Mixed Use Apartment Development

Transcription

1 Mixed Use Apartment Development Application for Land Use Consent Prepared for Farm Street Developments Ltd 16 March 2016

2 Document Quality Assurance Bibliographic reference for citation: Boffa Miskell Limited Mixed Use Apartment Development: Application for Land Use Consent. Report prepared by Boffa Miskell Limited for Farm Street Developments Ltd. Prepared by: Craig Batchelar Planner/Partner Boffa Miskell Limited Reviewed by: Bethany Bennie Planner Boffa Miskell Limited Status: FINAL Revision / version: 1 Issue date: 16 March 2016 Use and Reliance This report has been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client s use for the purpose for which it is intended in accordance with the agreed scope of work. Boffa Miskell does not accept any liability or responsibility in relation to the use of this report contrary to the above, or to any person other than the Client. Any use or reliance by a third party is at that party's own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate, without independent verification, unless otherwise indicated. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source. Template revision: File ref: T15086_Application_ _FINAL.docx

3 CONTENTS 1.0 Application Information Proposal Overview Activities Building Access and Parking Services Natural Hazards Construction Soil Contamination Subdivision District Plan Zoning Designation and Notations Activities Rules Activity Status Assessment of Effects Neighbourhood Character and Amenity On-Site Amenity Traffic, Access, and Parking Conclusion Statutory Assessment Resource Management Act Effects on the Environment Part 2 Purpose and Principles National Environmental Policies and Standards Bay of Plenty Regional Policy Statement Regional Plans City Plan Consultation 18 U:\2015\T15086_CBA_49_Farm_Street\Documents\Application\T15086_Application_ _FINAL.docx

4 7.0 Notification Conclusion 18 Appendices Appendix 1: Application Form Appendix 2: Certificate of Title Appendix 3: Proposal Plans, Elevations, Design Statement and Design Review Appendix 4: Puzzle Parking Specification Appendix 5: Daylighting Analysis Appendix 6: Consultation

5 1.0 Application Information 1 Applicant Farm Street Developments Ltd Address for Service Boffa Miskell Ltd PO Box Tauranga 3141 Attn: Craig Batchelar Phone: craig.batchelar@boffamiskell.co.nz Site Address 49 Farm Street, Arataki Legal Description Lot 71, DP Site Area: 0.812ha 2.0 Proposal 2.1 Overview The proposal is to establish a mixed use apartment development, including a health centre and dispensary at ground floor, and eight residential units at first and second floor level. The objective of the development is to provide a high quality, affordable mixed use development on the fringe of the sub-regional commercial centre at Bayfair. The Bayfair area has been identified for some time as a prospect for residential intensification. The local area has seen significant changes in recent years to its residential community, character, and amenity through the development of the sub-regional centre activities and incremental development of non-residential activities on the sub-regional centre fringe. This proposal will restore residential use to the area in a bold, but appropriate, form. Plans, elevations, and a perspective drawing of the proposed building are included in Appendix 3. 1 See Application Form Appendix 1 2 See Certificate of Title - Appendix 2 Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March

6 2.2 Activities Residential Apartments Eight residential apartments are proposed as follows: Apartments Floor Area (m 2 ) Bedrooms Household Unit Equivalents Outdoor Living (m 2 ) Car Spaces Total The apartments will be independent dwelling units. The development will accommodate a range of household types, promoted by the apartment types as described above. All apartments will be sold on unit titles with Body Corporate rules that the apartments are for owner-occupiers, and will not be used for rentals or visitor accommodation. The building makes efficient use of the site providing a gross density of one unit per 101m 2. However, based on household unit equivalents 3, the development has a net density of one unit per 155m 2. Typical total residential occupancy of people is expected Health Centre and Dispensary A 125m 2 health centre and dispensary is proposed for the ground floor. The layout of the centre is shown in Appendix 3. The health centre contains one consulting room, dispensary, and counter and staff facilities. The health centre will offer medical services which complement the neighbouring Farm St Family Health Centre. This service includes meeting new obligations on all pharmacies to set out in their agreements with District Health Boards to provide a Long Term Conditions programme to provide regular consultations with certain patients. The dispensary will provide 3 TCC Development Contributions Policy Low Demand Dwellings 2 Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March 2016

7 medications in response to doctors prescriptions and over the counter type medications and toiletries The Health Centre will provide 5 day per week service, opening from 8.00am to 6.00pm. 2.3 Building Design A Design Statement is included in Appendix 3. The design has been subject to an urban design review and this is also included in Appendix 3. The design allows the creation of medium density, quality homes for owner occupiers in a suburb which offers excellent connections to community infrastructure. The development will foster a strong community with social interaction through the Body Corporate with features such as the communal roof top garden, barbecue, seating areas, and hobbies room. The recreation area on the rooftop is set back from the site boundaries to minimise overlooking of neighbouring properties. The development will attract a cross section of home owners who will be able to purchase a quality home in the development at a price lower than stand-alone older housing stock in immediate vicinity. The development will be Homestar 4 rated and planned to achieve a rating of nine or ten as a means of future-proofing the construction, demonstrating to purchasers of the apartments that the design process has been thoughtful and sustainable. The 8 apartments will range in size from 60m 2 to 200m 2. Each apartment has been designed to protect the privacy and sanctuary of the neighbouring residents and also provide a high level of privacy and sanctuary within each apartment Bulk and Scale The proposed building comprises 3 floors. The maximum height of the building is 10m, the minimum needed to enable an appropriate internal wall height for the commercial ground floor, and two floors above. At ground floor, the ceiling extends over an at-grade access and parking area. A lift tower, stair access to communal roof top garden and activities room extends approximately 2m above the building over a 39m 2 area Layout The commercial entry lobby faces the street. The residential entry lobby is at the rear of the site adjacent to the main car parking area. In addition to individual balconies providing private outdoor space, a 140m 2 outdoor living space on the roof top will be used by all members of the resident community, and will include barbecues, gardens and seating. 4 Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March

8 On-site amenity is provided through the architectural features on the site, including wall finishes and window detailing. Landscape elements are achieved through boundary planting on trellis walls, a green wall on the front of the building, and specimen planting in tubs on balconies and decks Lighting Exterior lighting will be installed in the ground floor parking area. Artificial light spill will not exceed the luminance levels of 10 lux at night-time within the boundaries of adjoining sites Signs Low key signage will be used for the health centre, with a single sign with an area of up to 1m 2, placed at ground floor level Waste Management Waste bins will be provided in a common area at the rear of the site that can be readily serviced by a small truck. 2.4 Access and Parking Vehicle access to the development is provided by separate entry and exit points on either side of the front boundary, providing one way flow via a 3m wide sealed access. 20 marked parking spaces are provided on-site, 14 for the 8 apartments and 6 for the health centre and visitors to the site including a disabled person park. The rear parking will be provided by a three level Puzzle Parking System 5 providing 6 car parks at upper level, 4 car parks at ground level, and 6 car parks in the pit. All parks in the system are specifically allocated and every car can be parked or removed without drivers having to move any other vehicle. The puzzle park is operated by a secure park owners access cards. When cars are not being parked or removed no other person can access any of the cars. The figure below illustrates the configuration of a Puzzle Parking System. 5 See Specification Appendix 4 4 Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March 2016

9 Puzzle Parking System Indicative Only 2.5 Services Reticulated services are available within the street. On-site stormwater management will be provided using underground detention cells and soakage. Plans and specifications will be supplied at the time that building consents are obtained. 2.6 Natural Hazards The site is not within a known flood hazard area. 2.7 Construction Site works will comply with the construction noise standard. Earthworks will be carried out in accordance with Appendix 4N Erosion and Sediment Control Measures. 2.8 Soil Contamination Research of the Council s property file show that the property is not a HAIL site and no assessment is required. 2.9 Subdivision A Subdivision Consent will be sought for Unit Titles in due course. Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March

10 3.0 City Plan 3.1 Zoning The site is zoned Suburban Residential Designation and Notations No notations, designations or policy overlays apply to the site Activities Independent Dwelling Units are a permitted activity in the Suburban Residential Zone. Health centres are a discretionary activity in the Suburban Residential Zone. 3.4 Rules The proposed apartment development will not comply with the following rules: Section Rule Standard Compliance Activity Status 4H.2.3 Permitted Height Intrusions Building component not to exceed the maximum permitted height by more than 2 metres and/or an external dimension of 2 metres in any other direction. Lift tower and rooftop activities room have an area of 39m 2. Restricted Discretionary 14B.3.1 Density 1 unit per 325m 2 1 unit per 100m 2 Discretionary 14B.3.2 Height 9m 10m Discretionary 14B.3.3 Site Coverage 45% 80% Discretionary 14B.3.6 Overshadowing Defined envelope in Appendix 14C 14B.3.9 Access 6m minimum width, two way Exceeds envelope as shown on application plans 3m, one way circulation. Restricted Discretionary Restricted Discretionary 6 Map L26 7 Map R26 6 Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March 2016

11 Section Rule Standard Compliance Activity Status Complies with Rule 4B.2.5 f) minimum width for one way flow access way. 14B.3.10 Outdoor Living Area Exclusive use 50m2, with minimum dimension of 3m x 4m. Small exclusive use balconies with large communal rooftop space. Restricted Discretionary Accessible from main living area. 4B.2.1 On-site parking 16 for Apartments 8 for Health Centre 24 Total 4B.2.6 Loading bay 90 percentile 8m two axle truck 14 for Apartments 6 for health centre 20 Total Not provided light delivery vehicle only. Restricted Discretionary Restricted Discretionary 3.5 Activity Status Applying the principal of bundling, the proposal is a Discretionary Activity. 4.0 Assessment of Effects Having regard to the nature of the activity and City Plan requirements, the following effects have been assessed: Neighbourhood Character and Amenity On-site Amenity Traffic, Parking and Access 4.1 Neighbourhood Character and Amenity Existing Character and Amenity The surrounding neighbourhood is generally characterised by the large scale commercial development in the Bayfair sub-regional centre with associated parking, and a mix of single Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March

12 level suburban residential dwellings and commercial office activities occupying modified residential dwellings, and purpose built single level commercial buildings. Also within walking distance are open space and recreational amenities at Bayfair Reserve. Farm Street is not a typical suburban residential street due to the sub regional centre, along with the other non-residential uses operating within the area. Neighbouring the site are: 47 Farm Street - Medical centre that was first established in The resource consent provides for six staff on-site, including up to 3 doctors at any one time. 8 car parking spaces are provided on-site, reduced from the required 14 by resource consent, assessed on the basis of 60 patients per day. The centre has consent to operate Monday to Saturday midday. 51 Farm Street - Child Care Centre that was first established in 1993 and has been the subject of further consents allowing for up to 49 children. 7 car parking spaces are provided that comply with the District Plan. The centre operates during weekday business hours. Properties to the rear of the site have access from Leander Street. These sites are typically infilled suburban sites with single level buildings. View of Site and Neighbouring Activities The Bayfair Subregional Centre which has developed since the mid-1980s, displacing existing residential development along Farm Street. Directly opposite is the rear of K Mart with an area of open, landscaped car parking, and large commercial signage. A secondary access to Bayfair is located approximately 40m to the west of the site. 8 Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March 2016

13 View of Bayfair from Rear of 49 Farm Street (Elevated) Due to the commercial activity, there is a steady level of traffic during the day which uses Farm Street, including bus routes. Speed control devices are positioned along the street. During the day, the commercial uses and traffic are a dominant feature of this area s character. In the evening, the area is quieter with the departure of staff and customers Effects on Character and Amenity The design has elements that aim to counteract the increasing dominance of commercial activities in the neighbourhood, creating a liveable residential environment. The character of the building is not the same as exists in the immediate area. It is of higher visual quality and of a form that is suited to an intense, mixed urban environment which has an incoherent visual quality. Height The additional 1m building height for the bulk of the building will not be significantly more visible from the surrounding neighbourhood than would a complying building. This additional height is viewed in the context of large scale commercial buildings on adjacent land and is not significant. The lift and activities room on the roof of the building are set in from the main building parapet and will not be visible from the immediate neighbours or from Farm Street, and will have minor effects from a more distant viewpoint. The benefits of the additional height of having higher quality internal living space are significant. Daylighting The effects of non-compliance with daylighting are quantified in the daylighting analysis in Appendix 5. The District Plan provisions for height and overshadowing have the specific purpose of avoiding adverse effects of overshadowing, overlooking and visual dominance on surrounding dwellings and public open space. No specific protection is given to non-residential activities located in the Suburban Residential Zone. Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March

14 The greatest effects of non-compliance with daylighting will be on the immediately adjoining sites on Farm Street. Both adjoining sites are used for non-residential activities. The childcare centre site to the south site is the most affected, and owners and occupiers have given written approval to the proposal. Increased shading effects will also occur on sites at 32B and 34 Leander Street. Owners and occupiers of 32B Leander Street have given written approval. The increased shading effect on 34 Leander Street will affect an area at the rear of the site currently occupied by a double garage and lawn/parking area. Increased shading will cause minor effects. Site Coverage The design of the building results in high site coverage based on the City Plan definition which includes all areas covered by buildings. The first floor will extend over the circulation aisle with site coverage under the definition exceeding 80%. However, the site remains relatively open at ground level with site coverage less than 50%. The purpose of the site coverage standard is to maintain the majority of sites as open space to ensure development within the zone is consistent with suburban residential character. The design concept in this proposal is not to maintain suburban residential character, but to develop the site in manner that can sustain residential use in a mixed use setting that is becoming dominated by commercial activities and is not a typical suburban residential area. Density On the basis of typical occupancy, the development will be at three times the density permitted as of right in a Suburban Residential Zone. The design deliberately sets out to reinforce the presence of full-time residential uses in a mixed use setting. The development will bring back residential occupation to the area, sustaining the social values of the local community. The proposal will partly counteract the loss of local resident population that has been displaced by commercial activities. This is a positive effect. The three residential sites in the immediate area now occupied by commercial uses have displaced at least 5 household units based on their site area and permitted density. There are at least 10 sites in the wider neighbourhood that have been similarly affected. The development of the Bayfair Sub-regional centre displaced approximately 15 existing residential sites. Effects on neighbourhood character and amenity are assessed as minor from a visual and landscape perspective, and positive from a community perspective. 4.2 On-Site Amenity The proposal will not comply with the standards for outdoor living courts in the Suburban Residential Zone. The proposal has small exclusive use balconies adjacent to the main living area, complemented by a large communal rooftop space. Exclusive use balconies have areas typically of 6m 2 with others of 7, 8, 10 and 14m 2. The communal rooftop space has an area of 152m 2 and will be provided with barbecues, gardens and seating. 10 Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March 2016

15 The standard for outdoor living areas in the Suburban Residential Zone is 50m 2 for each dwelling with a minimum dimension of 3m x 4m, accessible from the main living area. The standard for outdoor living areas in the City Living Zone is for units above ground floor level to have a minimum area of 6.0m 2 and a minimum dimension of 2.0m for the exclusive use of the dwelling. The City Plan standards recognise the potential for mitigation being provided for medium density development through areas of communal open space 8 in addition to, but not in substitution of, the required private outdoor living area for each dwelling 9. The Suburban Living Zone rules for outdoor living are an appropriate benchmark for this development. The combination of exclusive use balconies and large outdoor, private communal space will cater well to the needs of apartment residents. This will be complemented by the availability of significant recreational resources within easy walking distance of the site. On this basis, effects of non-compliance with site amenity standards will be no more than minor. 4.3 Traffic, Access, and Parking Traffic Farm Street is classified in the Tauranga City Plan as a Local Road. Farm Street extends in an approximate north-west to south-east alignment between Concord Avenue (Collector Road) and Girven Road (Secondary Arterial Road). The site is located opposite Bayfair Shopping Centre and there are a number of other commercial uses within Farm Street. Farm Street experiences a higher level of traffic flows than normal suburban residential local roads. Farm Street has a carriageway width of approximately 11.0m. Individual car parking spaces with time restrictions are marked on the north-eastern side of Farm Street adjacent to the site, together with no stopping lines across driveways. The south-western side is also marked with no stopping lines across driveways, but does not have individual car park markings. Three speed control devices are located on Farm Street. A speed hump is located approximately 60m north-west of the site, while speed cushions are located approximately 30m and 125m south-east of the site. The latter speed cushion incorporates a pedestrian refuge. A centreline is marked at each of the speed control devices. Tauranga City Council has no specific traffic count data for Farm Street. The average daily traffic (ADT) was obtained from Council's RAMM database for the neighbouring Childcare Centre resource consent application. This estimated peak hour traffic volumes on the basis of 10% of the ADT. Estimated ADT on Farm Street adjacent to the site is 1,041veh/day, with a peak hour of 104veh/h. 8 Policy 14B Rule 14B vii Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March

16 Traffic flows are sometimes elevated by drivers using the street to avoid peak hour congestion on Maunganui Road. This is short term situation, as the proposed upgrading of the strategic road network will alleviate the current congestion. The estimated traffic volume on Farm Road is well within the capacity of the existing carriageway. The street is already well managed through parking and stopping controls to mitigate effects from existing commercial traffic. The additional traffic generated by the proposal will have effects that are no more than minor Access Vehicle access to the development is provided by separate entry and exit points on either side of the front boundary, providing one way flow via a 3m wide sealed access. The Suburban Residential Zone standards generally require a 6m minimum legal width with a passing bay for 5-12 independent dwelling units. In this case, a one way circulation is proposed. The access complies with the standard in Rule 4B.2.5 f) which requires a minimum width of 3m for a one way flow access way. There is sufficient capacity for vehicles entering the site to wait in the aisle for other vehicles to park and manoeuvre, thereby avoiding any significant adverse traffic effect from vehicles stacking into Farm Street. Access effects will be no more than minor Parking 20 marked parking spaces are provided on-site, 14 for the 8 apartments and 6 for the health centre. Secure allocated parking at the rear of the development will be provided by an automatic three level puzzle parking system with 6 parks on the top level, 4 at ground level, and 6 at lower level as shown on the West Elevation Plan. The parking standards that apply require 16 spaces for the residential units and 8 spaces for the health centre. Therefore, there will be 4 spaces less than the usual minimum of 24. The parking provision for apartments can reasonably be assessed by applying the standards for higher density types of residential use. The City Plan minimum parking standards for apartments require 12 parking spaces based on specific parking ratios for 1, 2, and 3 bedroom units and visitors. The 12 parking spaces will be in the form of a puzzle parker. Specific provision is made for stacked on-site parking 10 provided the stacking area is exclusive of the on-site manoeuvring area. The parking space dimensions will meet the minimum standards and stacking area is exclusive of the on-site manoeuvring area. The parking provision for the health centre will be 2 spaces less than the usual minimum. However, the dispensary-based health centre activity will operate with the characteristics of a moderate intensity retail activity. On this basis, 6 spaces will be sufficient for this activity. These spaces will also serve as additional visitor spaces in the evening and weekends. 10 Rule 4B.2.3 f) 12 Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March 2016

17 Parking will be shared between the activities, and the site is also highly accessible by public transport. These circumstances qualify the development for a 20% reduction adjustment factor, reducing the parking shortfall to nil based on the suburban residential standard, and exceedance by 1 parking space if the high density minimum parking standards are applied. Parking in the street is time restricted, which means than any offsite parking effects that might arise will be fully mitigated. On this basis, parking will be appropriate to the activity and effects of parking are assessed as negligible. 4.4 Conclusion Environmental effects of the proposal will be acceptable and no more than minor having regard to: Effects on neighbourhood character and amenity being no more than minor from a visual and landscape perspective, and positive from a community perspective; Effects of non-compliance with site amenity standards being no more than minor; The additional traffic and access effects generated by the proposal being no more than minor and parking effects being negligible. The consent authority must disregard any effect on a person who has given written approval to a resource consent application. 5.0 Statutory Assessment 5.1 Resource Management Act Section 104 of the RMA sets out the principal matters, subject to Part 2, which a council must have regard to (and other matters it must disregard) when considering an application for resource consent and any submissions received. Matters to be considered include: any actual and potential effects on the environment any relevant provisions of a national environmental standard, other regulations, a national policy statement, a New Zealand coastal policy statement any relevant provisions of an operative or proposed regional policy statement or any proposed or operative plan any other matter the council considers relevant and reasonably necessary to determine the application A council may disregard an adverse effect of an activity on the environment if the plan or a national environmental standard permits an activity with that effect (s104 (2)) or any effect on a person who has given written approval to the application. Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March

18 Section 104B (Discretionary and non-complying activities) states that a council may grant or refuse this type of application; and may impose conditions if it chooses to grant it. 5.2 Effects on the Environment Environmental effects of the proposal will be acceptable and are assessed as no more than minor. 5.3 Part 2 Purpose and Principles There are no relevant matters of national importance under Section 6 There are no other matters under Section 7 that are not addressed through the Regional Policy Statement and District Plan provisions in terms of the maintenance and enhancement of amenity values and the maintenance and enhancement of the quality of the environment. 5.4 National Environmental Policies and Standards There are no relevant National Environmental Policies and Standards that require consideration. 5.5 Bay of Plenty Regional Policy Statement The Regional Policy Statement requires population growth within the western Bay of Plenty subregion to 2051 to be accommodated by providing for 75% of projected growth within new greenfield development growth areas and 25% through intensification of residential development within existing urban areas. Intensification is to be achieved through infill development, mixed use zones and specifically identified intensification areas at densities which aim to achieve the target yields. The requirement for new residential development to achieve higher densities than in the past is to promote a more compact urban form and so create vibrant areas for people to live, work and play. Density is important in terms of determining land requirements and influencing urban form. Implementation of intensification areas has not yet given full effect to the RPS policy due to a lack of progress with enablement through district planning. Arataki (centred on Bayfair) was identified as an urban intensification area in the 2004 SmartGrowth Strategy. Arataki was included in the Smart Living Places initiative in 2005 with a projected vision of significant intensification. This comprehensive approach did not proceed due to the inability to gain support from the community. Council has subsequently moved from a comprehensive approach to smaller and more staged approach under the operative City Plan referred to as staged intensification 11. This case by case approach is considered below in the context of policies that enable medium density development in the Tauranga Suburban Residential Zone. 11 SmartGrowth Newsletter 25 May Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March 2016

19 5.6 Regional Plans No consents are required under any Regional Plans. 5.7 City Plan Residential Use and Intensification in the Suburban Residential Zone In general, the City Plan seeks to maintain the character and amenity of the Suburban Residential Zone through land use and development controls. However the City Plan also provides the opportunity for the consolidation of urban growth through intensification or infill development while still providing for suburban living opportunities with a distinctive low density character. Provision is made, through the resource consent process, for higher density developments in the Suburban Residential Zone subject to specific criteria based on location, amenity, character and other effects of higher density development on the Suburban Residential Zone. The strategic policy is set out below with the relevant sub-clauses underlined: 14A Policy Urban Form and Intensification By ensuring that residential intensification is undertaken in a comprehensively planned manner that has regard to: a) The identification of areas through dedicated zoning that addresses the cumulative environmental effects of higher density residential development; b) The integration of higher density development with efficient movement of people within the transport network; c) Direction of higher residential densities towards nodes of greater activity, (including employment and recreation), and areas of amenity that offset the reduction in open space and recreation opportunities from that found in lower density suburban residential environments; d) Consideration through the resource consent process of medium density residential development against the direction provided in 14B Policy Density of Development - Medium Density Development in the Suburban Residential Zone. e) Providing a minimum average nett yield of 20 dwellings per hectare within any identified intensification area. f) The potential for mixed use development within commercially zoned neighbourhood centres and town centres. Policies b), c) and d) are relevant to the assessment of this proposal. The specific objectives and policies that guide Medium Density Development in the Suburban Residential Zone are: 14B.1.3 Objective - Density of Development in the Suburban Residential Zone and Large Lot Residential Zone Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March

20 To ensure a low density of development that provides for a range of residential activities compatible with a suburban residential character of low, predominantly detached, residential dwellings with private on-site open space and open space between sites incorporating dedicated areas of intensification through appropriately located medium density development in the Suburban Residential Zone. 14B Policy - Density of Development - Medium Density Development in the Suburban Residential Zone While recognising that the primary purpose of the Suburban Residential Zone is for low density independent dwelling units, providing for medium density development considered on a case by case basis to ensure the efficient use of residential land, where: a) The development is planned and implemented as a comprehensively designed development (Suburban Residential Zone outside of Urban Growth Areas); b) The development addresses the interface with adjacent lower density development, with specific regard to the amenity and character of adjacent development or the interrelationship with the coastal environment where relevant; c) The bulk and scale of buildings is consistent with the specific objectives and policies of the Suburban Residential Zone including any design mitigation provided through the overall development design, including areas of communal open space d) Development is located within proximity to areas of comparatively higher amenity such as open space, or community focal points such as City, Town, Sub-Regional or Neighbourhood commercial centres; e) Development is appropriately located within the transport network with regard to the objectives and policies of the Plan for transportation; f) Adequate services and infrastructure capacity is available or can be provided as part of the development. These policies enable medium density development to occur in suitable locations outside the areas that have been specifically zoned for this purpose. The proposal is consistent with these policies in that: The immediate existing environment is characterised by the presence of significant commercial activity alongside, or mixed with, low density independent dwelling units; The development will promote efficient movement of people within the transport network by virtue of its location at a major commercial node which is already well supported by both public and private transport modes; The development is located immediately adjacent to a Sub-Regional commercial centre and near to open space and community focal points at Bayfair Reserve. These provide areas of amenity that offset the reduction in open space and recreation opportunities from that found in lower density suburban residential environments; The development is a comprehensively designed Comprehensively designed development means the development of land for comparatively higher residential density where the development of more than one dwelling is planned, designed and then assessed through the land use 16 Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March 2016

21 The development addresses the interface with adjacent lower density development and commercial development, with specific regard to the amenity and character of adjacent development; The bulk and scale of the development buildings is consistent with the specific objectives and policies of the Suburban Residential Zone. The design seeks to reinforce and re-establish residential use in a setting dominated by commercial activities. Design mitigation includes areas of communal open space. Adequate services and infrastructure capacity are available. The small pharmacy is consistent with the plan limits on non-residential activities in the Suburban Residential Zone. The activity complements adjacent medical services and its small scale will not affect the integrity of the network of commercial centres Buildings in the Suburban Residential Zone Effects of building bulk and scale and on-site amenity are addressed in the AEE. The proposal avoids the potential adverse impacts of overshadowing on surrounding dwellings, including their outdoor living areas. Written approvals have been provided based on agreed mitigation. The two sites on Farm Street are not dwellings are not afforded the same level of protection from effects. Measures have been applied to the building design to mitigate effects Transportation The development facilitates and encourages the use of alternative modes of transport, in particular walking, cycling and public transport through its location adjacent to a major employment and recreation node 14. Traffic generation associated with the development will not adversely affect the primary function of roads within the road hierarchy 15. Location of vehicle entry and exit points and / or points of service maintain the safety of pedestrian and vehicle movements within the site and avoid, remedy or mitigate adverse effects on the safe and efficient operation of the transport network 16. The level of on-site vehicle parking reflects anticipated demand 17. On-site parking areas will provide for the practical and safe movement of vehicles on-site and off-site, and mitigate adverse effects on the safe and efficient operation of the transport network Conclusion The proposal is consistent with relevant policies on use and intensification and buildings in the Suburban Residential Zone, and transportation. consent or subdivision process with all the design elements required to be considered in the subdivision and land uses rules of the Plan considered in a comprehensive manner. (City Plan Definitions p8 of 36) 13 Policy 14A.1.3 d) 14 Objective 4b.1.1 and Policy 4B Policy 4B Policy 4B and 4B Policy 4B Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March

22 6.0 Consultation Consultation has been undertaken with the five properties directly adjacent to the subject site. These properties are considered to be the most affected by the proposed development in relation to visual amenity and overshadowing. Consultation was undertaken through meetings and through voice and communications. A summary of consultation is attached in Appendix 6. As a result of this consultation the owners and occupiers of 51 Farm Street and 32B Leander Street have provided their written approval to the proposed development. These are likely to be the most affected by the development. The owners and occupiers of the Medical Centre located at 47 Farm Street have given the following reasons for opposing the development in its current form: - Size of the proposed development - No play area for children provided within the development - Loss of view of blue sky through windows along the southern aspect of the existing Medical Centre - Increased traffic congestion on Farm Street. The owners of 34 Leander Street have not responded to a request for consultation and feedback. The owner and occupiers of 30B Leander Street did not want to make a decision as they were unsure about the proposal, but had some concerns about privacy effects and impact on land values. 7.0 Notification The proposal has potential minor effects on the surrounding neighbourhood that cannot practically be addressed through consultation and written approvals. The applicant requests public notification in accordance with Section 95A (2)(b) of the RMA. 8.0 Conclusion The proposal is to establish a mixed use apartment development, including a health centre and dispensary, at ground floor and eight residential units at first and second floor level. The objective of the development is to provide high quality, affordable mixed use development on the fringe of the sub-regional commercial centre at Bayfair. The proposal does meet the general standards applicable to residential development in the Suburban Residential Zone. The proposal is a Discretionary Activity. 18 Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March 2016

23 Environmental effects of the proposal will be acceptable and no more than minor having regard to: Effects on neighbourhood character and amenity being no more than minor from a visual and landscape perspective, and positive from community perspective. The additional traffic and access effects generated by the proposal having effects that are no more than minor and parking effects that will be negligible. Effects of non-compliance with site amenity standards will be no more than minor. The proposal is consistent with the Regional Policy Statement urban intensification strategy for the Western Bay of Plenty sub-region, and relevant City Plan objectives and policies on use, intensification, and buildings in the Suburban Residential Zone, and for transportation. The proposal has potential minor effects on the neighbourhood that cannot practically be addressed through consultation. The applicant requests public notification in accordance with Section 95A (2)(b) of the RMA. Boffa Miskell Ltd Mixed Use Apartment Development Application for Land Use Consent 16 March