritage This Policy seeks to: recognise and enhance the contribution of the City’s urban heritage in terms of their distinctive character as landmark buildings and their overall contribution to the City’s history. Objective 7.1.2c Temple Heritage Precinct: To ensure that development within the Temple Heritage Precinct maintains and enhances the special heritage characteristics of the area. This objective is relevant as the development is adjacent to and encroaches into the Temple Heritage Precinct along the boundary with the Church College Character Area and Tuhikaramea Road. The following policies are considered relevant for this development; b) Ensure that development within the Temple Heritage Precinct is compatible in terms of scale, form and design with the precinct’s heritage characteristics. d) Control development to ensure that the siting and design of new buildings and structures are sensitive to the significance of the Temple as a spiritual and physical landmark. Temple View Stake Centre Development: Landscape and Visual Assessment R1 29 of 77
  31. 31. f) Enable additions and alterations to be made to buildings and curtilage wall where they will be consistent with the character of the Precinct and the pre-eminence of the Temple building. j) Ensure the preservation and retention of the landscape characteristics and qualities of the Precinct including open and structured spaces, in particular the formal front entry staircases, lawns, walls and planting boxes. These policies are given form under Rule 2.4 Heritage Precincts Overlay. The expected outcome of this rule being; Protection of the unique characteristics of identified heritage precincts while encouraging development and activities which are sympathetic to the precincts’ identified heritage values. It is considered that the proposed development is consistent with the relevant objectives policies and rules as it responds appropriately to the existing character of the area and has been designed to maintain the existing spatial relationships, where practical given the nature of the development, including the integrity of the curtilage wall, while having particular regard for use of appropriate materials, form and appearance. Further that development of open space has enhanced the overall amenity of the area including maintaining view shafts, and the landscape characteristics and qualities of the precinct. Policy 7.6: Church College Character Area The main objective of Policy 7.6 is: To ensure that development within the Church College Character Area maintains and enhances its special character. Relevant policies under this objective relate to controlling development to ensure the appearance and buildings relationship to Tuhikaramea Road and Temple View Village are maintained. The height, materials, scale and form of buildings and walls/fences are in keeping with the scale and character of the area. The Stake Centre buildings and boundary wall structures within the Teacher Housing area are located to retain the existing set back of the Teacher Houses from Tuhikaramea Road. Each of the policies contained within this section are specifically addressed below; a) Control development to maintain its character and appearance and relationship to Tuhikaramea Road and the Temple View Village. Specific consideration has been given to the appearance of the development and its siting in regard to Tuhikaramea Road to ensure the maintenance of the character, appearance and relationship to Tuhikaramea Road and Temple View Village. b) Ensure the design of new buildings and structures in terms of their height, materials, scale and form are in keeping with the scale and character of the area. The development has been designed specifically to respond to the height, materials, scale and form of buildings within the area. Specific considerations include the use of colours and materials consistent with the character of the area, reflecting the form of other structures within the vicinity and maintaining a single storey structure where the development addresses Tuhikaramea Road. c) Ensure that new buildings and structures within the Teacher Housing area are located to retain the existing set back from Tuhikaramea Road. The development has been specifically sited to align with the Teacher Housing set back from Tuhikaramea Road. d) Ensure that new buildings and structures are located to retain the pattern of spacing between dwellings within the Tuhikaramea Road corridor. Temple View Stake Centre Development: Landscape and Visual Assessment R1 30 of 77
  32. 32. Due to the scale of the development, it cannot reproduce the spacing between the existing dwellings; however the eastern elevation of the development has been articulated to retain the appearance of the pattern of spacing along the road corridor. When viewed along Tuhikaramea Road, the single story projections from the building give the appearance of being separate elements, emulating the pattern of the Teacher Housing. e) Ensure that new structures such as fences and walls within the setback of the Teacher Housing fronting Tuhikaramea Road are consistent with the original colour and materials used throughout the Character Area. The boundary wall proposed for the development will be consistent with the colour of the original boundary wall within Temple View and will utilise contemporary equivalent materials with a contemporary interpretation to reflect the original structure. f) Ensure that the existing low brick walls in the front yard of houses fronting Tuhikaramea Road are retained. The proposal includes the replacement of the low boundary walls with a contemporary interpretation of the original structure. (Refer policy i) above.) The original walls are no longer structurally sound. g) Ensure that additions, alterations and renovations of the Teacher Housing are undertaken in a sensitive and sympathetic manner that retains the form and style of existing buildings and the appearance of the streetscape. The proposed development replaces nine of the existing Teacher Housing dwelling units (being five detached dwellings and two duplexes); the proposed development is of a different nature but has been designed to respond appropriately to the scale, style, form and materiality to the existing Teacher Housing along Tuhikaramea Road and is sympathetic to the appearance of the streetscape. h) Control the demolition, removal and alteration of buildings and structures that contribute significantly to the overall cohesion and character of the area. The proposed development is anticipated to alter the ratio of elements that are present within the Church College Character Area, due the removal of 9 dwelling units associated the Teacher Housing and their replacement with a single larger building. This will produce a localised change in the distribution of elements within Church College Character Area, but it is not to considered to affect the overall cohesion and character of the area due its sensitive and sympathetic design. i) Control works that could affect the treatment of open spaces and boundaries. The treatment of open space and boundaries have been given detailed consideration with the development of Legacy Park, the Stake Centre exterior spaces and the Tuhikaramea Road up grade. (Plans outlining the proposed spatial resolution and design for the exterior areas are appended to this report). In combination these are considered to enhance the existing character of the Church College Area, the Temple precinct and Temple View as a whole. In terms of 7.6 j) and k), the proposed development includes colours, forms and materials which integrate with the predominant themes of the existing Church College Character area and will allow continued use of the buildings and grounds in a manner consistent with their distinctive character. Rule 2.7 Church College Character Overlay Under the Operative District Plan, Rule 2.7 relates to an overlay, (identified as appendix 2.7 -1E Church College Character Area) which identifies restrictions on development. The Rule Statement explains: ...the purpose of the rule is to protect the visual unity and coherence of buildings and spaces established through the development of the Church College and associated buildings in the 1950s. The Character Area straddles Tuhikaramea Road and seeks to maintain the gateway appearance of the former Teacher Housing fronting onto Tuhikaramea Road that were Temple View Stake Centre Development: Landscape and Visual Assessment R1 31 of 77
  33. 33. constructed as part of Church College. The Rule Statement also identifies that: The Character Area will not preclude developments that maintains and enhances the special character of the area and that can meet the performance standards and assessment criteria. The overlay provides an enabling framework for the re-use or redevelopment of the area and its buildings, while having regard to important character elements. The Expected Outcome from Rule 2.7 is: The distinctive character of Church College will be maintained and enhanced. Under Rule 2.7.1 Activities, the proposed development are Restricted Discretionary Activities with discretion restricted to the effect on character and amenity values and additional matters where specified, but are required to comply with Rule 2.72 Specific Standards. This includes the following; a) The removal of Teacher Housing buildings (but not the First House); b) Erection of a boundary wall along Tuhikaramea Road frontage; c) Contouring and modification to the landform; d) Construction of additional private roads and car park areas. The following specific standards are considered relevant to the proposed development: Rule 2.72 Specific Standards. i) Building Height within the Teacher Housing Area The maximum height of any buildings shall be 5.0 metres and single storey along the frontage with Tuhikaramea Road. The articulated western elevation of the Stake Centre addresses the Tuhikaramea Road frontage with a series of single storey (under 5 metres ) components consistent with the requirements of rule 2.72. Beyond these components, the building height progressively increases through a stepped roof profile reaching 9 metres within the Teacher Housing Area Zone. ii) Setbacks Buildings in the Teacher Housing Area shall retain the original setback distance set by the existing dwellings along Tuhikaramea road. The siting of the Stake Centre aligns with the set back of the First House and retains the original setback distance set by the existing dwellings along Tuhikaramea Road. iv) Curtilage Wall: Any works to the curtilage wall along Tuhikaramea Road shall ensure that it is reinstated to its present height, and closely match as possible to the colour, and design as referenced in the report for The Church of Jesus Christ of Latter-day Saints by Walker Group Architects titled ‘The Church College of New Zealand Heritage Record’ dated November 2009. The proposed curtilage wall along Tuhikaramea Road closely matches the present colour and is similar in design and height as referenced in ‘The Church College of New Zealand Heritage Record’ dated November 2009. vii) Colour: New buildings or alterations of the painting or repainting of any building or structure shall be in general accordance with the colour scheme used extensively throughout the Church College Character Area and adjoining Temple Heritage Precinct as referenced in the report for The Church of Jesus Christ of Latter-day Saints by Walker Group Architects titled ‘The Church College of New Zealand Heritage Record’ dated November 2009. Temple View Stake Centre Development: Landscape and Visual Assessment R1 32 of 77

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