Planners Report.pdf - Hutt City Council

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Permitted baseline 7.3 Section 104(2) states “…when forming an opinion for the purpose of subsection 1(a), a consent authority may disregard an adverse effect of the activity on the environment if [[a national environmental standard or]] the plan permits an activity with that effect.” 7.4 The permitted baseline for a site within the Petone Commercial Activity Area (Area 1) provides for retail activities, commercial activities, health care services, and licensed premises with a gross floor area (GFA) not exceeding 1000m 2 . Residential activities above ground floor are also permitted. These activities must comply with the permitted activity conditions and General Rules. I consider the permitted baseline for these activities as relevant and has been taken into account. 7.5 Further to the above, redecoration, repair or alterations which are internal and not visible from the road or from the road frontage, and minor repairs or alterations or maintenance to the existing façade of a building or structure which does not require building consent are permitted activities. However, if any proposal cannot meet these requirements, consent is required for a restricted discretionary activity. 7.6 As the existing building at 350 Jackson Street is within the Jackson Street Historic Area as identified in Chapter 14F of the District Plan, demolition of this building is an identified discretionary activity. 7.7 In considering the permitted baseline for this proposal, while some small scale repairs, alterations, and maintenance are permitted, it is considered the scale of the development is significantly more than a permitted activity. But in terms of the proposed activity (rather than the bulk of the building itself) I consider the permitted baseline in that respect relevant to my assessment. Existing environment 7.8 The existing environment comprises of those activities that are lawfully established on the subject site. The existing environment differs from the permitted baseline as the permitted baseline considers those activities that could occur in the future on the application site without resource consent; whereas the existing environment consists of the activities already established on the site. 7.9 The existing buildings and activities at 350 and 352 Jackson Street are considered to form part of the existing environment. This includes the tenancies on the ground floor and the first level apartment at 350 Jackson Street. Assessment of environmental effects 7.10 No persons have provided their written approval. Thus all adverse effects on the affected persons must be taken into account.
Heritage effects 7.11 To assist Council’s consideration of the proposal, the application has been peer reviewed by Council’s Consultant Heritage Conservator, Ian Bowman (assessment attached as Appendix 3). In his assessment, Mr Bowman states that neither building at 350 or 352 Jackson Street are specifically registered by the New Zealand Historic Places Trust nor are separately listed by Council in the District Plan. The buildings lie within the Jackson Street Historic Area which is listed in the District Plan and is described under Appendix Heritage 1 (ii) Heritage Areas registered by the New Zealand Historic Places Trust. Mr Bowman has assessed the proposal against the matters identified in Chapter 14F and the Design Guide for the Petone Commercial Activity Area. 7.12 In considering the proposal against the matters in Chapter 14F, Mr Bowman considers the main modifications which will have an external effect on the building at 352 Jackson Street will comprise of replacing an existing egress door to Tory Street, enlarging an existing ground floor window to Tory Street and the construction of the new building replacing the existing building at 350 Jackson Street and 43 Petone Street. 7.13 Mr Bowman considers the window enlarging and replacement of an existing door to the east elevation of 352 Jackson Street will have a less than minor effect on the building. The window being enlarged is currently painted out and there is an existing door, which the proposal replaces. I concur with Mr Bowman’s assessment. 7.14 Mr Bowman considers the new building may have a minor positive effect on 352 Jackson Street as it will create a built edge to the street, which is currently lacking in both Jackson Street and Tory Street. The scale and width of the new building are similar to that of 352 Jackson Street. 7.15 Mr Bowman considers the design and external appearance of the building will have a negligible change on 352 Jackson Street. I concur with this assessment. 7.16 In considering the scale of the work in proportion to the original building, Mr Bowman states that while the proposed new building wraps around the existing at 352 Jackson Street, the visible effect is the construction of a new building to the south of 352 and another to the west of 352 Jackson Street. The new building to the west of 352 Jackson Street is of a similar scale while the new building to the south is approximately half the width and a similar height to the existing Tory Street façade of 352 Jackson Street. Mr Bowman notes the proposed new buildings have three floors within its overall height. While 352 Jackson Street has two floors, the verandah heights align. I concur with these comments.
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 and 10: 6.0 Submissions 6.1 The application
Page 11: policies and rules are of particula
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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