Planners Report.pdf - Hutt City Council

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the horizontal channels will generate, is appropriate. At the time of releasing this report, Mr Gjerde still had serious concerns and would encourage further dialogue with the applicant about this matter. Mr Gjerde has asked that a final design of the balustrading at roof level be agreed by the applicant (consent holder) and Council officers/advisors as a condition of consent. 7.57 In my view, this element of the design is important and should be considered by the committee during the hearing. Alternatively, a condition of consent could be imposed (and has been included in section 11 of this report should the committee consider it appropriate) but I would advise against this approach for this application. 7.58 In reference to the side walls on the south and west elevation, Mr Gjerde considers they comprise of punched fenestration in solid walls which meets the expected design standard. 7.59 At the time of releasing this report, it is apparent that Council’s Consultant Urban Design Expert still has concerns relating to the louvers and roof top balustrades. Given these concerns, I believe it is necessary to explore the matter in more depth at the hearing. Silhouette, parapets, and cornices 7.60 In summarising Mr Gjerde’s assessment, whilst the designs on the principal elevation do not include a parapet, he considers the design can be judged appropriate without one as the language of the building is contemporary. On balance, I consider the proposal to meet these performance standards. Verandahs 7.61 In his assessment, Mr Gjerde notes the proposal includes a verandah along the Jackson Street frontage set at about the height of the verandah on the building to remain. This will provide for continuity of shelter and help link the buildings three dimensionally. Given Mr Gjerde’s comments on the clear verandah in his initial review, the applicant has amended the proposal so that the verandahs are not fully glazed. On balance, I consider the proposal will be consistent with these performance standards. Under verandahs 7.62 Mr Gjerde agrees with the statement made by the applicant in their assessment of environmental effects and that the under verandah characteristics of the proposal are sound. Given Mr Gjerde’s comments, I consider the proposal to meet these performance standards.
Signs and lighting 7.63 In his assessment, Mr Gjerde considers the night time views of the Jackson Street façade will be dramatic as a consequence of the louvered screens in front of the windows. As the louvers are fixed in place, lighting will remain consistent. I consider the proposal to meet these performance standards. 7.64 In summarising the proposal, Mr Gjerde finds the proposal to be generally favourable when assessed against the design guide performance standards with a few outstanding issues being the height of the stairwell and some of the wall materials proposed. 7.65 With the exception of the wall materials for the roof top balustrades and the louvers which requires further discussion and consideration at the hearing, on balance I do not consider these outstanding issues to be of enough significance in the overall proposal to recommend decline. Traffic effects 7.66 The proposal has been assessed by Council’s Consultant Traffic Engineer Bill Barclay. He has also reviewed the submissions that raised traffic concerns and has provided comments on these matters. The relevant assessments are attached as Appendix 5. 7.67 In his assessment on 19 October 2011, Mr Barclay noted that all vehicle access is currently from two vehicle crossings on the Tory Street frontage, one of which will close as part of the development. The remaining access will be modified but in his assessment, access will be able to comply with District Plan requirements for width, number and distance from an intersection. 7.68 As there are more than four spaces, all movement to and from the site are required to be a forward direction. While this will be achieved for cars, it will not be achieved for larger service vehicles. Mr Barclay considers that in view of the small size of retail tenancies and the sheltered nature of Tory Street that the non-compliance can be accepted in this instance. I concur with this assessment. 7.69 Turning to parking effects, retailing is required to provide parking in accordance with a graduated scale. As there will be less than 500m 2 gross floor area (GFA) of retailing, no parking is required for the retail tenancies. 7.70 For the residential activities, each new residential dwelling requires two spaces making the requirement 12 spaces. Six spaces are proposed, six fewer than the
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 and 16: Building modulation 7.23 Mr Bowman
Page 17 and 18: 7.37 Mr Bowman considers the colour
Page 19: Building modulation 7.51 Mr Gjerde
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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