Planners Report.pdf - Hutt City Council

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Traffic 6.12 Mr Allen and Ms Doig consider the application to be misleading when it says there is no existing off-street space because Dominos uses an informal parking at 43 Tory Street. 6.13 Mr Allen and Ms Doig consider that demand for parking results in vehicles obstructing footpaths. They also consider that demand will increase significantly as a result of the new premises in addition to Dominos. 6.14 Ms Adam submits that even though Dominos has existing use rights, they should still be required to meet the current parking and loading requirements. Ms Adam queries whether there are other alternatives available given the existing level of activity in the informal car park. Character effects 6.15 Ms Adam considers the retail tenancy on Tory Street will affect the predominant residential character. Future occupants 6.16 Ms Adam is concerned that there has been no application for unit titles as an owner/occupier would be more likely to take better care of the units. Miscellaneous matters 6.17 Concerns were raised in the submissions on the effect on property values. I do not consider this a matter relevant to <strong>Council</strong>’s assessment as property value is not an environmental effect in itself. Rather, it is the outcome from various factors which may influence a person’s perception on the value of a property such as a loss in amenity values. While no weighting will be placed on the potential loss of property value, I consider it relevant to assess the amenity effects of the proposal in section 7 of this report. Pre-hearing meeting 6.18 A pre-hearing meeting was held on 21 March 2012. The chairperson’s report and the conditions proposed by the applicant that were tabled at this meeting are attached as Appendix 2. 6.19 The matters raised within the submissions will be addressed within section 7 below. 7.0 Assessment of actual and potential environmental effects An assessment of effects on the environment, including the issues/matters raised by submitters, is detailed within the assessment below. The District Plan’s objectives,
policies and rules are of particular relevance in terms of section 104(1)(b), and together with the Part II criteria listed in section 9 of this report, form the basis of any determination as to whether an adverse effect may be regarded as acceptable (or otherwise). 7.1 The following definitions contained in the Act apply in this case: “Environment” is defined as (a) Ecosystems and their constituent parts, including people and communities; and (b) All natural and physical resources; and (c) Amenity values; and (d) The social, economic, aesthetic, and cultural conditions which affect the matters stated in paragraphs (a) to (c) of this definition or which are affected by those matters. “Amenity values” are defined as those natural and physical qualities and characteristics of an area that contribute to people’s appreciation of its pleasantness, aesthetic coherence and cultural and recreational attributes. 7.2 The environmental effects that I consider relevant to assessing this proposal are as follows: • Heritage effects • Urban design and streetscape effects • Traffic effects • Effects on residential character • Visual amenity effects • Privacy effects • Shading and daylight effects • Noise effects • Reverse sensitivity • Earthworks effects • Temporary construction effects • Positive effects
Page 1 and 2: Officer’s section 42A report for
Page 3 and 4: 2.11 Apartment 6 would be located i
Page 5 and 6: Site history 3.11 The existing ware
Page 7 and 8: As six new apartments are proposed,
Page 9: 6.0 Submissions 6.1 The application
Page 13 and 14: Heritage effects 7.11 To assist Cou
Page 15 and 16: Building modulation 7.23 Mr Bowman
Page 17 and 18: 7.37 Mr Bowman considers the colour
Page 19 and 20: Building modulation 7.51 Mr Gjerde
Page 21 and 22: Signs and lighting 7.63 In his asse
Page 23 and 24: 7.77 In summary, Council’s Consul
Page 25 and 26: Privacy effects 7.88 It is consider
Page 27 and 28: Management Act, I do not consider t
Page 29 and 30: 8.0 Relevant plan provisions Distri
Page 31 and 32: and protection of natural and physi
Page 33 and 34: at least 48 hours prior to any phys
Page 35 and 36: Compliance with this performance st
Page 37 and 38: Appendix 1 Huttview map of affected
Page 39 and 40: Appendix 3 Assessment by Council’
Page 41 and 42: Appendix 5 Assessments by Council

Planners Report.pdf - Hutt City Council

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