Planners Report.pdf - Hutt City Council

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3.3 43 Tory Street is legally described as Lot 2 DP 91134 and has an approximate area of 162m 2 . No interests are registered on the Certificate of Title that may affect Council’s assessment. The site contains no buildings and is currently used for informal parking purposes. Access to this property is achieved via the existing vehicle crossing off Tory Street. 3.4 The entire site is considered to be flat in topography. No notable vegetation is present on the site. 3.5 I can confirm that all of the subject properties are within the Petone Commercial Activity Area (Area 1) of the City of Lower Hutt District Plan. The site is also within the Heritage Area identified in Chapter 14F of the District Plan. No other notations contained within the District Plan are applicable to this site. 3.6 Jackson Street Historic Area is registered by the New Zealand Historic Places Trust and consists of the area of buildings located along both sides of Jackson Street between the intersection with Victoria Street in the west and Cuba Street in the east. The subject site is within this area. 3.7 The Certificates of Title for 350 Jackson Street and 43 Tory Street have been reviewed and do not contain any interests that may affect the committee’s decision. 3.8 In regards to the Certificate of Title for 352 Jackson Street, a memorandum of encumbrance pertains to the upkeep of the building on the application site that Council is party to. 3.9 The wider environment to the west and east of the subject site is characterised by the commercial and retail precinct of Jackson Street. Both sides of Jackson Street generally consist of a mix of one and two storeyed buildings with small frontage retail activities and commercial activities at road level, and residential flats or offices above. The majority of buildings on the street were built from the 1920s to the 1940s and form part of the Jackson Street heritage precinct. To the south of the subject site towards The Esplanade, the character is predominately residential and generally consists of single storey detached dwellings in bay villa and cottage style which face towards their respective street frontage. 3.10 The committee should note that there is no requirement to provide a verandah under residential balconies in the Petone Commercial Activity Area. However should consent be granted, the consent holder should be alerted via a note on the consent that separate approval from the Roading and Traffic Division is required for the balconies encroachment over the footpath.
Site history 3.11 The existing warehouse and office building at 350 Jackson Street was granted building permit in 1985. Resource consent for signage was granted in 2005. 3.12 The existing building at 352 Jackson Street is contained within the heritage building inventory that was undertaken in 2006. Construction date for this building dates c1920s. The style of the building is stripped classical. Strengthening works were undertaken by the owner and signed off by Council in 1998 and the building was consequently removed from the earthquake risk register. 3.13 Resource consent was granted in 1999 to paint the building at 352 Jackson Street. Subdivision consent was granted in 2000 that created the titles for 352 Jackson Street and 43 Tory Street. Land use consent was granted in 2000 for partial demolition and to replace doors and windows for restoration purposes. 3.14 43 Tory Street was created by the two lot subdivision of 352 Jackson Street in 2000 and has been used as an informal car park since. 4.0 Consents sought 4.1 The appropriate planning instrument for assessing the proposed activity is the City of Lower Hutt District Plan. The site is within the Petone Commercial Activity Area (Area 1). The relevant rules are contained within Chapters 5B, 14A, 14F, and 14I. 4.2 The activity status of the proposal is discretionary in accordance with Rule 5B 2.1.3 (a) which states: Except where stated in the General Rules, any Permitted Activity which fails to comply with any of the Permitted Activity Conditions 4.3 The proposal does not comply with the following rules of the District Plan: 4.4 Rule 5B 2.1.1.1 (b) Maximum Height of Buildings and Structures: 10.0m. The proposed stairwells will result in the new building having a maximum height of up to 11.0m. 4.5 Rule 5B 2.1.1.1 (d) Sites abutting residential activity areas: Where a site abuts a residential activity area the following conditions shall apply: The maximum height of buildings is 10 metres. All buildings and structures shall comply with the recession plane requirements of the abutting residential activity area.
Page 1 and 2: Officer’s section 42A report for
Page 3: 2.11 Apartment 6 would be located i
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 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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