VISUAL & LANDSCAPE ASSESSMENT REPORT On the Proposed PROPOSED RESIDENTIAL SUBDIVISION ASHHURST Prepared for Axis Estate Ltd. & PMW Trustee Company Ltd. by:

Richard Mayer LANDSCAPE ARCHITECT/ URBAN DESIGNER

20February 2009

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Proposed Wycherley Subdivision Visual & Landscape Assessment

1. INTRODUCTION The applicant has used the subject site, at the southern end of the Ashhurst Village for horticultural purposes for a number of years and is seeking resource consent to subdivide and develop the land into 25 residential allotment and 4 rural allotments. It is the applicant’s intent to continue with existing horticultural activities on the proposed 4 rural allotments. Purpose The purpose of this report is to assess the potential visual, landscape, and urban design implications associated with the proposed subdivision. This report provides comment and recommendations related to the proposed subdivision that will help to avoid, remedy, or mitigate, any potential adverse visual effects. 2. ASSESSMENT PROCESS The following actions were taken in the development of this assessment: 1. Four site visits were made to view, photograph, and assess the site, and surrounding areas. 2. Aerial photos of the site and surrounding areas downloaded from the Palmerston North City Council website and were studied as part of the assessment of the site and its wider context. 3. The following plans, maps, and information were examined and assessed: a. Proposed subdivision plan of Lots 1 to 4 DP 304100 prepared by Kevin O’Connor and Associates Ltd., dated 16/05/08; job # 405168; Scale 1:2500. b. Palmerston North District Plan; Planning Maps #8 & #9. c. Palmerston North City District Plan, Rural Zone subdivision and residential rules. d. Palmerston North Landscape Study, Opus Consultants, November 2008. 4. The following reports were read: a. Land Use Analysis dated 21 June 2007; prepared by Bruce Withell b. SH3 Napier Road Ashhurst Traffic Impact Assessment

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dated August 2007; prepared by Dave Wanty, MWH New Zealand Limited, Wellington. 5. Methodology: a. The proposed development plans of the subject site are studied. b. The landscape character and amenity values of the existing site and surrounding landscape are identified. This includes identifying the key elements, qualities, and characteristics associated with the landscape character and amenity of the area that is likely to be affected by the applicant’s proposed subdivision and subsequent development. c. The visual prominence, of the subject development components are determined.

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d. The visual impact of the proposed development is determined by assessing the extent to which the proposed development will bring about prominent and visual changes to the area. e. The assessment of effects is determined by assessing the extent to which the visual impact of the proposed development will adversely change the landscape character and amenity of the area. f. The urban form implications of the applicant’s proposed subdivision are assessed with respect to relevant urban design principles. g. Mitigation measures are identified which will help to avoid, remedy or mitigate any potential adverse visual effects created. h. The report provides recommendations with respect to the proposed application for resource consent. .

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BACKGROUND Location and Description The site consists of 4 land parcels, totalling approximately 17.65 ha in size and is located in the southern end of the Ashhurst Village, a satellite community of Palmerston North City. The site is located immediately west of the residential development strip that exists on the western edge of SH 3 Napier Road just north of the Manawatu River and bridge.

Site location within the greater Palmerston North area

Local Context of the subject site

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SITE BOUNDARIES, LANDSCAPE AND ADJACENT LAND USES The site’s north eastern boundary backs onto the strip line of existing residential properties (approximately 18) which are located along the service lane that is parallel to, and immediately adjacent to, SH3 Napier Road. The Ashhurst Domain is located on the eastern side of SH3 Napier Road. The site’s north western and south western boundaries back onto existing rural land which is being used for pastoral and horticultural purposes. The south eastern boundary of the site backs onto the Manawatu River corridor and low lying horticulture land uses. Topography & Vegetation The subject site is located on the Manawatu flood plain which sits on an upper river terrace adjacent to the Manawatu River corridor. The subject site is relatively flat and is largely free of any permanent vegetation. A small group of trees exists along the south eastern boundary of the subject site and some boundary shelter exists along the north western boundary. There is no vegetation within the subject site that is protected under the Palmerston North City District Plan. The perimeter of the subject site contains various exotic and indigenous species of trees and shrubs that are associated with the domestic landscape treatments of adjacent residential properties.

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Surrounding rural and horticultural land parcels are predominantly made up of pastoral grasses and cropping. Treed shelterbelts are common in the area particularly to the north west of the subject site. Areas of regenerating native plant species exist within the wider area (Ashhurst Domain) but not the subject site.

The lower terraces of the Manawatu River corridor are well defined with a mixture of exotic and indigenous trees and shrubs.

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View of the subject site and landform context looking south

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View of the subject site and landform context looking north

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View of subject site from north eastern boundary looking southt to adjacent rural areas. environments by design Ltd.

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Palmerston North Landscape Study The Palmerston North Landscape Study commissioned by Palmerston North City Council provides an inventory of Landscape types and units, within the Palmerston North territorial authority area. Each landscape unit is defined by its predominant defining characteristics, development patterns, visual amenity and visual sensitivity. Measuring and assigning specific values have yet to be implemented, never-the-less this study does provide a framework of wider landscape issues from which potential effects can be considered. The subject site is contained within Landscape Unit 6- Te Matai Flats. The key attributes of the landscape unit include: 1. Ecological Areas a. Ashhurst Oxbow escarpment riparian area b. Ashhurst rural forest remnant. 2. Landscape character description a. Ashhurst small country town b. Rural open flats c. Farmland ,dairying d. Numerous shelterbelts, hedging, and trees 3. Visibility and visual amenity a. Visibility form SH3 Napier Road and railway line b. Views of flats from Ashhurst over flats c. Enclosure afforded by plantings d. Small country town ambience 4. Landscape and visual sensitivity a. Modified landscape b. Predominantly farming with urban development 5. Landscape evaluation a. Drainage channels and oxbow lakes b. Ashhurst domain and established tree plantings c. Terrace face on north west edge provides containment and local visual backdrop d. Ashhurst Village e. Rural introduction to Palmerston North City f. Positive rural outlook to adjoining small holdings g. Pohongina Valley and ranges 6. Defining characteristics a. Alluvial flats environments by design Ltd.

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b. Closely subdivided farmland and patterns of shelterbelts and hedges c. Ashhurst small country town 7. Patterns of development a. Rural land holdings with trend to lifestyle development closer to urban centres b. Ashhurst small urban centre c. Ribbon urban development on northern highway approach to Palmerston North City Appendix 1 of this report contains the information sheet for the Te Matai Flats landscape unit(Unit #6).

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Map of identified Landscape Units as included in Palmerston North City Landscape Study and the subject site’s location.

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Surrounding Land use Activities and Development The subject site is located within a rural zoned area immediately adjacent to, and south of an existing strip of residential development situated along the western side of SH3/Napier Road. Residential properties are typically 700m2 in size. Residential properties in the area are typically fenced with well established with trees and shrubs, especially along property boundaries where land owners seek a combination of amenity, privacy, and shelter.

Typical residential development along SH3 Napier Road adjacent to the subject site

Rural and horticultural land uses occur along 3 of the 4 property boundaries of the subject site (north west, south west & south east boundaries). Rural based land use property boundaries are typically defined with post and wire fencing.

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An industrial area is located 1 kilometre to the north and the Ashhurst Domain is located to approximately 80 meters to the east of the subject site. The Ashhurst Domain is a significant recreational area within Palmerston North.

The Road Network SH3 Napier Road is major highway and principle road within the area that provides access to Palmerston North and destinations to the west of the Manawatu Gorge.

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Hacketts Road

Hacketts Road, a local no exit road, is located approximately 1 kilometre to the west of the subject site. environments by design Ltd.

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Service Easements A sewer easement is located within the subject site and runs from the northern most point of the site to a point approximately midway along the south western property boundary. 3. LAND USES District Plan Land use Zoning The land parcel that is the subject of the land use consent is zoned ‘Rural’ under the Palmerston North District Plan. Within this part of the rural zone, 4ha is the minimum area permitted for subdivision of land. A narrow strip of residential development exists along the north eastern boundary of the subject site. This existing development extends from a point near the southern entry to the Ashhurst Domain to the western SH3 Napier Road entrance to the Ashhurst Village.

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STATUTORY REQUIREMENTS

NATIONAL AND REGIONAL POLICY STATEMENTS Resource Management Act -1991 (RMA) Section Six of the RMA relates to the protection outstanding natural features and landscapes Section Seven of the RMA includes requirement to have regard to the maintenance and enhancement of amenity values and the maintenance and enhancement of the quality of the environment. environments by design Ltd.

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Palmerston North City District Plan Sections 7 and 9 of the Palmerston North City District Plan sets out the relevant development objectives, policies, and rules that relate to subdivision and development in the rural zone. 5.

PROPOSED SUBDIVISION & INDICATIVE FUTURE DEVELOPMENT

Proposed Subdivision The applicant proposes to subdivide the subject site into 24 residential allotments ranging in size from 1025 m2 to 2150 m2 in size and four rural allotments ranging in size from 2.91ha. to 3.87 ha. The applicant has provided an indicative subdivision development plan which includes: 1. A single entrance to the proposed subdivision (approximately 17m unformed road width) fronting onto the service road at #1452 Napier Road. 2. A main subdivision access road into the site with two cul-desac streets extending off from it. 3. Ten R.O.W.’s are provided to facilitate site access for proposed rural allotments #26-29. The proposed 24 residential allotments are located in the eastern sector of the subject site immediately adjacent to the existing strip residential development which forms part of the Ashhurst Village rural urban fringe and which fronts onto SH3 Napier Road. The rural allotments are located in the western sector of the subject site which interfaces with the adjacent rural landscape.

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The applicant’s proposed subdivision plan

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Proposed subdivision overlay on aerial photo

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LANDSCAPE CHARACTER AND AMENITY Existing Landscape Character and Amenity Landscape character describes the recognisable reoccurring patterns, elements, and characteristics of an area that distinguish or define one area from another. The landscape character of an area is the result of the cumulative effects of the natural and cultural processes that act upon the land. The landscape character of the subject site is best described as “Rural Flood Plain Village Character”

The Ashhurst area has a rural flood plain village character

The key natural elements that contribute to generating this landscape character are: 1. The open rural grasslands and the vegetation patterns of the Manawatu flood plain, river and stream corridors, and the Tararua and Ruahine Ranges. 2. Vegetation, particularly mature trees, found in the rural, horticulture, residential, and recreational areas and within the Manawatu River corridor. 3. The landforms associated with river and stream corridors in the area and the Tararua and Ruahine Ranges.

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The key cultural elements that generate the area’s landscape character are: 1. The grid patterns of rural, horticultural, grazing, wind farm and residential land use activities in the area. 1. The formal alignments of rural and shelter boundary planting. 2. The scale and pattern of rural roads. 3. The small scaled clustering patterns of development (e.g. residential, commercial, industrial, horticulture) areas. 4. The species and patterns of street trees and other urban vegetation. Amenity Values The amenity values associated with the immediate and wider area of the subject site are both rural and urban based. These values can potentially be conflicting due to the close proximity of residential and rural land uses. The amenity values of the area are linked to and associated with: 1. The visual and experiential aspects of the rural environment and character. This includes, the functional uses of land for production, easy physical and visual access to the rural environment, simplicity of form, open spaces, shelter enclosed paddocks, and the natural qualities associated with landform, vegetation, river and stream corridors. 2. Residential landscape amenity in the form of abundant presence of vegetation, in particular street trees, and property and road frontage amenity plantings. 3. The intimate scale of development and the spatial qualities associated with the ‘village’ and rural lifestyle’ character of Ashhurst. 4. The qualities of naturalness associated with the visual and physical experiences the Ruahine and Tararua Ranges, Manawatu River corridor, and the Ashhurst domain. 5. The instrumental aspects of land for production purposes. 6. Environmental safety, accessibility, privacy, and protection from the elements.

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Street trees and street amenity vegetation are important sources of amenity.

8. SITE AND DEVELOPMENT PROMINENCE The prominence of the site and prominence of the proposed development components influence the extent to which adverse visual effects may occur. The subject site and surrounding landform to the north, west and east is flat. This lack of significant contouring, and the lands gentle drop in elevation from north to south increases the potential prominence of the subject site particularly when viewed from the SH3 Napier Road to the northwest of the subject site and to the west from Hacketts Road. However, the prominence of the subject from SH3 Napier Road corridor is significantly lessened by the visual intervention of rural and horticultural shelter and structures in the wider area and by the existing strip residential development to the east of the site. Views of the subject site from the lower river terrace and flood plains to the south are less prominent due to the lower elevation of viewing stations and intervening river valley vegetation.

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Views of the subject site from upper elevations are obscured by intervening shelter and river corridor vegetation.

Future residential and rural development will be visually prominent from western viewing stations. Residential development will be less prominent from existing strip residential development along SH3 Napier Road due to the presence of boundary shelter planting along property boundaries. Residential development will have greater prominence from existing residential areas where indoor and outdoor living areas and open views are oriented to the subject site. Future rural development along the western section of the subject site will be prominent when viewed from rural properties along Hacketts Road, SH3 Napier Road (1km viewing distance) due to the flat and open nature of the site and adjacent properties. Boundary planting and fencing of these sites (#26-#29) will also be prominent. Roads provide a critical infrastructure for development which influences the visual patterns created in the landscape. Adverse visual effects can occur where the nature of development is visually prominent and where it occurs on visually prominent sites. The entrance to the proposed subdivision is to be developed through the site of a former residential site connecting to an existing service road near SH3 Napier Road at the north east boundary of the site. Given the high use of SH3 Napier Road, and its close proximity to the subdivision entrance, the entrance is considered to be a prominent development component. The applicant has not provided any detailed information regarding any proposed earthworks as part of the proposed subdivision and development of the subject site. Earthworks can potentially environments by design Ltd.

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introduce prominent landforms in the landscape. It is my understanding however that no extensive landscape earth works are proposed for the subject site. Earthworks are unlikely to be visually prominent in the context of any future development given the flat nature of the subject site and surrounding area. Future construction activities with in the subject site will be prominent due to the openness of the area and the sites’ close proximity to existing residential and rural development.

The subject site and future development will be prominent when viewed from adjacent rural and residential areas.

CRITICAL VIEWING AREAS An analysis of views of the subject site identifies the areas where critical views of proposed subdivision will occur. Development within the proposed subdivision will be potentially most visible from these viewing areas. Any adverse visual effects arising from the proposed subdivision and subsequential development of the site will therefore most likely be experienced from these areas. 9.

ASSESSMENT OF POTENTIAL ADVERSE VISUAL EFFECTS

Prominent areas of the subject site and prominent development components and activities have the potential to create adverse visual effects. The future development of newly created residential and rural allotments will introduce visual changes to the area which will be visible from existing residential properties along the site’s north east property boundary and from rural areas and properties southwest of the site. environments by design Ltd.

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Changes will potentially occur through the development and domestication of allotments. The development of residential structures, fencing, boundary planting, the entrance to the subdivision, and construction activities, have the most potential to create adverse visual effects. Residential Structures & Allotment Sizes The subject site lies within the urban rural fringe of the Ashhurst Village and as such has the potential to adversely affect both urban and rural environments. Extensive development of residential structures along the urban rural fringe has the potential to undermine or weaken the adjacent rural character of the area through the introduction and density of future housing development. The residential village character of adjacent residential developments is also potentially at risk as any residential development within the subject site that is significantly different in form, density, and building type, could potentially adversely alter the visual, spatial and experiential aspects of the areas village character and the existing urban rural fringe. The development of residential structures in close proximity to each other creates tight visual patterns in the landscape. Village landscape character and amenity values could be adversely affected if proposed allotment sizes are significantly and consistently smaller than adjacent residential or rural areas. Existing residential areas with indoor and outdoor living areas that are open and oriented to adjacent rural areas may experience a potential loss of rural amenity. Boundary Planting & Fencing The existing urban rural fringe of the Ashhurst Village in the vicinity of the subject site is defined by the south western property boundaries of existing residential properties which are shared with adjacent rural properties. Planting and fencing of these boundaries has a significant influence on the visual character of the urban rural fringe. Visually, the urban rural fringe is simple in its form and character and is an inherent part of the Ashhurst Village and adjacent rural landscape characters. Fencing is typically made of wooden materials, of uniform height, and finished in unobtrusive paints or stains. Boundary vegetation consists of small to medium sized trees and shrubs with and is relatively consistent in form, colour, and texture.

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Adverse visual effects will be created and could potentially affect adjacent rural properties where fencing and boundary planting introduces visually prominent or urban based materials into the landscape which is a distinctive deviation from the existing relatively simple and uniform character of adjacent rural areas. Boundary planting of proposed allotments can potentially create adverse visual effects where such planting is not in keeping with the patterns and species of vegetation typically found in the wider landscape. This can potentially create prominent and visually complex, tighter vegetation patterns in the rural environment or establish plant species that that are not in keeping with the wider rural landscape character. Typically, property owners will seek to use boundary planting and fencing to define allotments and to establish shelter, privacy, and amenity as part of the process of site domestication. Tree planting typically establishes visual prominence within a development area due to the potential size of some tree species. Tree species selection and or pattern of establishment can potentially adversely affect landscape character and natural landscape values.

Residential structures, boundary planting, and boundary fencing will potentially create adverse visual effects from within adjacent rural environments

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North east boundary of the subject site

Proposed Subdivision Entrance /Access Road The main access into the proposed subdivision has the potential to create adverse visual effects due to its close proximity to SH3 Napier Road and existing residential development. The proposed access road is to be developed on a former residential site located within the existing strip residential housing area immediately east of the proposed subdivision. This change effectively introduces a new land use (road) to the area which has the potential to adversely affect street and residential character and amenity of the existing residential development along the service road adjacent to SH3 Napier Road. The streetscape amenity of the existing residential area can potentially be adversely by the nature of road width design, surface treatments, signs, and landscape treatments. The Traffic Impact Assessment report prepared by Dave Wanty, of MWH New Zealand Limited dated August 2007, illustrates the proposed access road to the subject site from SH3 Napier Road. Construction There are no potential adverse visual effects to arise from the proposed subdivision with respect to the proposed development of roads, or earthworks due to the low prominence that these future development components will have within the area of the subject site. However, due to the prominence of the subject site from western areas and the site’s closeness to existing residential properties, the construction process associated with earthworks, roading and housing development does have potential to create adverse visual effects. Machinery, temporary sheds, site storage environments by design Ltd.

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and stock piling areas could all be visible and create visual effects which adversely affect landscape character and amenity values of the urban and rural environments. 10.

ASSESSMENT OF VISUAL EFFECTS

Under the proposed plan change future development of the subject site will bring about significant visual changes to the area. Such visual effects are considered to be adverse where these changes are inappropriate or where they adversely affect the immediate or wider landscape character and amenity values of the area. The assessment of visual effects focuses on the areas within the landscape, and on those components related to the subject sites development, which have the greatest potential to create adverse visual effects. Adverse Visual Effects Created By Residential Structures The development of residential structures within the proposed subdivision will extend the urban rural fringe by approximately 50 metres. Visually, this will be most apparent from viewing stations 1.5 kilometres west of the proposed subdivision and from residential properties immediately adjacent to the subject site on its eastern boundary. Viewing stations include: 1. Properties located on Hacketts Road 2. Areas along the section of SH3 Napier Road north west of the subject site in the vicinity of the Hacketts Road intersection (limited to vehicles travelling east). 3. Residential properties located along the eastern boundary of the subject site. Impacts on Hacketts Road West of the subject site, views of the subject site will occur mainly from rural scaled properties on Hacketts Road. There are eight dwellings located along Hacketts Road (#’s34, 50, 58, 69, 68, 72, 83, 91) and one along SH3 Napier Road (# 1214). The subject site when fully developed will be seen from some, but not all residential dwellings and outdoor living areas primarily due to the presence of

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Map illustrating visual prominence assessment of the subject site

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existing rural shelterbelts in the area and planting of residential sites within rural allotments. #’s 34, 50, 58, 59 and 69. Clear views will be had of the rural horticultural activities, and any potential future residential structures on rural allotments The property at #1214 SH3 Napier Road will have a view of a very small portion of the southern half of the subject site if any due to the angle of view and existing boundary shelter planting. Views from rural properties (west to southwest of, and within 1 kilometre of the subject site) will not experience any significant loss of visual or rural amenity as the proposed residential subdivision is relatively small and occurs along the existing urban rural fringe. Visual effects will be largely created by views of buildings, fencing, and introduced plant materials. Views of rural allotments #26-29 will be most prominent as will any boundary fencing and planting, and any development on the allotments due to the open nature of the site. Allotments 26-29 will not produce any adverse visual effects as these allotments will remain rural in landuse and character There will be views of residential structures, and southwestern boundary fencing and planting on allotments #6-17 from Hacketts Road from Hackett Road properties #34, 50, 58, and 69. The typical domestication (boundary planting and site amenity planting) of the proposed rural allotments and proposed residential allotments will likely result in additional screening in the area which will provide sufficient filtering of views to ensure that any adverse visual effects created are no more than minor. Conditions requiring the establishment of such boundary planting will help to ensure that any adverse visual effects are mitigated. Impacts on SH3 Napier Road Transitory views, north west of the subject site, from SH3 Napier Road will be had of residential structures. Views will be temporary and brief as speed of travel along this stretch of highway as travel is fast (100 kilometres/hr) and the stretch of road where views are possible is short (approximately 300m). The angle of views, intervening properties, and shelter belt plantings between SH3 Napier Road travellers will limit, screen, or filter views of the proposed subdivision. The viewing distance from SH3 Napier Road is up to 1.5 kilometres, and in the context of the complex views of the wider rural environment and distant views of the Tararua and Ruahine Ranges, any views of proposed residential structures and associated adverse visual effects will be minor or non existent. Impacts on Existing Residential Areas environments by design Ltd.

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Existing residential properties (18 properties) along the north eastern boundary of the subject site will have clear views of residential structures from their dwellings and outdoor living areas where open views exist along property boundaries shared with the subject site. All residential properties will encounter some visual effects, those most affected include #’s 1448, 1444, 1450, 1472, 1474, 1478, 1490, and 1496 due to the openness of south western property boundaries shared with the subject site. Proposed residential development will change this outlook and landscape character from rural to residential significantly affecting people’s existing views and amenity. Significant visual effects will occur because of the high prominence and density of residential structures in the proposed subdivision during and after construction. While the visual effects are significant they are not considered to be adverse for the following reasons: 1. The proposed subdivision adds onto an existing residential area that is similar in scale and density. The eventual domestication of allotments will most likely create a residential character and amenity that is similar to or compatible with adjacent residential areas and; 2. The change in landscape character from rural to residential is appropriate with respect to anticipated growth of existing residential areas and the urban design benefits (discussed later in this report) that arise from the proposed subdivision. Conditions requiring the establishment of appropriate boundary planting will help to ensure that any adverse visual effects are mitigated and that a compatible residential character and amenity is developed. Adverse Visual Effects Created by Boundary Planting and Fencing The south western boundaries of allotments #6 to #17 of the proposed subdivision will create a new and visible section of urban rural fringe which is located just west of the existing urban rural fringe. A variation in urban rural fringe planting and fencing treatments of these newly developed allotments is highly likely as the domestication of individual properties will be highly influenced by personal tastes, needs and preferences of property owners. Given the prominence of this section of the subject site, it is likely that inconsistencies in south west boundary planting and fencing of

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allotments #6- 17 will create visual anomalies with the urban rural fringe which is currently relatively uniform in its form and structure. Planting and fencing along the north western and south western boundary of allotment #26 and the south western boundaries of allotments #’s 27 ,28, and 29 will not create any adverse visual effects due to the allotments proposed land use. Boundary planting of proposed residential allotments by property owners along the subject site’s north eastern boundary will not be visible from adjoining rural areas. Typical domestication of residential allotments along the north eastern property boundaries will most likely introduce amenity boundary planting. No adverse visual effects are anticipated. Adverse Effects Related to Development Pattern and Scale The development pattern and scale of proposed residential allotments will not create any adverse effects as allotments are similar in size. The proposed cul-de-sac development is contrary to the lineal pattern of residential development in the area but is small in scale and will therefore not produce any adverse effects. Proposed rural allotments 26-29 will be marginally smaller (approximately 25%) in area than the subject site’s existing land parcels and on average will be approximately 10% smaller than the minimum 4 ha permitted within the District Plan. No adverse effects will occur given the location of these allotments at the urban rural fringe and in the context of the immediate landscape. Adverse Effects Created by Earthworks and Roads Earthworks and internal road development is highly unlikely to create any adverse visual effects within the area. This is suggested by the existing topography of the subject site and surrounding area which is flat in nature and has a low visual prominence in the area. Future residential structures will be located along internal roads and these will visually obstruct any views of roads from areas outside the subdivision. No adverse visual effects will be created. Adverse Effects Created by the Proposed Subdivision Entrance /Access Road The entrance and main access road to the proposed subdivision site is to be developed through the site of a former residential site on the north east boundary of the subject site. The access road connects to the service road which runs parallel to SH3 Napier Road.

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This component of future development of the site represents a change in land use from residential development to roadway which will, by the nature of roadways, bring about significant changes to adjacent residential properties. Physical and spatial changes will occur within the existing residential service road streetscape and for adjacent property owners # 1450 and #1456. Adverse effects experienced at these properties will include a loss of privacy, residential character and amenity. The assessment of potential adverse visual effects in this report identifies the development variables that will create these effects. The applicant has not provided any detailed plans on the development of the entranceway and main access road so detailed adverse visual effects of these development components can not be fully accessed. Design guidelines or controls on the development of the entrance way and access road are therefore needed to help ensure that any adverse visual effects created are avoided, mitigated or remedied.

View of proposed subdivision entrance looking west into the subject site

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Plan from Dave Wanty’s (MWH) Traffic Assessment Report illustrating the proposed alignment of the access road to the subject site and lighting upgrading

Proposed entrance to subdivision in relation to existing residential development and service road access

Construction

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The construction of any future residential development on the subject site will introduce temporary but highly visible elements and activities into the landscape which are contrary to existing the rural and residential the character and amenity of adjacent areas. The areas most affected will be rural areas and properties west of the site, and residential areas east of the site. Construction activities will also be seen from SH3 Napier Road in the vicinity of Hacketts Road. Earthworks, services infrastructure, roads, and residential structure construction will be visible during the construction period. The applicant has not identified an indicative period of construction of roads and cannot identify a construction period for the development of residential structures as this will depend on the sale of all allotments created. Given the size of the proposed subdivision, the construction timeframe for the completions of services, earthworks and roads, will likely be relatively short. Adverse visual effects created by the processes of construction will also be short lived as effects will be eliminated as construction progresses. In the context of time the adverse visual effects related to construction will be no more than minor. Controls on the time frame for the completion of some aspects of the development such as boundary planting and fencing maybe required. Such controls will help to ensure that any adverse visual effects created by construction related activities are avoided, mitigated or remedied. 11.

EFFECTS ON THE WIDER LANDSCAPE

The wider landscape, in the context of the proposed application, is referred to as the ‘Te Matai Flats’ landscape unit in the Palmerston North City Council’s Landscape Study (November 2008). The study documents the area’s predominant defining characteristics, development patterns, visual amenity and visual sensitivity. It also provides a generalised evaluation of the landscape unit’s visual sensitivity, natural features, legibility, cultural & historical associations, and aesthetics. While more detailed value assessments have yet to be carried out, the study does provide a framework of wider landscape issues from which potential effects can be considered. Pattern and Legibility Pattern and legibility of the areas landscape unit will remain in tact as the proposal builds on the existing urban rural fringe urban of the Ashhurst Village and adjacent rural area. The rural allotments (#26-29) are marginally smaller than the minimum 4Ha as set out in the District Plan. The smaller allotment size will be largely imperceptible and will not adversely affect the legible pattern within environments by design Ltd.

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the wider landscape. The location of these allotments at the urban rural fringe will be appropriate as transitional land parcels. Ecological and Natural Landscape Areas The proposed plan change and rural development of the subject site will not adversely effect any of the area’s ecological values/ areas as the proposal does not contain, or is not located within, any significant ecological areas. No natural landscape values or features are affected. Amenity Amenity values associated with the Ashhurst Village landscape character and rural landscape character will not be adversely affected providing appropriate development controls or guidelines are in place to manage the interface between rural and urban areas of the existing landscape and any future development of the subject site. Landscape character The proposed plan change for the residential development component of the subject site and it’s, subsequent development, will bring about a significant change in landscape character from rural to residential. The change will only affect the immediate site and not necessarily the wider landscape character providing that the nature of residential and streetscape development of the subdivision is in keeping with the Ashhurst Village character. The change in landscape character however is appropriate in the context of its wider setting and expected patterns of urban growth. New residential growth on the edge of existing residential areas is a logical pattern of growth to expect for built up urban areas and the future residential subdivision will be incorporated within the Ashhurst Village urban area without creating any anomaly in either the rural or Ashhurst Village landscape. The proposed rural allotments will integrate into the rural landscape by way of the allotments land use and the domestication of properties (i.e. boundary planting, fencing, auxiliary structures. The allotments will act in a transitional manner providing an appropriate land use and scale of rural activity along the urban rural fringe of the Ashhurst Village. As such, the proposed rural ,and residential subdivision allotments will not adversely effect the wider landscape character of the area. 12.

CUMULATIVE EFFECTS

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The plan provided by the applicant suggests that the proposed subdivision will be the first of a number of possible future residential subdivisions in the area. The cumulative effects of similar such subdivisions will potentially have a number of adverse effects in the landscape potentially affecting the pattern and legibility of the landscape unit, and the rural and residential landscape character of the immediate area. Future residential subdivision in this area will need to take a planned and coordinated approach to carefully consider and provide for 1. The development and definition of the Ashhurst Village urban rural fringe and river edges. 2. The establishing of internal and external linkages to public open space and recreation areas (i.e.The Ashhurst Domain and river corridor) and adjacent residential areas. Other urban design related issues are discussed later in this report. 13.

MITIGATION MEASURES

Mitigation measures need to be put in place to help avoid, remedy or mitigate the adverse visual effects identified within this report. Aspects of the proposed subdivision and elements related to the subsequential development of the site which will create adverse visual effects include: 1. residential structures 2. boundary planting and fencing 3. subdivision entrance and access road 4. construction processes The mitigation measures set out here are illustrated in a plan contained in appendix 2 of this report. Residential Structures Controls on finishes will help to manage any potential adverse visual effects created by the high reflectivity and clarity values of some finishes applied to siding and roofing materials. Neutral colour and low reflectively and clarity values of materials and finishes on residential structures will help to reduce the visual prominence of structures, and integrate them within the existing residential environment, and mitigate views from within adjacent rural areas. Street tree planting along internal roads of the proposed subdivision will help to offset the views of residential structures and visually integrate them within both residential and rural landscapes.

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Boundary Planting & Fencing Uniform fencing and boundary tree planting along the subject site’s south western property boundaries of residential allotments #6#17 will help to integrate future development into the surrounding landscape and will help to ensure that the newly created urban rural fringe is visually defined in a relatively uniform and cohesive manner. Fencing should be constructed of natural materials and be of a consistent height (1.8 metres) to conform to existing residential areas. Neutral colour and low reflectively and clarity values of materials and finishes on fencing materials are needed help to reduce the visual prominence of fencing at the urban rural fringe and to maintain visual simplicity in the landscape which is part of the Ashhurst Village and adjacent rural landscape characters. Subdivision Entrance and Access Road Streetscape development of the proposed subdivision entrance and main access road is needed to off set the adverse visual effects they will create on the amenity and streetscape values of adjacent residential properties. A street tree planting scheme needs to be implemented to maintain the existing Ashhurst Village landscape character and amenity values. The establishment of a roadside garden consisting of street tree and shrub plantings is needed along both sides of the access road at the entrance to the subdivision to minimise the adverse effects of lost amenity and privacy of existing residential properties at #1450 and #1456. Road surface treatments are also needed at the within the entranceway to the proposed subdivision for streetscape amenity and legibility. Construction The early establishment of boundary planting and fencing mitigation measures set out in this report will help to manage any adverse visual effects associated with the construction processes of the proposed subdivision site by providing some filtering of views into construction areas.

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Illustrated Mitigation Measures environments by design Ltd.

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14.

URBAN FORM ANALYSIS

General The Ashhurst Village is largely based on a grid layout centred off Cambridge Avenue north of SH3 Napier Road. The core of Ashhurst Village urban development is oriented in a north- south direction on either side of Cambridge Avenue which is the main access into the village. Commercial strip developments occur along Cambridge Avenue which loosely defines the village’s commercial centre. Industrial land uses are zoned in the south western part of the Village, immediately north of the SH3 Napier Road. A single section of strip residential development exists along the southern side of SH3 Napier Road south of the village’s central core of urban development. Rural and rural developments lie to the north, west, and east of the Village’s residential urban core. Effects of the Proposed Residential Subdivision and its Subsequent Development Urban Growth The proposed subdivision will create a logical extension to the existing strip residential development which is physically isolated from the core of existing urban residential development in Ashhurst. Development of the subject site will effectively expand the urban fabric of the Ashhurst Village westward from the existing strip residential area toward Hacketts Road. The extension of urban growth onto the subject site is rationalised by: 1. The presence of the existing strip residential development to the north and east of the site, 2. The site’s proximity to SH3 Napier Road, existing services, and recreation areas. The proposed subdivision will help to strengthen the clustering of residential development zones within the Ashhurst Village. Such clustering is desirable as it promotes greater efficiency of cost and services and promotes sustainable development.

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The subject site in the context of the wider Palmerston North and Ashhurst Village area.

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Density The density of subdivision proposed is relatively consistent with other residential developments at the rural urban fringe in the Ashhurst Village. A comparison of allotment sizes is illustrated in the map below.

Proposed residential subdivision allotments are similar in size and density as existing residential areas

Pattern & Legibility The cul-de-sac layout design is not commonly found within Ashhurst, but does occur within more recent subdivision developments in the area. Direction finding within the subdivision design will be clear and easily understood by local residents largely due to the relatively small scale of the proposed subdivision. Streetscape development of the proposed subdivision entrance, access road, and residential streets within the proposed subdivision will help to improve aspects of the site’s legibility and way finding within the existing residential framework. Context: The proposed subdivision fits within the context of the wider Ashhurst Village. The proposed residential subdivision occurs on the urban rural fringe of Ashhurst and incorporates four rural allotments. Boundary treatments (i.e. planting and fencing) of both proposed residential and rural allotments provide further opportunities for the environments by design Ltd.

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proposed subdivision to recognise and better integrate with the adjacent rural environment. The proposed subdivision also recognizes the context of existing residential development along SH3 Napier Road through its proposed physical development as a logical extension to the existing strip residential properties in the area. Detail design considerations on the development of the entry to the proposed subdivision are needed to ensure that the entry and access road are appropriately integrated within the context of the existing residential community. Character: The close relationship between urban and rural development in Ashhurst is a key defining aspect of the wider Ashhurst Village landscape character. The proposed subdivision maintains this relationship between the rural and urban environment by way of its location and layout and the integration of both urban and rural allotments. Detailed design of the streetscape (predominantly street tree planting, and building setbacks) within the future residential development is needed to ensure that the spatial characteristics of the proposed residential area is conducive to the rural village character of Ashhurst. The external boundary treatments of the proposed subdivision site (i.e. boundary fencing and boundary planting) are important aspects of the proposed subdivision which can strongly influence the landscape character and nature of visual effects created on the adjacent environments. The location and design of these boundary treatments need to be sensitive to the rural amenity of the area. Connections The scale of the proposed subdivision provides little practical opportunities to establish physical and social linkages with the wider Ashhurst Village community. The proposed main access road which directly connects to the service road off SH3 Napier Road and the presence of additional residential properties when established will provide wider social interactive opportunities within the immediate area through its physical connection and close proximity to the existing residential strip development on the southern side of SH3 Napier Road. This existing SH3 Napier Road strip of residential development is a weak component of the existing Ashhurst Village urban fabric by environments by design Ltd.

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way of its form (an elongated strip approximately 1.1 km in length) and location (separated from the core of urbanised areas of the Ashhurst Village) which inhibits opportunities for the area to fully develop physically and socially as a cohesive community unit. The proposed subdivision will help to correct these deficiencies by adding a mass and form to existing residential development in the area that will generate more meaningful and beneficial physical and social connections within the immediate area. Future physical and social opportunities for the area can be enhanced and secured by providing cross linking road and footpath connections with any future residential subdivisions to the north and west of the proposed residential subdivision. Such linkages help to create important recreation and access networks within urban communities that promote greater permeability of living environments, choice, and efficiency of movement. The proposed subdivision’s proximity to the rural environment, river valley, and Ashhurst domain, also provides opportunities to develop important connections to the ecological, recreational corridors and open space associated with these areas. The subject site’s proximity to SH3 Napier Road and the infrastructure of the existing residential areas provides for efficient transport and service connections. Choice The proposed subdivision represents an opportunity to provide for alternative living environments within the wider Palmerston North and Ashhurst Village areas. The location of the subject site provides an opportunity to further develop the rural village landscape character and lifestyle of the area as an alternative living environment to the more urbanised living environments of Palmerston North and rural farmland lifestyles. Within the subdivision exists a choice of rural or urban lifestyle opportunities. The small scale of the proposed subdivision prevents little opportunities for providing choice of movement in an around the subdivision.

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Map illustrating desirable connections to surrounding areas

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Ashhurst village urban form analysis of the proposed residential subdivision

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15. LOW IMPACT DESIGN ISSUES Low impact design issues focus on reducing storm water generation and using natural systems and processes to manage storm water within proposed developments. The applicant is considering conveying storm water via pipelines and into an open drain outside the subject site. Never-the-less, there are a number of low impact design opportunities that can be incorporated into the proposed subdivision that will further enhance the character and integration of the proposed subdivision with the adjacent rural and residential environments these include: Building Setbacks Reducing building setbacks to minimum distances from street frontages reduces the areas of drives and footpath access to individual residences which reduces the quantity of storm water runoff hard surface areas. An additional benefit of reduced building setbacks is the change in spatial characteristics within streetscape areas to smaller, more intimate scaled environments which are more conducive to enhancing the Ashhurst Village landscape character. Reduction of Impervious Surfacing Impervious surfacing, typically found in the construction of footpaths, drives, and roadways, are major generators of storm water runoff. Reducing the amounts of impervious surfacing within residential developments reduces storm water runoff and lowers the impacts on the environment. The detailed design of the proposed residential area can incorporate the following measures to achieve this: 1. Design to minimise road and driveway widths and lengths. 2. Design to minimise on site parking areas and incorporate off site visitor parking areas. 3. Minimise the numbers and sizes of footpaths to keep the overall quantity of hard surface areas to a minimum. 4. Minimise turnaround surface areas. 5. Minimise or eliminate the use of kerbing. 6. Maximise the use of natural storm water collection, retention and dispersal systems. Use existing water courses and watershed areas; employ the use of rain gardens, retention ponds, vegetated filter strips and drainage swales. Subdivision Design and Lot Configuration Storm water runoff can be reduced through subdivision design and lot configuration: environments by design Ltd.

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1. Configure allotments and roadways to: a. Minimise road lengths. b. Maximise the multifunctional use of land (e.g. shared access use) to reduce the potential total area of hard surface areas. c. Minimise the disturbance of the site (vegetation and earthworks) to retain. The application of some or all of these approaches to low impact design in combination with the applicants proposed approach to storm water management systems will help to minimise the impact that development of the subject site could have on the generation and management of storm water. Minimising the creation of hard surface areas through design of the subdivision (layout and roading), incorporating open space areas, and the use of natural collection, filtration and dispersal systems will all help to achieve this. The proposed residential subdivision occurs on a site where minimal earthworks are required as the topography of the site is flat and site vegetation is limited to largely grasses. 16. CONCLUSION The proposed residential and rural subdivision of rural land west of SH3 Napier Road on the urban rural fringe of the southern end of the Ashhurst Village will bring about significant visual changes to the local area. Subdivision of the subject site and the visual changes arising from the site’s development has the potential to produce adverse visual effects that could undermine rural and Ashhurst Village landscape character and amenity values largely due to the site’s location and prominence. The greatest visual change will arise from the proposed residential allotments on land currently zoned for rural development. Changes to the area however are appropriate as the subdivision is proposed on land at the urban rural fringe of Ashhurst where growth and change of land use is logical and anticipated. Visual effects and amenity issues created by the proposed subdivision and the subsequential development of the site can be effectively avoided remedied or mitigated through controls on planting, fencing, access and entrance road and streetscape design and treatments. Wider Te Matai Flats Landscape Unit will not be adversely affected by the proposal. Significant ecological and natural features within the area are not affected and the rural and residential components of the subdivision will be in keeping with the areas visual amenity, character, and pattern of development, providing that recommended design and mitigation controls or measures are implemented. Any adverse visual effects created will be no more than minor. environments by design Ltd.

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The urban growth of the Ashhurst Village area represented by the proposed subdivision is a logical extension of the existing strip residential development along SH3 Napier Road. The extension of urban growth onto the subject site is rationalised by the presence of the existing strip residential development the north and east of the site, its proximity to a major transportation route (SH3 Napier Road), existing services and recreation area. The increased mass of residential development at the southern end of the Ashhurst Village will create at tighter clustering of land uses at the southern end of the Ashhurst Village which promotes a more sustainable urban form. The scale of the proposed subdivision is small and the layout of streets is simple. Way finding or legibility will be clear and easily understood. The proposed density and pattern of subdivision is relatively consistent with rural and urban development in the area. Boundary planting, fencing, access and entrance road streetscape design and treatments will help ensure that subsequential development of the site will be conducive to the rural and village character of Ashhurst. The cumulative effects of similar such subdivisions in the immediate area may potentially have adverse effects on the landscape character and urban form of the Ashhurst Village and on adjacent rural areas. Careful planning and design of open space areas, and developing physical and social connections linkages within Ashhurst are needed to avoid any adverse effects. The environmental impact of future residential development in the area can be minimised through the application of low impact design principles which focuses on reducing storm water generation by using natural processes and systems to collect, retain, and disperse storm water within residential developments. Low impact design of the proposed subdivision and its development can be achieved by reducing the quantity of impervious surfaces within the residential development. Natural processes and systems for storm water collection and dispersal can be achieved through the use of existing water courses drainage ditches, rain gardens, storm water retention ponds, vegetated filter strips and swales and through provisions of open space within residential development areas. 17. RECOMMENDATIONS The implementation of the following recommendations will help to minimise the environmental impact of development and to maximise the benefits of urban design within the proposed subdivision and development. These recommendations will help to environments by design Ltd.

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ensure that any adverse visual effects created by the proposed subdivision and its subsequent development will be no more than minor: RECOMMENDATIONS 1. That boundary tree planting be established along south western property boundaries of residential allotments #6-#17. 2. That all shelterbelt and boundary plantings required as a condition of consent be protected from removal. 3. That the applicant successfully establishes all plant materials on the site for a period of 3 years and keeps them in a healthy and vigorous growing condition at all times. All plant materials showing signs of disease or pest damage shall be treated immediately. Any plants found not to be in a healthy and vigorous growing condition shall be replaced at the end of the 3 year maintenance period at the cost of the applicant. 4. That residential fencing, uniform in design and materials, is established along the subject site’s south western property boundaries of residential allotments #6- #17 and that the fence is finished in a neutral colour with low reflectively and clarity values. 5. That low impact design principles be incorporated within the design of the proposed subdivision specifically the reduction of storm water runoff generation and the use of natural systems and processes for its retention, and dispersal. 6. That streetscape development be incorporated as part of any residential development and shall include street tree planting, surface treatments, and a landscaped entranceway to the subdivision. 7. That all boundary fencing of the subject site, roofs, and building exterior finishes do not have high a natural reflectivity (equal to or less than 37%) and high colour clarity values. 8. That the applicant provides a conceptual landscape development master plan for the residential development of the proposed subdivision outlining boundary and street tree planting locations and species. The plans shall note landscape treatments associated with the development of residential streets, access roads, and entranceways within any development.

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The implementation of these recommendations will help avoid remedy and mitigate any adverse visual effects resulting from the proposed plan change and the subsequent development of the site.

Richard Mayer Landscape Architect / Urban Designer environments by design Limited

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