Planners Report.pdf - Hutt City Council

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applicant has since provided additional information on some of the design elements of the proposal, notably the proposed louvers system on the principal façades of the building. Mr Bowman has reviewed the louver information submitted by the applicant and does not consider this to affect his assessment of the proposal. I therefore consider that the proposal meets the relevant performance standards of the design guide in terms of heritage. 7.30 While Mr Bowman notes the proposed design has no added decorative elements, but I consider the lack of decorative elements to be acceptable in this case given the overall modern interpretation of the design guide for the new building. 7.31 The proposed design has extensive display windows on the ground floor on Jackson Street and the division of the façade above the shops matches that of the shops. This is consistent with the relevant performance standard of the design guide. 7.32 Mr Bowman notes there are no large bands of glass uninterrupted by vertical divisions. This is consistent with the relevant performance standard of the design guide. 7.33 In considering Mr Bowman’s comments against the relevant performance standards, while the new building fronting Jackson Street is utilising modern materials and a modern design, the fixed nature of the external louvers will contribute to a solid and monolithic appearance and will not appear to be a skin or veneer. I therefore consider the performance standards are met. Silhouette, parapets and cornices 7.34 Mr Bowman considers that the proposed design does not have a separately expressed cornice or parapet on the street façade. The structural steel beam at roof level could be interpreted as a cornice and its dimensions relate to the remainder of the building as the structural street frame is expressed. 7.35 I consider the proposal is sufficiently consistent with these performance standards. Decoration and colour 7.36 Mr Bowman notes that the proposed design modulates its façade into structural bays but without decorative elements as described above. No decorative elements are proposed to be introduced to the existing building at 352 Jackson Street and it is not known if any decorative elements are missing from this building.
7.37 Mr Bowman considers the colour scheme proposed for 352 Jackson Street is generally consistent with colours used in the inter-war period, in which a number of Jackson Street buildings were constructed. The colour schemes for both buildings will be consistent below and above verandah level. 7.38 In this regard, I consider the decorative and colour elements of the building are sufficiently consistent with the design performance standards. Verandahs 7.39 Mr Bowman notes the proposed building on Jackson Street will have a verandah cantilevered from the building, in the manner of 1930s and 1940s building on Jackson Street. The verandah has a plain fascia, also matching the inter-war period buildings. The Tory Street building does not have a continuous verandah. 7.40 When reviewing Mr Bowman’s comments against the design performance standards for verandahs, I consider the verandahs are consistent with the standards. Under verandahs 7.41 In his assessment, Mr Bowman notes the proposed shopfronts are recessed at an angle with the entrances to one side. The shop widths are not inconsistent with the traditional pattern of older buildings on Jackson Street. The vertical and horizontal divisions within the shopfront design are consistent with the design of the facades above while the tiled upstand is consistent with most traditional shopfronts in Jackson Street. Green tiles used in the shopfronts were a common colour in buildings of the inter-war period. 7.42 Given Mr Bowman’s comments, I consider the proposal generally meets this performance standard and the adverse effects will be no more than minor. Signs and lighting 7.43 There are no proposals in the application to change signage and lighting. Thus the application can meet the relevant performance standards. 7.44 In his summary of the proposal, Mr Bowman recommends the proposal be approved. Given Mr Bowman’s comments in conjunction with my analysis that the proposal is generally consistent with the design performance standards outlined in Appendix Petone Commercial 1, the adverse heritage effects are considered to be acceptable.
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 and 12: policies and rules are of particula
Page 13 and 14: Heritage effects 7.11 To assist Cou
Page 15: Building modulation 7.23 Mr Bowman
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

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